Asteco did not build the development. Asteco are the sales agents, not the developer. The developer is Seven Tides.

soory !

Seven stiles you should be ashamed cheaping out like this !
:ohno:
lets not blame asteco oh no they just sell any quality for the highest price !

Size does matter indeed. There for Asteco and Seventides are not willing to give you any floorplans with actual sizes on it.. so you can never find out if you appartment was ment to be bigger than in actually is.

Some where in the contract will be mentioned that the actual size of the apartment can be different. There also will be mentioned a % that will be allowed.

I had a shoreline apartment from a friend, al Nabat, where the owner had to pay more because they remeasured the apartments and it was more then 5% bigger then they bought it for... so they had to pay extra! :-)

He just bought a Type D, 2 bedroom shoreline and didn't check the contract that well. He didn't expect that the IFA type D was smaller on paper then a type D from Nakheel. In the end, they where all the same... so he had to pay a lot of money more, because the extra sqft where now calculated at the current going rate...

Gert-Jan

Last news we have is that Asteco is waiting for rera approval. I can only assume that this is for approval of the service charges. As soon this is done we can hopefully expect the final information about the handover and final payment.

Let's hope Rera will get this done soon!

Hi

Has anybody been back to their apartment after the completion of snagging and also had key handover. Thanks

soory !

Seven stiles you should be ashamed cheaping out like this !
:ohno:
lets not blame asteco oh no they just sell any quality for the highest price !
looks ok to me actually ?

Hi Guys,

I was in Oceana today and thought I'd take some images for the investors out of the country that would like to see the progress.

Some other interesting things I managed to extrapolate:

- Some handovers complete in top right building
- More handovers to complete end of march/april
- Pool ready imminently (looks great)
- Gym end of april
- Restarants and bars end of April/May
- Moevenpick hotel 2010 end
- No Du till End April (TV TELE INT) waiting on municipality. and unlikely before most of the workers and access is cleared
- Resale properties 10% cheaper than direct with Asteco
- Gym is underground (and not sea view like Tiara)
- Only 2 penthouses sold in front sea buildings by Russian investor. All shell and core and not 4 bed like Tiara.

My general impressions are these will be even better than Tiara. Most importantly as its South facing, beautiful sea view and sunset by Atlantic from this side of the palm. The buildings are wider than Tiara and therefore creates more of a sense of space, which im sure will quickly fill up with sunbeds and the like. But less cramped from the gardens of Tiara.

I think its a safe bet to say this is and will be the best development in Dubai for the next few years. Nothing on my books comes close.

Just whether I move from my villa on The Palm to one of these beauties this summer!

http://img715.imageshack.us/slideshow/webplayer.php?id=img00082201003141214.jpg

Did anyone get the latest update on the service charges?

Address: Palm Jumeirah, Dubai, United Arab Emirates
Charges Date: 15th Mar 2010

Service Charge AED 24.50 per square foot in this case 2439.85 square foot
Advance against estimated Service Charge from 1.05.2010 to 30.04.2011
AED 59776.4/-

Service Charge Deposit AGAIN AED 24.50 per square foot 2439.85 square foot Deposit in the value of Twelve months Service Charge AED 59776.4/-

Amount Payable AED 119552.81/-

This is really crazy! Please tell me that this is not possible! We we pay one year in advance service charges... and another 1 year deposit??

hi newbits

what does ur contract say regarding service charge.

checked my own which is from original sale (off plan)
6months deposit, service charge quarterly in advance.
although i havent had final handover bill from asteco, so not sure if they will try to change that to 1years deposit and 1year in advance.
which is a joke after waiting over 3 years.

Specs,

This is just 1 invoice. You will also get an invoice for all Meter charges.. PDC meter, Water meter, electricity meter... there is even a 8.109 AED for PDC connection charges! Total for this bill is 14.636 AED!

Then you would normally apply for PDC yourself, but Asteco wants us to connect by them (in the final payment, so if you don't pay, no key!) and they charges much more then when you pay directly to PDC. This bill is again some PDC deposit charges around 3.000 AED and Meter setup charges (again?!?) of 1.500AED and a Logic (?!?) Deposit of 1.000 AED. So Again a total of 5.500 AED

Ow.. I almost forgot the 2% Land registration charge :nuts:

When you guys get the final bills, please let the ownerlist (oceanalist@postfrom.com) know so we can compare and discus what to do.
I will send the details this weekend to the owner list.

Gert-Jan

(PS. to join the list send your details to addoceanalist@postfrom.com)

Doe anyone know if the land registration charge of 2% is of the original purchase price or the actual purchase price?

Doe anyone know if the land registration charge of 2% is of the original purchase price or the actual purchase price?

Luckly from the original purchase price :-)

These additional charges and crazy one year service charge deposit are going to hurt the values of our properties.

At world trace centre residences when they screwed everyone on the service charges for the first year (3 bed charges 280K). Nobody could sell the units at any price. I really hope this doesn't happen at Oceana.

We have to pay service charges to keep the developments facilities running and maintained this is normal, also there is a general problem with collecting service charges from property owners in Dubai but to ask for 2 years upfront is totally unreasonable. The developer should come up with a more creative solution to this problem instead of holding the property keys to ransom until we pay! I would be happy with post dated cheques/bank standing order.

As far as I can see the additional charges for water meters, PDC meters, PDC connection charges, land registration charges are just a way for the developer to screw a few more dirhams out of the owners. Will we get charged for the glass in the windows next or the water in the pool?

Oceana is a great looking development but if the developer continues along this route I'm afraid they are going to have many empty units and unhappy owners again this will hurt rental/resale values.

Has anyone refused to pay these charges and had a response from Asteco yet?

BillyBoy,

The service charges are still waiting for Rera aproval. I think we should talk to Rera asap. If they say Asteco needs to follow the contract then their is nothing Asteco can do.

Just checked the paperwork from Asteco and the second year/security deposit is payable by post dated cheque for 01/04/11.. Some good news!

Hi

just got my final payment paperwork.
i have seen on the fairmont thread that the DLD reg fee is either 1 or 1.5% why are we being charged 2%
When i purchsed in JBR it was 1% fee.

Also for original purchaser in the contract service charge is 6 mths deposit and quaterly in advance. Has anyone raised this with Asteco

Finally anyone queried the sq footage. I think Andy W had queried it...have u had a reply

Hi

just got my final payment paperwork.
i have seen on the fairmont thread that the DLD reg fee is either 1 or 1.5% why are we being charged 2%
When i purchsed in JBR it was 1% fee.

Also for original purchaser in the contract service charge is 6 mths deposit and quaterly in advance. Has anyone raised this with Asteco

Finally anyone queried the sq footage. I think Andy W had queried it...have u had a reply

Hi Specs. I have not heard anything back from Asteco about the sqare footage. Have you or anyone else measured and think it is smaller than planned?

Hi

iv not heard anything..im in the uk so having to get a company to do my snagging
i have emailed asteco and asked them about the sqft and also about DLD fee of 2% when other developments its less (i think) and also asked them about service charge as theyre wanting more than what my contract says.
so shall wait to see if i get a reply

is anyone out in dubai who can check with rera about service charges and DLD about title deed fee

I have just received the final invoices for our two bedroom apartment and they have asked for the service charge deposit as well as the advanced service charge. Has anyone else paid the deposit as I did read in a previous thread that it can be paid by a post-dated cheque for a years time.

Anyone got a one bed sea view for sale in Adriatic? will only consider bargain prices I'm afraid.

