This five-bedroom villa in Al Sidr, Saadiyat Lagoons, Abu Dhabi, is being offered as a distress deal at AED 9,400,000. The original price, including DLD fees, was AED 10,641,660, so the current offer reflects an AED 1,241,660 discount, or 11.7% below the original price. The villa sits on a 9,099 sq.ft plot with a built-up area of 5,789 sq.ft, translating to an entry basis of AED 1,624 per sq.ft. This is a corner, single-row unit with premium finishing, and the layout includes a majlis, guest room, maid’s room, driver’s room, provision for a pod, private swimming pool, and four parking spaces across two stories. Handover is scheduled for Q1 2027, with a payment plan that allows for staged payments through to completion. The immediate investment case is the ability to secure a large, high-specification villa in a master-planned Aldar community at a clear discount to the original price, with a payment structure that reduces capital exposure until closer to handover.
AL SIDR · Saadiyat Lagoons, Abu DhabiAldar · Saadiyat Lagoons, Abu Dhabi
DISTRESS DEAL: 5-BR IN AL SIDR
- Unit
- 5-BR
- Size
- 5,789 sq.ft
- Developer
- Aldar
- Handover
- Q1 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 31 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 2,096,416
- DLD Transfer fee 2%AED 188,000
- DLD Registration Trustee feeAED 5,000
- Buyer’s agent commission 2% + 5% VATAED 197,400
- Total on transferAED 2,675,106
- 30/04/2026AED 1,043,369
- On HandoverAED 6,260,215
- Total remaining payment planAED 7,303,584
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Al Sidr is part of the Saadiyat Lagoons development on Saadiyat Island, one of Abu Dhabi’s most established premium residential districts. The location benefits from proximity to the city’s cultural and leisure anchors, including the Louvre Abu Dhabi, Saadiyat Beach, and the developing Zayed National Museum. Access to central Abu Dhabi is straightforward via Sheikh Khalifa Highway, with drive times to the Corniche and business districts typically under 20 minutes. The area is car-dependent, as is standard for villa communities in Abu Dhabi, but benefits from well-developed road infrastructure and planned community facilities. For residents and tenants, this means a balance between privacy, green space, and practical access to the city’s main employment and leisure zones.
AMENITIES & SURROUNDING
Al Sidr is positioned within the wider Saadiyat Lagoons master plan, which is designed around landscaped parks, walking trails, and lagoon-front living. The villa itself offers a private swimming pool, provision for a pod (potentially a gym or office), a majlis for formal entertaining, and dedicated rooms for guests, staff, and a driver. The community is expected to feature retail, dining, and leisure facilities, along with schools and healthcare provision as part of the broader Saadiyat Island infrastructure. Residents will also have access to Saadiyat’s beaches, golf courses, and cultural attractions. The area is known for its low-density planning, green corridors, and a focus on family-oriented amenities, which supports both owner-occupier and rental demand.
MARKET
The Abu Dhabi villa market, particularly on Saadiyat Island, has shown resilience and steady demand from both local and international buyers. Aldar’s reputation as a master developer and the scale of the Saadiyat Lagoons project provide a degree of delivery and liquidity confidence. At AED 1,624 per sq.ft, this villa is priced below typical new-build Saadiyat villa benchmarks, especially for a corner, single-row plot with premium finishing. The payment plan structure, with a significant portion due on handover, may appeal to buyers seeking to manage cash flow or hedge against market timing risk. The main buyer profile is likely to be end-users seeking family accommodation or investors targeting long-term capital appreciation and rental yield. Risks include the standard uncertainties of off-plan delivery, potential shifts in Abu Dhabi’s villa supply pipeline, and the need to monitor service charges and community management standards as the area matures.
CONCLUSION
This Al Sidr villa offers a straightforward investor case: a large, high-specification unit in a flagship Aldar community, at a visible discount to the original price and with a payment plan that reduces upfront capital commitment. The Saadiyat Lagoons location supports both end-user and rental demand, and the villa’s layout and plot position add to its appeal for families and executive tenants. The main considerations are the off-plan delivery timeline and the evolving nature of the wider community, but the discount and payment structure provide a buffer against these risks. For investors seeking Abu Dhabi villa exposure with a clear entry advantage and manageable capital outlay until completion, this deal presents a balanced opportunity in a market segment with established demand fundamentals.
Location
AL SIDR — Saadiyat Lagoons, Abu Dhabi
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 5-BR IN AL SIDR behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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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