2-Bedroom Nobu Residences Saadiyat Island Apartment 3.7% Below OP Plus Fees

Property Overview

This off-plan 2-bedroom apartment at Nobu Residences on Saadiyat Island, Abu Dhabi, is offered at AED 14,342,000 for 2,411 sq ft (about AED 5,949 per sq ft). The asking price is AED 548,980, or 3.7%, below the agent-stated original purchase price inclusive of transfer fees of AED 14,890,980. The unit has garden and road views, with handover stated for Q2 2027.

Property Highlights

• Property type: off-plan apartment
• Bedrooms: 2
• Size: 2,411 sq ft (agent-stated)
• Asking price: AED 14,342,000
• Agent-stated OP including transfer fees: AED 14,890,980
• Difference: AED 548,980 (3.7%)
• Price per sq ft: about AED 5,949
• Views: garden and road (agent-stated)
• Handover: Q2 2027 (agent-stated)
• Developer: Aldar Properties

Why the Price Qualifies as OP + Fees Covered

The agent describes this resale as 3.7% below the original price plus registration fee. The benchmark supplied is AED 14,890,980, labelled by the agent as the original purchase price. The asking price of AED 14,342,000 is AED 548,980 lower, which is 3.7% of that benchmark.

The stated benchmark equals a base price of AED 14,318,250 plus a 4% fee. If that reading is correct, the asking price sits about AED 23,750 (roughly 0.2%) above the base contract price, so the seller is effectively absorbing almost all of the transfer fee paid at purchase rather than selling below the base price itself. Buyers should confirm the base contract price and fees paid against the seller's SPA before relying on this comparison.

The comparison is against the seller's own purchase cost, not against a dated DLD or Abu Dhabi land registry transaction or independent market valuation. DPF has not verified that this is the lowest price for a comparable unit.

About the Project, Developer and Community

Nobu Residences is developed by Aldar Properties in partnership with Nobu Hospitality. Aldar announced the partnership in November 2022, describing the residences as the first Nobu-branded homes in the Middle East and the second worldwide, planned alongside a Nobu hotel at Mamsha Al Saadiyat.

The project sits close to Saadiyat Island's Cultural District, home to Louvre Abu Dhabi and the forthcoming Guggenheim Abu Dhabi, and near Mamsha Al Saadiyat and Saadiyat Grove. In March 2024 Aldar reported the sale of a three-bedroom penthouse at Nobu Residences for about AED 137 million, then a record for an Abu Dhabi apartment.

Layout, Floor and View

The agent states a size of 2,411 sq ft and garden and road views. Many residences in the project are marketed with sea views, but no sea view is claimed for this unit. Floor level, bathroom count, maid's room and parking were not supplied; request the floor plan and SPA unit details before a viewing or offer.

Payment Plan and Handover

Handover is stated as Q2 2027. The remaining payment schedule, amount already paid to Aldar and any developer transfer or NOC fees were not supplied. Confirm the outstanding balance, instalment dates and the developer's resale conditions against the SPA and Aldar's statement of account.

Location and Connectivity

Saadiyat Island lies just north of central Abu Dhabi and combines beachfront communities with one of the region's largest concentrations of cultural institutions. Nobu Residences sits within walking reach of Mamsha Al Saadiyat's beachfront promenade and Saadiyat Grove's retail and dining. Note that this property is in Abu Dhabi, not Dubai, so registration is handled through Abu Dhabi's property system rather than Dubai Land Department.

Verification Notes

• Agent-supplied: project, bedrooms, size, original price figure, asking price, views and handover.
• Calculated by DPF: AED 548,980 difference, 3.7% discount and about AED 5,949 per sq ft.
• Inferred by DPF: the benchmark appears to include a 4% fee on a base price of AED 14,318,250; this needs SPA confirmation.
• Researched: developer, partnership and location facts from Aldar announcements and regional press coverage.