Does anybody have some new pictures? swimming pool, beach? And is the bar open??:cheers::cheers:

Any update on speaking to rera and getting those service charges down?? they seem bloody high! important to have a united front on this! Last thing you want is developers squeezing owners for every last penny because of the economic downturn.

Oceana Apartment Handover

On Sunday I received my letter regarding handover and final inspection and have emailed Asteco regarding a couple of points but they aren't really getting back to me with much. Has anyone got any feedback on the following?

Service Charge
This is a little complicated so I will write about this in another post (see below).

+++

Dubai Land Department Registration
The invoice says my DLD fee is 1% of the original price but already paid. I think I paid this through NBD when I did my mortgage.

+++

Chilled Water Deposit
1000 aed- what is this for? And if it is a deposit are they then going to charge for chilled water on a monthly basis? Maybe this will be in the monthly DEWA bill.

+++

Utilities Connection
Palm cooling meter cost- 2750 aed.
Palm cooling deposit- 1725 aed
Palm cooling connection- 6210 aed
Electricity meter cost- 443.30
Water meter cost- 1081.40

If someone wants to charge us for cooling, electricity and water then I believe that the provider should pay for the equipment. The customer should only pay for consumption right? I don't think we pay for the cost of meters in the UK or other countries? I can understand the deposit (Shorline apartment is 2000 aed). Why is the connection charge so high also? Further to this I am worried about other Palm Cooling charges later on. Palm District Cooling have been a nightmare in the shorline and charge owners for the cost of the equipment etc....

+++

It would be good if anyone has had some answers from Oceana or RERA on these issues because Asteco aren't really helping me at the moment.

Oceana Service Charge

- Service charge is 24.50 aed / sq ft but subject to RERA approval. This sounds like a hell of a lot to me. Has anyone been in touch with RERA?

- Asteco say my 2 bed apartment is 1709.2 sq ft but when I inspected it in February and did an approximate measurement I thought it was a lot less. Anyone having the similar issue?

- Asteco want 1 year in advance dated 1 May 2010 and also 6 months in a post dated cheque dated 1 April 2001 as a deposit.

- On another issue I think we all need to be very weary of the following wording because the 24.50 aed service charge only covers Oceana and not the wider 'Island Community', ie Palm Jumeirah. The charges for the Island Community can be high although I am not sure what they are.

Quote
8.5 The Purchaser shall pay to the Seller, on Completion Date, the Initial Service Charge Payment, which shall be applied towards, and constitute payment in full of, the Service Charges (excluding those payable in respect of the Island Community, which the Purchaser shall be required to pay in quarterly installments during this Initial Service Charge Period) for the initial twelve month period following the Completion Date (the 'Initial Service Charge Period'). Upon expiry of the Initial Service Charge Period, Service Charges will be payable by the Purchaser based on the Participation Quota and the provisions of the Constitution and Declaration as provided in Clause 8.4.
End

8.6 This is another clause saying the Purchaser needs to pay a deposit of the eqivalent to 6 months Service Charges.

Oceana Service Charge

- Service charge is 24.50 aed / sq ft but subject to RERA approval. This sounds like a hell of a lot to me. Has anyone been in touch with RERA?

- Asteco say my 2 bed apartment is 1709.2 sq ft but when I inspected it in February and did an approximate measurement I thought it was a lot less. Anyone having the similar issue?

- Asteco want 1 year in advance dated 1 May 2010 and also 6 months in a post dated cheque dated 1 April 2001 as a deposit.

- On another issue I think we all need to be very weary of the following wording because the 24.50 aed service charge only covers Oceana and not the wider 'Island Community', ie Palm Jumeirah. The charges for the Island Community can be high although I am not sure what they are.

Quote
8.5 The Purchaser shall pay to the Seller, on Completion Date, the Initial Service Charge Payment, which shall be applied towards, and constitute payment in full of, the Service Charges (excluding those payable in respect of the Island Community, which the Purchaser shall be required to pay in quarterly installments during this Initial Service Charge Period) for the initial twelve month period following the Completion Date (the 'Initial Service Charge Period'). Upon expiry of the Initial Service Charge Period, Service Charges will be payable by the Purchaser based on the Participation Quota and the provisions of the Constitution and Declaration as provided in Clause 8.4.
End

8.6 This is another clause saying the Purchaser needs to pay a deposit of the eqivalent to 6 months Service Charges.

Hi Andy
Your lucky I have to play 2% to DLD reg fee. I also have pay a years deposit post dated, but because i hav,nt a cheque account i have payed this up front aswell. Total service charge fees with deposit 83750.78 aed. To receive my keys total fees of 149504 aed. This is for the same apartment as yours but different block. Hope that makes you feel a bit better.
Mick

Hi Andy
Your lucky I have to play 2% to DLD reg fee. I also have pay a years deposit post dated, but because i hav,nt a cheque account i have payed this up front aswell. Total service charge fees with deposit 83750.78 aed. To receive my keys total fees of 149504 aed. This is for the same apartment as yours but different block. Hope that makes you feel a bit better.
Mick

Hi Mick

Sorry to hear that but whichever way you look at it, paying such large sums in service charges upfront is not really fair, especially as I very much doubt all facilities will be running at 100% from 1st May (the day they want the cheques dated). I think that when the Shoreline first handed over there were no service charges levied for a long time.
Also bare in mind that we will be charged additional money on top for the Palm Community Fees.

Have you had an issue regarding the actual square footage of your apartment and also don't you think 24.50 aed / sq ft is a lot? Shoreline is around 20 aed / sq ft and I wonder what Tiara is.

I am hoping to visit my apartment next Sunday inorder to see if the snagging has been done since my last viewing in mid Feb and also to measure it more accurately.

Thanks Andy for all your information. Does anybody know if these palm community fees (in addition to service charges) are applicable to all apartment owners i.e shoreline owners too? have any been levied yet and if so what is the cost?..is it capped or can they just keep increasing it as and when they like? sounds a bit worrying given the fact that Nakheel/DP World hasn't yet declared how it's gonna make the massively increasing interest payments on its debts..time for all owners to have a united front on this before everyone is screwed!

What do you think whould be the appropriate price to let the appartment in Oceana with nice sea view?
Thank you

What do you think whould be the appropriate price to let the appartment in Oceana with nice sea view?
Thank you

Neff
You would get about 200/215000 aed a year for 2 bed.

Neff
You would get about 200/215000 aed a year for 2 bed.

An estate agent friend of mine says Tiara 2 beds are renting for around 180-200,000 aed depending on the view. Apparently they are in short supply. I would think Oceana will be a similar level.

Anyone have any recent photos to post??

An estate agent friend of mine says Tiara 2 beds are renting for around 180-200,000 aed depending on the view. Apparently they are in short supply. I would think Oceana will be a similar level.

And do u know how about 1 bed?

Neff
You would get about 200/215000 aed a year for 2 bed.

Just forgot to say that I was talking about 1bdr appartment. As I understand it would come to 170/180 aed a year?

I think you'll get a bit more than 170 dirhams a year rent for your apartment Neff :lol: I take it you mean 170,000-180,000 dirhams a year?? a little bit on the optimistic side Neff the current rate for a one bed sea view is 130,000-150,000 dirhams max..there's a glut of supply of palm marina residence and golden mile apartments putting a dampener on rents plus the existing shorelines and the decreased prices of 2 and 3 bed apartments which have driven the 1 beds lower. After you've deducted your service charge your looking at around 100,000 - 110,000 dirhams net to you depending on how many cheques you will accept..oh and you'll also have to deduct the palm island community fees at some point however much those will be??? anyone???

ps look at bhomes.com to get a rough overview of the current rental market and bear in mind agreed rents tend to be lower than the advertised prices.

