This two-bedroom apartment in Nobu Residences, Saadiyat Island, is offered at AED 14,342,000. Saadiyat Island is in Abu Dhabi, so this listing sits outside Dubai and a buyer should read it on that basis. The source records an original price plus the 2% Abu Dhabi transfer fee of AED 14,890,980, placing the asking figure AED 548,980, or 3.7%, below original price. The apartment measures 2,411 sq.ft of built-up area, giving an entry basis of AED 5,949 per sq.ft on that built-up area. It occupies a mid-level floor with a garden and road aspect, carries a balcony and allocated parking, and is scheduled for handover in Q2 2027. The developer is Aldar. At 2,411 sq.ft the floor plate is exceptionally large for a two-bedroom apartment, and that is central to how the price per square foot should be read.
NOBU RESIDENCES · Saadiyat Island, Abu DhabiAldar · Saadiyat Island, Abu Dhabi
DISTRESS DEAL: 2-BR IN NOBU RESIDENCES
- Unit
- 2-BR
- Size
- 2,411 sq.ft
- Developer
- Aldar
- Handover
- Q2 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 5 September 2026, 12 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
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The numbers
Payment breakdown
- Payment to sellerAED 8,502,092
- Abu Dhabi transfer fee (2% of OP)AED 291,980
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 301,182
- Total on transferAED 9,100,504
- 31-JAN-2027AED 1,459,977
- On HandoverAED 4,379,931
- Total remaining payment planAED 5,839,908
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- Mid
- View
- Garden, Road
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Saadiyat Island lies immediately north-east of Abu Dhabi island, connected to it by the Sheikh Khalifa Bridge and to the mainland by the Saadiyat and Sheikh Zayed bridge network. It is Abu Dhabi's cultural district by design rather than by accident: the Louvre Abu Dhabi is already open on the island, with further museum projects under construction on the same waterfront axis, and New York University Abu Dhabi occupies its own campus on the island. Abu Dhabi International Airport is a short drive inland, and the E10 and E12 corridors carry traffic south towards the city centre and north towards Dubai. Movement on the island itself is by car, and the road layout is generous and uncongested by the standards of either capital.
AMENITIES & SURROUNDING
Saadiyat's defining amenity is its coastline: a long stretch of natural beach along the island's northern edge, publicly accessible in part and hotel-fronted elsewhere, backed by low-density resort and residential development. The Saadiyat Beach Golf Club sits on the island, alongside a cluster of resort hotels, beach clubs, restaurants and the cultural institutions of the Saadiyat Cultural District. The island is also a school and university destination, which underpins a settled family population rather than a purely seasonal one. This apartment carries a balcony, an allocated parking space and a garden aspect on one side, with a road frontage on the other. For the building's full facility schedule, the branded-residence service arrangements and the floor plan, please contact us and we will send them across. Because the island's development is governed by a cultural masterplan rather than a purely commercial one, the density and the building heights around this address are constrained by design, which matters for a mid-floor apartment.
MARKET
The 3.7% reduction is measured against the original price plus the 2% Abu Dhabi transfer fee, the basis the source publishes. It is a comparison with the first buyer's commitment, not a valuation against current resale evidence, and we have not attached one. At AED 5,949 per sq.ft on built-up area this is a branded-residence basis, and the figure should be read against the 2,411 sq.ft floor plate rather than the bedroom count: the apartment is priced as a large residence that happens to have two bedrooms. The reduction is small in percentage terms but substantial in cash, at AED 548,980. With handover in Q2 2027, the outstanding developer instalments sit alongside the payment due to the seller at transfer, and the two together set the real cost of entry. We hold the schedule.
CONCLUSION
This is a large, branded, mid-floor residence on Abu Dhabi's cultural island, and it suits a buyer who wants space and address rather than bedroom count, and who is comfortable with a 2027 handover. The floor plate is the argument: 2,411 sq.ft for two bedrooms buys proportions that a conventionally planned three-bedroom apartment at a similar price would not deliver. Because the property is in Abu Dhabi rather than Dubai, the registration process, the fee schedule and the ownership rules differ from the Dubai norm, and we will set out exactly what applies before you commit. For the floor plan, the payment schedule, the branded-residence service terms and current availability, please get in touch and we will bring the full pack together.
Location
NOBU RESIDENCES — Saadiyat Island, Abu Dhabi
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN NOBU RESIDENCES behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still 12 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 14,930,022 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 14,040,818 | AED 14,040,818 |
| Years 1–5 | AED 0 | AED 14,040,818 | AED 14,040,818 |
| Less the year-0 outflow of AED 14,930,022 → total profit | −AED 889,204 | ||
Exit at year 5: illustrative sale price AED 14,342,000 less selling costs AED 301,182 = AED 14,040,818 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 11.1M | — | — | — |
| −3% p.a. | AED 12.3M | — | — | — |
| 0% p.a.your figure | AED 14.3M | — | — | — |
| 3% p.a. | AED 16.6M | — | — | — |
| 5% p.a. | AED 18.3M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
Email my results
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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