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Buy · Saadiyat Island · Abu Dhabi

Saadiyat Island · 4 BR with sea view

YAListed by Yusuf Al Bedwawi0.0 Coastal Properties UAEen · arBRN BRN-47192

4 bed3 bath4,833 sqftApartmentMove-in readySea ViewPet-friendly

HEALTHY · 80PROVERIFIED

RERA + Trakheesi verified

✓Authenticity · Verified· 98/100

Investor Intelligence

Propora · model v0.1

Deal Score

80/100

vs. local comps

Investor Score

79/100

yield + appreciation

Market Heat

Hot

community demand

Risk Score

Moderate

overpricing + fraud

Gross yield

6.5%

annual / sale price

Net yield est.

0.0%

after service charges

12m forecast

+2.8%

price change

24m forecast

+8.3%

price change

Mortgage estimate · 80% LTV · 25-yr · 4.5%

AED 36,495/monthCash to keys ≈ AED 2M+AED 4,541 cash flow / mo

Down-payment + fees assume resident buyer. Forecasts and Investor Score are model estimates, not promises — see DLD data for source comps.

Noor · BUYER ADVOCATEOffer Coach

What should I offer?

Negotiate with confidence

Seller's marketYour leverage: 63/100Buyer's market

Open at

AED 7,500,000

your first offer

Walk away above

AED 7,900,000

your ceiling

Realistic discount

~5.5%

off asking, per the data

Long time on market. 206 days listed — well past the point most correctly-priced units in this segment go under offer.
You have alternatives. 7 comparable units are actively listed nearby — the seller is competing for you, not the reverse.
Hot community. Saadiyat Island volume is up 13% in 30 days — sellers here are getting their asking prices.

Noor's read: you have real leverage — a below-asking offer backed by these numbers is credible, not insulting.

Guidance from public market data — not financial advice. Every deal has facts only a viewing reveals.

Noor · BUYER ADVOCATEOwn vs Rent

Buy this home — or rent it?

Buying wins · break-even ~3y

Renting this unit

AED 44,456/mo

from the listing's own gross yield

Owning it (cash out/mo)

AED 47,164/mo

mortgage + service charge + upkeep

Buying this beats renting it in ~3 years — staying longer than that, renting is the expensive option.

Year-by-year math + assumptions

Year	Net cost of owning	Cost of renting	Ahead
1	AED 949,735	AED 533,471	Renting
2	AED 1,132,056	AED 1,066,942	Renting
3	AED 1,300,904	AED 1,600,413	Owning
5	AED 1,596,158	AED 2,667,355	Owning
7	AED 1,831,230	AED 3,734,297	Owning
10	AED 2,060,822	AED 5,334,710	Owning

80% mortgage at 4.5% over 25 years
Rent held flat (conservative — rising rent favours buying)
Appreciation 2.8%/yr (community forecast, capped at 6%)
Service charge AED 18/sqft + 0.5%/yr maintenance
Includes all purchase fees and a 2% exit cost — renters pay neither

True cost to own

Propora transparency

Bayut and Property Finder show the sticker. Here's what you'll actually pay once DLD, agency, trustee and mortgage fees are stacked on top.

Sticker price

AED 8.2M

What you see on Bayut

Fees + taxes

AED 590,282

7.2% of price

Cash to keys

AED 2.2M

Down-payment + fees

Monthly mortgage · 25-yr · 4.5%AED 36,495/monthLoan: AED 6.6M (80% LTV)

Service charge

AED 72,495/year

AED 15/sqft · approx AED 6,041/month · 4,833 sqft

Per sqft / year

AED 15

Per year

AED 72,495

Per month

AED 6,041

Source: RERA approved. Covers building maintenance, security, lifts, pool, gym and shared utilities. Excludes DEWA, internet and unit-level utilities. Confirm the latest rate with your Property Advisor before signing — RERA rates can be reviewed annually.

10-year UAE residence

This property qualifies for the UAE Golden Visa

Buyers of freehold property at AED 2M and above are eligible for a 10-year, sponsorless, renewable residence permit — including spouse, children of any age, and parents. No minimum stay requirement.

Read the guide

Trust signals

Verified by Propora’s 12-validator pipeline

Owner
Title deed not yet verified.
Verified Listing
Trakheesi 72-827511 · RERA 91409
Price
Market-band check not yet available.
Availability
Awaiting first availability confirmation.

Trust & fraud check

Propora · auto-screened

Trust score

Trust check passed

RERA permit verified
Trakheesi number verified
Photos / walkthrough uploaded
Duplicate title

Market fairness score

61/100-19.4% vs community median

This: AED 1,698 /sqft
Median: AED 2,108 /sqft

Why we flagged it

Title is a verbatim match of another listing.

View the other listing →

Propora screens every listing for missing permits, duplicates, price anomalies and implausible specs. See something we missed?

Noor · BUYER ADVOCATEStraight Talk

The questions to ask before you fall for the photos

Every listing is presented by the seller's side. Noor works for you — here's what to pressure-test before you offer:

Service charge not disclosed
Demand the RERA-approved service charge statement before offering. An undisclosed charge is the most common post-purchase surprise in Dubai.
No floor plan published
You can't judge a layout from photos. Ask for the developer floor plan before booking a viewing — it's a 2-minute request that saves a wasted trip.

To be fair to this listing: it also has a Deal Score of 80/100 and a genuinely strong 6.5% gross yield. The flags above are what to pressure-test — not necessarily reasons to walk.

AI Analysis

Confidence: 88%

4BR apartment in Saadiyat Island with sea view — priced 6% below comparable units in the area.

Yield above community averagePrice momentum positiveLuxury inventory tighteningGolden Visa eligible

SUNLIGHT · INTERACTIVE

How the light hits this home

Slide from sunrise to sunset. Toggle balcony aspect. See exactly when this property catches direct sun.

Full simulator →

SUNLIGHT SIMULATOR

Saadiyat Island · 4 BR with sea view · Saadiyat Island, Abu Dhabi

Balcony faces

01:4608:29.515:13

At 08:29.5

Direct sun on the balcony

Sun position · 86° above horizon · S

Lit hours today

4.7 h

Day length

13.4 h

sunrise → sunset

Best light

Morning · sunrise

Sun direction

South-facing

Direct sun windows · 2026-07-21

06:11 → 10:51(4.7 h)

Future value impact

Propora · model v0.1

Built on the Future Skyline 2 km map. Each nearby metro station, mall, school or master plan compounds an effect on this property's value over time — here's what the model projects through 2036.

Year-by-year projectionPeak 2036: +66.1%

20262027202820292030203120322033203420352036

Today → 2031

AED 8.2M → AED 11.2M

From baseline UAE growth

+21.7%

From nearby developments

+12.2%

Top contributors

Guggenheim Abu Dhabi
Master plan · 0.3 km away · peaks 2028
+6.4%
Louvre Abu Dhabi Gardens
Master plan · 0.0 km away · peaks 2027
+5.4%

Model uses a 4.0%/yr baseline + per-project peak impact (metro ~12%, mall ~6%, school ~5%), distance-decayed to 0 at 2 km, weighted by project status. These are projections, not promises — see DLD data for source comps.