Thanks a lot Phoenix!

I think you'll get a bit more than 170 dirhams a year rent for your apartment Neff :lol: I take it you mean 170,000-180,000 dirhams a year?? a little bit on the optimistic side Neff the current rate for a one bed sea view is 130,000-150,000 dirhams max..there's a glut of supply of palm marina residence and golden mile apartments putting a dampener on rents plus the existing shorelines and the decreased prices of 2 and 3 bed apartments which have driven the 1 beds lower. After you've deducted your service charge your looking at around 100,000 - 110,000 dirhams net to you depending on how many cheques you will accept..oh and you'll also have to deduct the palm island community fees at some point however much those will be??? anyone???

100,000-110,000 net , plus to deduct the palm island community fees , how much could be? Are the other kind of expenses , taxes, charges??
Thanks

Well I've never actually paid these Palm Island Community fees before only ever had to pay service charges on my shoreline apartment (which were high enough). I think it was also mentioned in my shoreline contract but was never levied yet. The service charge at Oceana on a 1 bed comes in at just over 30,000 dirhams a year (depending on exact size) bloody expensive! and currently subject to RERA approval although at least you do get excellent facilities for your money. I am just a bit worried these Palm Island Community fees sound a bit vague and sounds like it leaves the door open for them to place massive charges on owners later. I am especially worried about this given Nakheel's debts and also what happens later if they need to carry out important structural repairs to the palm..does this mean they will collectively charge owners under these fees?? Apart from that there are the Palm District Cooling fees etc... I think there's a full breakdown a few posts back. You can also avoid paying agent fees by using a letting agent who charges only the tenanat and not the landlord. I think if you let it through Movenpick they take a big cut and also insist you buy their furniture package which is not cheap!! but remember you don't have to use them if you don't want to!

There will also be more stock coming onto the market later with Fairmont Palm Residences, Taj Residences, Kempinski etc... quite alot more apartments to be handed over so better to plan for a bit lower rental income than the current market but having said that alot of people are looking to move to the palm now that prices have dropped since it's the best lifestyle development in Dubai so don't worry too much.

I saw my apartment today for an unoffical viewing. After doing the snagging on 21st February the work is still not completed which they warned me about prior to my visit. They were actually working on it today so maybe it will be finished soon.

The apartment and development is looking good. I was told that 18 apartments have been handed over. There was someone swimming in the pool with several life guards looking on, dozens of sun loungers,*the beach looked good and the lazy river was working.
*
Although I didn't see it I was told the equipment is in the gym and that the steak restaurant will open in a couple of months followed by the other restaurant in three months. Apparently the Movenpick hotel will be handed over to them in October and they aim to do a soft opening in February 2011.
*
There is no Du which means no internet of tv yet and nobody wants to say how long this will take. I still have some reservations about the total square footage they have actually delivered but didn't do a second measuring today because time was short. If anyone has feedback please post it here.


*

These photos were taken by another owner:

http://i41.tinypic.com/wu2u69.jpg

http://i39.tinypic.com/19qqvk.jpg

http://i41.tinypic.com/16bfx1x.jpg

http://i44.tinypic.com/140gcn5.jpg

http://i39.tinypic.com/epr5gz.jpg

Final Payment

I have a mortgage with Emirates NBD who are scheduled to make my final payment on 30 April. I visited the apartment on Sunday and I do not think it is ready to live in. I spoke to the bank to ask them to delay payment but they have said I need to get a letter from Asteco. I spoke to Asteco but they are saying that because only minor snagging is remaining then the final payment is due.

I am a bit annoyed with this because there is a lot of work still to be done on the apartment, there's quite a bit of disruption in the communal areas and most importantly there is no Du and as I work a lot from home it will be difficult for me to move in without an internet connection.

Is anyone else having a similar issue with their bank/ Asteco?

Meter Charges

Another issue!! I just called Jackie George at Asteco to discuss these extra meter charges. They say that Asteco paid these charges to each utility provider at the beginning and just passing on to us. Apparently some developers build them into the cost of the actual apartment at the point of sale but in this case they are billing us separately. Sounds odd to me.

Utilities Connection
Palm cooling meter cost- 2750 aed.
Palm cooling deposit- 1725 aed
Palm cooling connection- 6210 aed
Electricity meter cost- 443.30
Water meter cost- 1081.40

Gym photos:

http://i44.tinypic.com/b7m72x.jpg

http://i42.tinypic.com/o51ehl.jpg

http://i40.tinypic.com/1z6s74n.jpg

A ‘First and Foremost’ for Dubai

First operational ownership scheme in UAE offers investors in Oceana Suites on Palm Jumeirah 8 per cent return on investment annually

http://1.bp.blogspot.com/_MJP0UXD31gE/S905QjBjkNI/AAAAAAAAqfE/FefmYUNis4Y/s400/Asteco+Oceana.jpg

First and Foremost, the latest hospitality brand in the UAE, which launched recently, has been given its first contract by Oceana Suites on the Palm Jumeirah. The three-way agreement also involves Seven Tides, the owner of the new development, and Oceana resort property management company Asteco.

The Residence Rental Programme – the first operational scheme in the region –has all the advantages of timeshare and fractional ownership plans in that investors can use their property when convenient to them but have it professionally managed for the remainder of the year, recouping average estimated returns of 8 per cent or more annually can be realised.

“This is a win-win situation for investors/owners as they occupy their apartment for an agreed period of time then lease it back to us for the remaining months of the year, without the headache of having to deal with clients’ complaints, collecting rent or maintenance on the property,” said Ian Hollingdale, Head of Project for leading property management company Asteco.

“This innovative idea is perfect for investors looking to maximise the full potential of their asset and with furnishings, insurance and warranties taken care of, owners can relax safe in the knowledge that no nasty surprises await them at the end of the tenancy.”

Oceana Suites is a 644-apartment development located on the trunk of the iconic Palm Jumeirah, featuring a private infinity pool, lazy river and beach, waterside promenade and jogging track, landscaped recreation areas and a gymnasium. A five star hotel operated by Movenpick will be opened within the complex next year.

Asteco, originally appointed to sell and handover the apartments to the respective owners, has now almost completed the project and will now assume the role of property and leasing manager for the entire resort, including the First and Foremost branded apartments.

More info:

http://imresolt.blogspot.com/2010/05/first-operational-ownership-scheme-in.html

Gym photos:

http://i44.tinypic.com/b7m72x.jpg

http://i42.tinypic.com/o51ehl.jpg

http://i40.tinypic.com/1z6s74n.jpg

Nice gym equipment, shame its all underground though......

Word has going on that the first 4 families moved in!

Friend of mine is also enjoying his first holiday in his fully furnished apartment!
Hoping to get the first pictures soon!

We moved in 2 weeks ago and we LOVE it! it's like living in a 5 star hotel!

We moved in 2 weeks ago and we LOVE it! it's like living in a 5 star hotel!

Congratulations...:)

I have been looking forward to moving into the fairmont palm next door now for 5 years! only 2 weeks to go now...hope that is like living in a 5* hotel too.:banana:

Congratulations...:)

I have been looking forward to moving into the fairmont palm next door now for 5 years! only 2 weeks to go now...hope that is like living in a 5* hotel too.:banana:

Thanks! We waited 3 years! but it was worth it :banana:

Congratulations hope you can move soon..

Final Inspection

I did my final inspection yesterday. I was pretty impressed that most of the cosmetic works had been done since my snagging inspection in February. Things like chipped tiles, rusty drains in the bathrooms, marks on walls etc had all been remedied.

There are still some larger items that need attention which I have spoken to Asteco about and I hope they will look at them. For those of you interested below are photos of the main issues- chips in a few of the doors, chipped marble worktop in the kitchen, no buttons in one of the Opus control panels and rusty shower rail that joins the glass to the wall.

I hope to move in around the 20th May!!

http://i44.tinypic.com/2eejzua.jpg

http://i44.tinypic.com/iypxjl.jpg

http://i39.tinypic.com/jl1g2a.jpg

http://i43.tinypic.com/64km5z.jpg

http://i42.tinypic.com/2lowmh.jpg

Hi Andy


Did u ever get to the bottom of the actual sqft.
Iv done my handover and am having some furniture delivered today so i can stay from tomorrow.
Does anyone have an idea of what 2 beds atlantis face are selling for and what the demand is like.

i was told things like cipped doors and worktops will be fixed when they have the stock in, otherwise most other snagging issue were fixed.

Hi Andy


Did u ever get to the bottom of the actual sqft.
Iv done my handover and am having some furniture delivered today so i can stay from tomorrow.
Does anyone have an idea of what 2 beds atlantis face are selling for and what the demand is like.

i was told things like cipped doors and worktops will be fixed when they have the stock in, otherwise most other snagging issue were fixed.

Hi Specs

No I have not resolved the question of the square footage. I sent a message yesterday or the day before to Asteco but had no reply.

I was also told the same about chipped doors. Apparently there is no stock at the moment.

how can I post pictures?

Upload your Pictures here Link (http://tinypic.com)

Hi all
I've done my handover and furnished the apartment a couple weeks ago. Have been staying here on holiday. I have had very few issues but what problems i have had, have been resolved quickly. The quality is a lot better than the Shoreline I had. Have one more week here so off to the pool now....

Moving into Oceana

I am hoping to move into my apartment this weekend- I will keep you posted if it happens!

On a separate note, this morning I called Du to disconnect my Shoreline apartment. They asked me where I was going and when I told them it was Oceana they said they would be connecting us on 10 June and that they could put my present account on hold instead of disconnecting. Following this good news I spoke to Asteco but they weren't so optimistic. Is seems Du keep throwing out random dates and never sticking to them.

If you want internet connection I have bought an Etisalat USB modem which plugs into the side of the laptop, is pretty fast and covers all of Dubai including the Palm. I hope it works next week in Oceana!

Moving into Oceana

I am hoping to move into my apartment this weekend- I will keep you posted if it happens!

On a separate note, this morning I called Du to disconnect my Shoreline apartment. They asked me where I was going and when I told them it was Oceana they said they would be connecting us on 10 June and that they could put my present account on hold instead of disconnecting. Following this good news I spoke to Asteco but they weren't so optimistic. Is seems Du keep throwing out random dates and never sticking to them.

If you want internet connection I have bought an Etisalat USB modem which plugs into the side of the laptop, is pretty fast and covers all of Dubai including the Palm. I hope it works next week in Oceana!
how much the Etisalat USB?

how much the Etisalat USB?

Hi

I am paying 99 aed per month which I believe was a limited time offer. This is only for 3 months then it jumps up to a couple hundred dirhams but by then I hope Du will be connected and I will cancel this modem thing. I aim to be living in the apartment from tomorrow evening so will test it properly from then.

If you check the below link you may be able to get the same deal.

http://www.etisalat.ae/index.jsp?lang=en&type=service&contentid=483d0695915f5110VgnVCM1000000c24a8c0RCRD&currentid=86ff59ecfb01a010VgnVCM1000003c05000a____

Hi

I am paying 99 aed per month which I believe was a limited time offer. This is only for 3 months then it jumps up to a couple hundred dirhams but by then I hope Du will be connected and I will cancel this modem thing. I aim to be living in the apartment from tomorrow evening so will test it properly from then.

If you check the below link you may be able to get the same deal.

http://www.etisalat.ae/index.jsp?lang=en&type=service&contentid=483d0695915f5110VgnVCM1000000c24a8c0RCRD&currentid=86ff59ecfb01a010VgnVCM1000003c05000a____

Thanks Andy:cheers:

Living in Oceana

I moved into my apartment today and now spending the first night here. It is absolutely amazing. I had a good walk around the whole development during which a guy who looked like a waiter told me that the steak restaurant is opening on June 21st with it's alcohol licence.

In the apartment everything seems to be working so far. I am on my Etisalat Modem which is quick and easy to use. Reading my work emails is a bit sticky though.

I am doing the official handover tomorrow as there wasn't enough time on Thursday evening.

Living in Oceana

I moved into my apartment today and now spending the first night here. It is absolutely amazing. I had a good walk around the whole development during which a guy who looked like a waiter told me that the steak restaurant is opening on June 21st with it's alcohol licence.

In the apartment everything seems to be working so far. I am on my Etisalat Modem which is quick and easy to use. Reading my work emails is a bit sticky though.

I am doing the official handover tomorrow as there wasn't enough time on Thursday evening.

CONGRATULATIONS....ENJOY THAT GREAT FEELING..........

Hi all,

I am now 30 days from handover on my 3 bed Aegean unit and have a couple of thoughts...

1. My contract, dated Jan 2004, specifies a much lower service charge than what Asteco now are asking for in the handover documents. Is anyone else in my position and how did you deal with that issue during handover ?

2. I dont believe Asteco yet has any approval from RERA on the high service charges and I feel it is up to us owners to push this issue with RERA. I own a studio in another Dubai development were the owners banded together and managed to lower the service charges. It took RERA 6 months to come to a decision but we were subsequently refunded the excess service charges from the developer, Damac, who was acting as service provider for the building. I believe we initially were charged AED20 psf and ended up paying AED11 psf in the end.

3. As Dubai's Strata Law now is operational regulating among other issues the joint ownership and operation of condominiums, us owners will eventually have to form an Ownership Association. What happens if the Owners Association then decide to dispose of Asteco's/Seven Tides service provider company and use another service company ? As we are pre paying Asteco up to 18 months ahead in time on the service charges, either by postdated checks or in case of no Dubai checking account, in cash, will we subsequently be able to get those funds back or we now "tied" to Asteco for the next 18 months ?

4. My handover documents states that my flat is bigger in area than the figure used in the original sales contract which subsequently means that I am being charged a higher service charge. I believe this issue was discussed earlier in this thread. It is however my understanding that The Strata Law has provisions on how a property is measured in order to arrive at an exact unit size and that owners and developers all have to abide by this measuring system so as to avoid disagreements on for example service charges. Assuming this statment to be correct, and I am speculating a bit now as I am not a Strata Law expert, would not a Dubai Strata Law compliant surveyor company then be beneficial to the property owners if the official, stamped, blue prints of the flat reduces the square area of that flat and subsequently lowers the service charges ? Yes, it may go the other way too but at least the rules are uniform, eliminating e.g. instances of excessive charges by the building's service provider.

Your input appreciated...

I had Du connect the TV and internet today. Both are working perfectly now.

Regarding the Opus system, there is supposed to be an internet socket in the store room next to all the Opus equipment but for some reason the socket is on the wrong side of the wall and actually facing into the kitchen. We need this socket so that Du can put the TV/ Satelite decoder with the Opus kit and then you can watch TV in any room. I spoke to Asteco and they are looking into this issue.

I also received the below mail from Asteco today:


Dear Oceana Owners and Occupiers,

In reference to our email last week regarding the completion of the DU Installation at Oceana Residences, please be informed that a DU Representative will be onsite to accept application on Television, Internet and Telephone services for individual units.

DU will be onsite at Southern D-01 every Tuesday and Thursday between 4.00pm-6.00pm.

Thank you.

Kind regards,

Daisy Javier
Association Administrator
Association Management Services
Asteco Property Management

Cooled Energy Bill

I just had my first cooled energy bill. It's 205.79 aed for 23 May- 31 May which is only 8 days. Then it says the billed days is 22. Included in the 205.79 is a 'Billing Fee' of 45 aed which seems odd.

Anyway, I am going to query this. Let's hope it is just early teething problems.

Cooled Energy Bill

I just had my first cooled energy bill. It's 205.79 aed for 23 May- 31 May which is only 8 days. Then it says the billed days is 22. Included in the 205.79 is a 'Billing Fee' of 45 aed which seems odd.

Anyway, I am going to query this. Let's hope it is just early teething problems.

Looks like the developer is sticking you with the bill for the cooling use before you took handover.

I've heard that the developer of Oceana is pretty bad to deal with adding charges and bills whenever they please also asking for massive upfront payments on service charges. Can anyone confirm this?

Prices have dropped on Oceana in the last few months and thinking of maybe having a punt but if the developer is a nightmare I'll look elsewhere. Anyone willing to share their experiences?

Are all the facilities now up and running? Pool, Gym, Restaurants etc.

Hello Guys, sorry I am really new to all this but we just took handover of our apartment in Southern and I really want to upload my pics on here, how do I find the URL for the photo? Cant you just upload like on facebook?!

Upload it onto www.tinypic.com and you can then copy the url from there.

[url]http://

Cooled Energy Bill

I just had my first cooled energy bill. It's 205.79 aed for 23 May- 31 May which is only 8 days. Then it says the billed days is 22. Included in the 205.79 is a 'Billing Fee' of 45 aed which seems odd.

Anyway, I am going to query this. Let's hope it is just early teething problems.


Pure Logic corrected my cooling bill - it should be 205.79 for 22 days and is now correct.

The 45 aed still stands and covers 3 things: Collecting the monthly meter reading, generating the invoice, and collecting and processing payment.

Spot lighting in the bedrooms.

Is anyone else having issues with the positioning of the spot lights in the bedrooms? All of my ceiling spot lights are on one side of the room close to the wall meaning the other side of the rooms are very dark.

I am trying to buy new spotlights and have them installed but sourcing is proving really difficult and also finding an electrictian willing to do the job is not easy either!

If anyone has the same issue and knows a solution please let me know.

ns.

Quote:
Originally Posted by building1
Moevenpick's Oceana Hotel and Spa has also been delayed from its original opening in 2009, with the hotel now targeting to open in the second quarter of 2010, according to Guy Epsom, Business Development Director, Moevenpick Hotel Deira.

"Yes, Oceana Hotel and Spa has been delayed from its original opening in 2009 as have many other projects in Dubai. We have great confidence, though, that the revised project completion dates are achievable," he said.

Attributing the delay to the economic slump, Epsom said: "Well before the credit crisis, it was not uncommon for construction of hotels to overshoot their planned opening dates due to the speed of construction and delays in the delivery of materials. Oceana Hotel & Spa and other hotels are still recovering from these difficulties."


http://business24-7.ae/Articles/2009...c35ea48c2.aspx


Erm, the original opening was supposed to be in 2007 wasn't it?

I don't think Guy Epsom can be resident in Dubai if he is making such crazy comments. Is he checking before making such absurd statements? It is so so obvious, even to the man in the street that the Hotel has ZERO chance of opening between April- June 2010. I do not understand why every project developer and company give TOTALLY unrealistic schedules to their customers and blatantly wrong reports to the press. In that article he also says that the Steak restaurant will open before the end of the year. In Asteco's last written update they informed us that residents won't start moving in until the first 6 weeks of 2010 (which itself is unrealistic) so how does this guy think they're going to open a restaurant before?

Here are some wild predictions for you- let's see if they come true:

Residents in by March, April, May 2010

Restaurants opening by July, August, Sept

Hotel opening Jan, Feb, Mar 2011



Has anyone heard anything about the Movenpick progress? If you see Guy Epsom's statement above they were supposed to be open by now. I just don't understand these people and the stupidly wild predictions.

Quote:
Has anyone heard anything about the Movenpick progress? If you see Guy Epsom's statement above they were supposed to be open by now. I just don't understand these people and the stupidly wild predictions.

Yes exactly and also even more importantly what about the press. Why do they not ask some real questions and point out factual lies of everyone including this guy.

09/07/2010

Great view

http://s3.dubizzle.com/images/user_images/2010/07/09/3566188_SP_photo.jpeg

http://s3.dubizzle.com/images/user_images/2010/07/09/3566191_SP_photo.jpeg

http://s3.dubizzle.com/images/user_images/2010/07/09/3566189_SP_photo.jpeg

http://s3.dubizzle.com/images/user_images/2010/07/09/3566190_SP_photo.jpeg

09/07/2010

Great view

http://s3.dubizzle.com/images/user_images/2010/07/09/3566191_SP_photo.jpeg


Shame about the plastic sunbeds! hardly 5*

Shame about the plastic sunbeds! hardly 5*

Paul> Shut up.

Shame about the plastic sunbeds! hardly 5*


Paul, bit like your plastic sunbeds in Fairmont!!! Isn't this your photo by the way?!!! :nuts: :)


http://i30.tinypic.com/o8hz44.jpg

Paul, bit like your plastic sunbeds in Fairmont!!! Isn't this your photo by the way?!!! :nuts: :)


http://i30.tinypic.com/o8hz44.jpg

You obviously don't know the difference between Kettle garden furniture and the cheap white plastic crap that has been used in your place, But hey, your happy with it.....:lol: I am sure they were banking on your ignorance of quality when they put your plastic sunbeds out.

Paul> Shut up. Heart & home is Texas-forever and ever.Amen


Wasn't George W Bush from Texas... He was a prick too.

Lets all calm down a little bit! The photo that was put up by bizzybonita shows the old plastic sunbeds (that are now on the beach). round the pool are the Kettle Sunbeds with the cushions.

Lets all calm down a little bit! The photo that was put up by bizzybonita shows the old plastic sunbeds (that are now on the beach). round the pool are the Kettle Sunbeds with the cushions.

That's good, wasted on Andy though as he wont know the difference anyway...:lol:

Woah Paul! I can see potential for an Oceana/ Fairmont pissing contest here but let's not go down that road! :lol: :horse:

Benes is right about Bizzybonita's photo. It was taken in July and these white plastic beds have been moved on to the beach. The new ones by the Oceana pool are better and have decent cushions.

By the way, I spent my first afternoon there on Saturday and was very impressed by the whole place. (Even the brown plastic sunbeds Paul! ) All the staff were excellent, very good English speakers, chatty, asking us our names, all seemed to know the menu etc... Unlike the Shoreline there is service by the pool and we were greeted with free strawberry ice shots- no alcohol though! We also had lunch in West 14 (?) which is doing a soft opening. I thought it was going to be the usual shambles but it was the total opposite. Again all the staff were on the ball, the menu was short but everything we had was excllent, especially the mocktails. The manager here opened and ran Ruth's Chris in the Monarch which is an excellent steakhouse so bodes well for here. They are trying to get an alcohol license and hoping for it very soon but I think we are all dubious whether this will materialise.

Woah Paul! I can see potential for an Oceana/ Fairmont pissing contest here but let's not go down that road! :lol: :horse:
.

LOL.... glad you decent sunbeds now:)

LOL.... glad you decent sunbeds now:)

not to mention a beach!! :banana:

BABYSITTERS

any oceana families use a regular babysitter they could recommend?

EVENING SUN

forget it. its a problem!!!

not to mention a beach!! :banana::

Yeah thats a point! :rant:

MOLD!!!!!!!!!!!!!!!!!

mold spore clusters on the ceiling in pacific building 1st floor corridor.

is this a problem elsewhere in oceana? are they aware of the health risks?

MOLD!!!!!!!!!!!!!!!!!

mold spore clusters on the ceiling in pacific building 1st floor corridor.

is this a problem elsewhere in oceana? are they aware of the health risks?

Do they care about the health risks???

Do they care about the health risks???

is there a more "current" forum for Oceana residents out there?

Emirates NBD increasing interest rates

Earlier this month I received a letter from Emirates NBD saying they are replacing my agreed interest rate with a new system. My current rate is EIBOR plus 3.75% so around 6.25% total. The new rate will be CBR plus 3.75% so around 7.25% total. With EIBOR currently at around 2.5% that represents a 1% increase in my mortgage payments. That means my monthly mortgage payments will jump by about 1200 aed.

In the mortgage terms it does say that 'Interest rates are subject to change at the Bank's discretion' but this massive jump is just daylight robbery. Is the UAE trying to improve investor confidence in the property market here or not? It's a discrace.

Emirates NBD increasing interest rates

Earlier this month I received a letter from Emirates NBD saying they are replacing my agreed interest rate with a new system. My current rate is EIBOR plus 3.75% so around 6.25% total. The new rate will be CBR plus 3.75% so around 7.25% total. With EIBOR currently at around 2.5% that represents a 1% increase in my mortgage payments. That means my monthly mortgage payments will jump by about 1200 aed.

In the mortgage terms it does say that 'Interest rates are subject to change at the Bank's discretion' but this massive jump is just daylight robbery. Is the UAE trying to improve investor confidence in the property market here or not? It's a discrace.

Hi Andy
do you know if Emirates NBD give mortgages to foreigners now? I know that before yes but now some friend told me that just give if you work there!
Thanks

Hi Andy
do you know if Emirates NBD give mortgages to foreigners now? I know that before yes but now some friend told me that just give if you work there!
Thanks

No, I don't think they are giving mortgages to foreigners. Why would you be interested in taking finance from such a bank anyway. Stick with someone reliable and overseas.

Emirates NBD increasing interest rates

The new rate will be CBR plus 3.75% so around 7.25% total. It's a discrace.

You would be better off renting! No capital tied up and no fees/running costs. You would not be able to get a 7% return on your property if you rented it out yet you pay over 7% interest to buy it... :nuts:

DONE!

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs222.snc4/38450_140799369271840_129324000419377_321536_4751626_n.jpg

Source

http://www.facebook.com/photo.php?pid=321536&id=129324000419377#!/album.php?aid=22409&id=129324000419377

Mr.Paul you would like this pix ;)

http://sphotos.ak.fbcdn.net/hphotos-ak-snc4/hs202.snc4/38450_140799382605172_129324000419377_321540_2849829_n.jpg

^^

Whaoo, that looks really good. Nice sunbeds too and what a great infinity pool. Congrats to all who bought in here....:okay:

great picture; really nice place; huge pool !

Very nice, better than the other side with Tiara. But in the distance are there the industrial stacks of a power plant in the view

nice pics bizzybonita

Hi Andy/all, am doing final handover soon, 2 bed apt, i measured sq ft, and it is less than they state of 1709.2, i have around 1350?!
They said they have followed the new dubai guidelines, and it is accurate, and will see this on new documents, so we shall see.
Otherwise still some snagging to do, as there is some poor finishing, but this will be ironed out.
Yes 24.50 is a lot - RERA to decide, maybe we'll get refunds...
Pat.


-----------------------
[QUOTE=Andy W;54922777]Hi Mick

Have you had an issue regarding the actual square footage of your apartment and also don't you think 24.50 aed / sq ft is a lot? Shoreline is around 20 aed / sq ft and I wonder what Tiara is.

Hi Andy/all, am doing final handover soon, 2 bed apt, i measured sq ft, and it is less than they state of 1709.2, i have around 1350?!
They said they have followed the new dubai guidelines, and it is accurate, and will see this on new documents, so we shall see.
Otherwise still some snagging to do, as there is some poor finishing, but this will be ironed out.
Yes 24.50 is a lot - RERA to decide, maybe we'll get refunds...
Pat.


-----------------------
[QUOTE=Andy W;54922777]Hi Mick

Have you had an issue regarding the actual square footage of your apartment and also don't you think 24.50 aed / sq ft is a lot? Shoreline is around 20 aed / sq ft and I wonder what Tiara is.



Hi Pnewman

I have not had an update from Asteco about this issue for a while. Last I heard was that they were waiting for an update/ confirmation on the square footage and service charge from RERA. I think you should contact Stephen Polydoru and ask him. Let us know how you get on.

cheers Andy, was there this week, the place is looking good, missed the resto as it was closed after 3pm - are the prices ok? Very hot at the moment, so beach empty.
I think this is the best development on the palm, especially when hotel is complete and the proposed supermarket, it should get more buzzing.

Pat.




--------------
[QUOTE=pnewman;61275279]Hi Andy/all, am doing final handover soon, 2 bed apt, i measured sq ft, and it is less than they state of 1709.2, i have around 1350?!
They said they have followed the new dubai guidelines, and it is accurate, and will see this on new documents, so we shall see.
Otherwise still some snagging to do, as there is some poor finishing, but this will be ironed out.
Yes 24.50 is a lot - RERA to decide, maybe we'll get refunds...
Pat.


-----------------------




Hi Pnewman

I have not had an update from Asteco about this issue for a while. Last I heard was that they were waiting for an update/ confirmation on the square footage and service charge from RERA. I think you should contact Stephen Polydoru and ask him. Let us know how you get on.

.
I think this is the best development on the palm, especially when hotel is complete and the proposed supermarket, it should get more buzzing.

Pat.

--------------



Hi Pat, where can we find more info on the developement proposals and planned opening dates of all the good stuff?

not sure, just been chatting to the staff and 'sales' people at the 'handover office', whilst in Dubai. No firm opening dates on the hotel, but work is going on.

not sure, just been chatting to the staff and 'sales' people at the 'handover office', whilst in Dubai. No firm opening dates on the hotel, but work is going on.

I don't think the hotel will open until end of 2011. That's just my personal guess and not based on any info I have received others. There's hardly any work going on inside.

nice pics bizzybonita

Yes. Nice pics.

Yes, but just noticed in the picture how bad looking the weak palm trees are in the middle of the pool.

just got a mail from Asteco .they will refund deposit payment for the utilities

Ceiling spotlights in the bedrooms and study

If anyone is struggling with the limited amount of spotlights in the bedrooms and study let me know. I have been trying to co-ordinate contractors for months to install them but no luck for various reasons.

Asteco's guys came on Saturday and installed more spots in the ceilings of my 2 bedrooms and study so now the rooms are fully lit. They have said they are willing to do other apartments (at a charge). Let me know if you're interested and I can send the contact details.

Ceiling spotlights in the bedrooms and study

If anyone is struggling with the limited amount of spotlights in the bedrooms and study let me know. I have been trying to co-ordinate contractors for months to install them but no luck for various reasons.

Asteco's guys came on Saturday and installed more spots in the ceilings of my 2 bedrooms and study so now the rooms are fully lit. They have said they are willing to do other apartments (at a charge). Let me know if you're interested and I can send the contact details.

Title says it all, dilemma. We live in Dubai for over 3 years and have rented sofar a 3 bedroom apartment on the Shoreline on the beach side. I would never buy a shoreline apartment (no offense intended) for a lot of reasons. Oceana appeals to us but we have not lived there, so buying straight away puts me of a bit because of the above mentioned.

So my guess is that all of you who have bought can give me good reasons to buy myself, or if you have a 3 bedroom unit which you would like to rent out and sell later you might like us as tenants. Thanks for your responses.

OMG! They are selling beach passes for the pool!! 100 Dirham a day!! Time toooo move!!

OMG! They are selling beach passes for the pool!! 100 Dirham a day!! Time toooo move!!

Do residents/ owners have to pay to use the beach?

yes service charges!

Anyone else suffering high moisture levels in the Oceana flats ? We suffering tropical, rainforest climate humidity levels in our flat, condensation making the floors slippery, affecting the hallway down to the elevetors as well, not to mention electronics, clothes and very soon the wooden floors....made numerous complaints to no avail so far...

Oceana needs its own resident website, anyone tech savy out there to set up ?

:)Anyone else suffering high moisture levels in the Oceana flats ? We suffering tropical, rainforest climate humidity levels in our flat, condensation making the floors slippery, affecting the hallway down to the elevetors as well, not to mention electronics, clothes and very soon the wooden floors....made numerous complaints to no avail so far...

Oceana needs its own resident website, anyone tech savy out there to set up ?

Have you tried using the A/C? That normally works....:)

Title says it all, dilemma. We live in Dubai for over 3 years and have rented sofar a 3 bedroom apartment on the Shoreline on the beach side. I would never buy a shoreline apartment (no offense intended) for a lot of reasons. Oceana appeals to us but we have not lived there, so buying straight away puts me of a bit because of the above mentioned.

So my guess is that all of you who have bought can give me good reasons to buy myself, or if you have a 3 bedroom unit which you would like to rent out and sell later you might like us as tenants. Thanks for your responses.

Hi Trui

I wanted to enquire why you would never buy a shoreline. I am a shoreline owner, but it has always been rented out so I have seen nothing regarding finishing etc and am not familiar with the community.

Would be interested to hear your points i.e. what makes you not want to ever buy a shoreline.

Cheers :)

Anyone else suffering high moisture levels in the Oceana flats ? We suffering tropical, rainforest climate humidity levels in our flat, condensation making the floors slippery, affecting the hallway down to the elevetors as well, not to mention electronics, clothes and very soon the wooden floors....made numerous complaints to no avail so far...

Oceana needs its own resident website, anyone tech savy out there to set up ?

Turn on the airco!

Hi Trui

I wanted to enquire why you would never buy a shoreline. I am a shoreline owner, but it has always been rented out so I have seen nothing regarding finishing etc and am not familiar with the community.

Would be interested to hear your points i.e. what makes you not want to ever buy a shoreline.

Cheers :)



Fair enough, be aware that we buy a property to live in it and enjoy it. We are not investors in the way of buying of plan and selling it without seeing it. Our standards are a lot different, but we have properties in several different continents which we bought because we liked it for our use and are now still rented out.

We rented a shoreline A type on the right hand side beginning September 2007. Not many people living there so it was very nice and quiet, although the road with all the trucks was a nuisance. Service from Nakheel was excellent for the first year after it went down quickly. We also noticed that the vents were actually linked together, meaning that when our lovely Indian neighbors were cooking we had a very strong smell in our Master bedroom. Also their and most likely our lovemaking was very noticeable.
Maintenance is almost non existing nowadays and the pool en beach are not private due to all the outsiders who have easy access to the pool and beaches. They come with cool boxes, radio's and whatever and enjoy themselves without anybody stopping them.

Just a few reasons for us not to buy, but as an investor I would say these apartments are still hot for certain kind of people. So good for you.

Trui

Fair enough, be aware that we buy a property to live in it and enjoy it. We are not investors in the way of buying of plan and selling it without seeing it. Our standards are a lot different, but we have properties in several different continents which we bought because we liked it for our use and are now still rented out.

We rented a shoreline A type on the right hand side beginning September 2007. Not many people living there so it was very nice and quiet, although the road with all the trucks was a nuisance. Service from Nakheel was excellent for the first year after it went down quickly. We also noticed that the vents were actually linked together, meaning that when our lovely Indian neighbors were cooking we had a very strong smell in our Master bedroom. Also their and most likely our lovemaking was very noticeable.
Maintenance is almost non existing nowadays and the pool en beach are not private due to all the outsiders who have easy access to the pool and beaches. They come with cool boxes, radio's and whatever and enjoy themselves without anybody stopping them.

Just a few reasons for us not to buy, but as an investor I would say these apartments are still hot for certain kind of people. So good for you.

Trui

fair comments and i appreciate the honesty.

as i say, for me the property was always rented out so a good investment. i always believed it would be a great place for myself and wife to holiday in if we ever decided to ... but since, we have had a few additions to the family, so such an apartment would be too small.

I am going to consider selling once the rental contract comes to an end and maybe upgrade to another apartment complex on the palm ...

but thanks for the info !

Oceana residents now also chat on facebook, search groups,Oceana Residence Palm Jumeirah Dubai.....43 members so far...

Hmm, I may have to take that back. A week later and I am still waiting for acceptance into that facebook group.

On a positive note, humidity levels are temporarily lower in my flat but I suspect mainly due there has been NO WATER PRESSURE AT ALL DURING THE WHOLE DAY !! "We working on it" is the official line so far. Anyone else without water ? This is all getting a bit tiresome.....

Prices are pretty stabilized here from what I hear. Is that true or are there many distressed sales on Oceana

Dubai Land Department Registration & Mortgage Registration Fee

I just had a letter from Emirates NBD asking for various fees:

Quote
1.) Property Registration Fee, currently at up to 2% of the value as per Sale and Purchase agreement with the developer + 315 AED, payable to DLD.

2.) Mortgage Registration Fee, currently at 0.25% of the load amount + AED 10, payable to DLD

3.) Any applicable outstanding Fees & Charges payable to the Developer eg Service & Maintenance Charges, No Objection Cert etc.
End

I am told that because the developer is Seven Tides for Oceana then they will pay half of the Mortgage Registration Fee so I will be left to pay 1%. Is anyone else receiving these letters?

My question is really about the Mortgage Registration Fee because I've never heard of it. If I pay all of this will the property really be registered fully? I would be glad to hear your thoughts.

Dubai Land Department Registration & Mortgage Registration Fee

I just had a letter from Emirates NBD asking for various fees:

Quote
1.) Property Registration Fee, currently at up to 2% of the value as per Sale and Purchase agreement with the developer + 315 AED, payable to DLD.

2.) Mortgage Registration Fee, currently at 0.25% of the load amount + AED 10, payable to DLD

3.) Any applicable outstanding Fees & Charges payable to the Developer eg Service & Maintenance Charges, No Objection Cert etc.
End

I am told that because the developer is Seven Tides for Oceana then they will pay half of the Mortgage Registration Fee so I will be left to pay 1%. Is anyone else receiving these letters?

My question is really about the Mortgage Registration Fee because I've never heard of it. If I pay all of this will the property really be registered fully? I would be glad to hear your thoughts.

Hi andy, we have a mortgage on an Emaar property but its pretty much the same deal.

You have to register the property with DLD (developers job to do this- and in fact you pick up the title deed from the developer not the land dept) and yes, you also have to register the mortgage.

The numbers sound right above- actually I think its 1% of contract value with the DLD so possibly the mortgage is the other percent or as you say the developer also has a 1 per cent to pay.

We were getting loads of calls to do the registration of property and mortgage from NBD but they have since tailed off- we have not registered yet.

We had a similar problem with smells and noise from other apartments on a development in the Marina. On further investigation above the ceiling we found that each apartment was not individually sealed above ceiling level. Amazing.
After much arguing, we got the developer in to fully block seal each apartment. Solved both problems instantly.
This is also a serious fire hazard, so I suggest you check...

Fair enough, be aware that we buy a property to live in it and enjoy it. We are not investors in the way of buying of plan and selling it without seeing it. Our standards are a lot different, but we have properties in several different continents which we bought because we liked it for our use and are now still rented out.

We rented a shoreline A type on the right hand side beginning September 2007. Not many people living there so it was very nice and quiet, although the road with all the trucks was a nuisance. Service from Nakheel was excellent for the first year after it went down quickly. We also noticed that the vents were actually linked together, meaning that when our lovely Indian neighbors were cooking we had a very strong smell in our Master bedroom. Also their and most likely our lovemaking was very noticeable.
Maintenance is almost non existing nowadays and the pool en beach are not private due to all the outsiders who have easy access to the pool and beaches. They come with cool boxes, radio's and whatever and enjoy themselves without anybody stopping them.

Just a few reasons for us not to buy, but as an investor I would say these apartments are still hot for certain kind of people. So good for you.

Trui

http://www.facebook.com/home.php?sk=group_141573515892317&ap=1

Did any of you attend the owners association meeting on the 3rd Nov? My other half went along, apparently we are not permitted to lease our properties for short term rentals now????

• The owners have identified that some units are being rented on a Short Term basis which is prohibited by the existing contracts as well as laws in Dubai.

I bought the property on the pretense that I could rent it for 6mths of the year and have it for family and friends for the winter? Can someone shed some light on this please :ohno:

I have a friend looking to rent a 2 bed apartment in Oceana on a long term basis. Please let me know if you have something.

What was the original selling price for a 3 bedroom appartment?

it depended on what floor the apartment was the higher you go higher the price .averaging out around 3,000,000 dhs

by Imre:
... completed section?
04/02/11
http://farm6.static.flickr.com/5131/5416709112_e377175c8f_o.jpg

YES :)

OMG! They are selling beach passes for the pool!! 100 Dirham a day!! Time toooo move!!


Are you serious!!! exclusive my bottom! anyone can just drive onto the palm now and gatecrash it seems or pay a small fee to cash starved developers and access the facilities!! So you are getting no exclusivity for the high service charges on The Palm. Better off buying elsewhere and saving on the sky high service charges. :ohno:

hi, does anyone have a 1 bed to rent for an elderly couple in august fro a week-10 days?? thanks dave

Carol Huang | Aug 11, 2011

http://www.thenational.ae/deployedfiles//Assets/Richmedia/Image/na11au-water.jpg
Kerstin Jordan drinks from a water bottle at the Oceana Apartments on the Palm Jumeirah. Jordan says the Oceana apartments don't have any water now for 4 days.
She says each month they don't have water for a few hours but this is the first time there has been no water for 4 days and all she has been given are 2 bottles of water. Pawel Dwulit / The National

DUBAI // Residents of a luxury development on the Palm Jumeirah are taking baths in the communal pool or in the sea after burst pipes left them without water all week.

Tenants at the seven-building Oceana complex are also using toilet facilities at nearby shopping malls and have rationed drinking water to cook food.

Compensation from the property manager has amounted to a few bottles of drinking water and a discount rate at selected hotels of Dh250 a night - excluding taxes.

http://www.thenational.ae/news/uae-news/residents-rough-it-as-the-palm-taps-run-dry

Hi

Dose anyone selling penthouse in Oceana, Please call 050 9022778

RERA approves Oceana community service charge

Stakeholders of Oceana Residence agree after a thorough internal process and commitment to transparency - AED17.50 per square foot

As issues concerning the transparency and breakdown of service charges across the emirate’s property market continue to fuel debate amongst owners and developers, Asteco Property Management reports that Dubai’s Real Estate Regulatory Authority (RERA) has approved the 2012 service charge budget for its Oceana residential and resort community on The Palm Jumeirah, Dubai.

Commenting on the announcement, John Stevens, Director, Asteco Property Management, said: “This is not the first complex in the city to receive approval, but as a mixed-use resort community with multiple facets, naturally we are pleased to conclude this issue with the full cooperation and involvement of the Interim Owners Association Board.

“In order to reach the final budget figure we had to detail the expenses for all of the buildings within the development, calculate the applicable fees for the communal areas and also the proportion of services utilised by the hotel and commercial elements, compared to the residential units,” he added.

To ensure that owners across the different asset classes of the community are being treated with parity, Asteco Property Management retendered all building services, which included detailed negotiations with the relevant sub-contracted companies, in order to present a mutually acceptable budget figure of AED17.50 per square foot. Compared to the previous figure there is a 30% reduction and the budget figure is in line with similar developments on the Palm Jumeirah.

http://imresolt.blogspot.com/2012/01/palm-jumeirah-dubai-rera-approves.html

This is from Hotelier Middle East.com, 2nd October:



Moevenpick pulls out of luxury Palm Jumeirah hotel


By Louise Birchall


Oct 2, 2012



Artist's impression of The Royal Amwaj Resort on Palm Jumeirah in Dubai

EXCLUSIVE: Owner Seven Tides is in talks with a new potential operator for the heavily-delayed Royal Amwaj resort on Dubai’s The Palm Jumeirah following the cancellation of the initial management contract with Mövenpick Hotels & Resorts.

Mövenpick Hotels & Resorts COO Andreas Mattmüller said the decision to end the management contract for the resort, which had originally been slated to open in 2010, had been an “amicable” one.

“As a result of a recent amicable agreement, the Royal Amwaj Resort & Spa on Palm Jumeirah will no longer be managed by Mövenpick Hotels & Resorts. Mövenpick wishes to focus its efforts on the four existing Mövenpick properties in Dubai and the development of the three upcoming hotels in the city,” said Mattmüller.

The three properties referred to include Mövenpick Hotel & Spa Oceana on Palm Jumeirah which is also owned by Seven Tides, as well as Mövenpick Hotel Jumeirah Lakes Towers and Mövenpick Hotel Apartments The Square.

Asked who would take over operations at The Royal Amwaj — now expected to launch in 2013 —Seven Tides head of asset management and hospitality Tim Klitscher said he was unable to comment as the firm was in “exclusive and confidential discussions with an operator”.


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However, a source close to the project told Hotelier Middle East that Dubai’s Emaar Hospitality Group was Seven Tides’ front runner for the contract, with plans to manage the property under The Address Hotels + Resorts brand.

An Emaar spokesperson commented: “Emaar is focused on strengthening our hotel assets as part of our strategy to expand our hospitality & leisure business. We will continue to explore potential growth opportunities in Dubai and other key markets, and are in discussion with various business groups. Details of any such additions to our portfolio will be announced as and when they are finalised".

The Asian-style resort on the crescent of The Palm Jumeirah will feature 293 hotel rooms and 450 condominium apartments when it opens.