Render:

http://img51.imageshack.us/img51/108/34gd.jpg

Another with some extra towers in the background

http://img229.imageshack.us/img229/944/41wz.jpg

Location:

http://img210.imageshack.us/img210/2308/25ad.jpg


Source: http://www.propmart.net/projectlist.asp?id=4&developer=Private

Scroll down and you'll find it. Looks mighty good methinks :cheers:

I thought it already been built...:cool:

http://img157.imageshack.us/img157/900/street36hi.jpg

http://www.hollyre.com/images/esp.jpg

http://www.mjcmachine.com/images/paint%20photo%20gallery/images/espirito.jpg

:eek: best design in JLT along with indigo. amazing... :)

judging from the floor plans this could be office..
but i'd say it is Res just because a real estate company sells it.

Holy shit!!! amazing JLT stuff lately! yeah looks like wachovia trade centre in Miami

BUT MUCH BETTER!!!!!!!!! :rock: :rock: :rock: :rock:

:eek2: :eek2: :eek2:

I like the look on this tower and yes it does look a bit like that one in the USA. But it will still be unique within dubai.

another beaute~~ :)

I've heard somewhere that building designs can be recycled by their architects, up to three times or something, of course if the developer doesn't buy the rights of the design itself, nationally or internationally.

Does anyone heard about this?

As for the building itself, it looks great and much better then the 95% identical building in Miami, thanks to the height. Maybe same architect.

Is this a KPF or SOM design?

I dont think it can be processes as 100% re-use design, some minor changes might needed to avoid the design-rights I guess.

KPF..:)

originally posted by face81:

Bel Hasa is JLT X-men

The local Bel Hasa Engineering & Contracting has been awarded the estimated AED 480 million ($131 million) main construction package for three towers on cluster X at Jumeirah Lake Towers.

The 23-month contract calls for the construction of two 39-storey residential towers and one 45-storey office tower. The cluster is located at the northeastern end of the development, close to Emirates Golf Club and the fifth interchange on Shaikh Zayed highway.

The local Dutch Foundations has completed the foundations works as a separate package. The consultant is the local National Engineering Bureau (NEB) and the project manager is the US’ Morganti. First Gulf Bank is the client. The local Nakheel is the master developer for Jumeirah Lake Towers. The 1.1 million-square-meter project involves the construction of 79 towers and a 250,000-square-meter man-made lake.

R

i right, forgot about this article.
interesting it is NEB, i doubt they designed it though?!

looks too good ;)

awesome
would also perfectly fit on business bay

more of this stuff

hope the architect also is kpf and not just a local playing the copycat!

The Dubai Rundown says JUMEIRAH BAY TOWERS: 46 + 39 + 39 floors.

Is that correct??

mhm well problem is we do not know yet if the other 39F towers on x1 and x2 have this specific design above. but i think so.

bel hasa bought all the x plots and launched this one, so the other two should be approved as well.

think we could open a thread for them.

Studios from 342.531 - 1 BR apts from 609.040 AED - Completion June 2008.

something fishy here, this one 'jumeirah bay' is for sale now, and i assume these are residential units, but the tower is commercial.

so are the other two towers on the x plots residential and can be considered approved?

^^ Yes, go to the propmart site and you'll see those towers in the back are res towers

flo where did u get those prices? who can i contact in dubai for more information on the prices for these?

http://www.pmc-homes.de/Feedbackform/feedbackform.htm

try this, it is a german real estate company, they are based not too far away from my hometown.

what does this mean :sleepy:

Vielen Dank!
Ihr Formular wurde abgeschickt.

what does this mean :sleepy:

Vielen Dank!
Ihr Formular wurde abgeschickt.

thank you!
your enquiry sheet has successfully been sent.

you requested for the brochure or what?

yea i asked them to contact me wit details

the prelaunch prices are unbeatable... it's even cheaper than what u posted flo... prices start from 590 dhs/sq ft.... 599K for a one bedroom of over 1000 sq ft!

apparently these are under construction now according to the agent flo refered me to

if we just had more info
once we have it we should open a thread for the residential twins

difficult to see

those buildings rising in the background are seef towers and tamweel tower
jumeirah bay towers are on the next cluster to the left
http://k41.pbase.com/o4/93/329493/1/56425476.DubaiAerialsFeb06181.jpg

ha
found this one

jumeirah bay commercial tower will rise exactly in the center of this pic!

http://mk23.image.pbase.com/o4/93/329493/1/56428217.DubaiAerialsFeb06193.jpg

Office Tower is sold out.... before launch :eek:

pics from yesterdays paper...jumeirah bay has changed slightly...
http://i2.tinypic.com/tangy8.jpg

http://i2.tinypic.com/tanhn8.jpg

R

Just the 3rd tower is changed

good to know it's getting serious now
i actually prefer having 3 different towers

there are way too many twins in jlt anyway

Jumeirah Bay, Islamic mortgages

The First Gulf Bank is offering Islamic mortgages on the Jumeirah Bay high-rise development in the Jumeirah Lake Towers district of Dubai. The towers offer a mixture of commercial, residential and retail accomodation for investors or end-users.

http://i2.tinypic.com/x3ejxs.jpg

Residential Tower in X1: 3B + G + 39 + 1M(echanical) + Health Club
Commercial Tower in X2: 3B + G + 45 + 1M(echanical)
Commercial Tower in X3: (It seams identical to X2)


Website: http://www.jumeirahbay.com/


Floorplans: http://www.jumeirahbay.com/floorplan.php#r19

Is strange that they have no info about X3 on their website, when a newspaper ad, claims that the X3 is sold also.

Developers, architects, project managment: http://www.jumeirahbay.com/partners.php

Another one:

http://i3.tinypic.com/x3eptv.jpg

@ Dubai Lover:

those aerials are from february... neither of Clusters X Y Z have received the JLT-typical concrete platform to date I think, yet construction of the towers has started... any idea why the difference?

love these towers...a plot of 3 with 3 different designs...horray!
3 cheers for the developer! :cheer::cheer::cheer:

anywho, could someone update the thread title with the info that altin provided for us...thanx:)
Residential Tower in X1: 3B + G + 39 + 1M(echanical) + Health Club = 40 or 41
Commercial Tower in X2: 3B + G + 45 + 1M(echanical) = 46
Commercial Tower in X3: (It seams identical to X2) = 46

R

@ Dubai Lover:

those aerials are from february... neither of Clusters X Y Z have received the JLT-typical concrete platform to date I think, yet construction of the towers has started... any idea why the difference?


i think it has to do with their common shared basement.

The project board is UP.

great news here and a nice website

added them to emporis

whats the going premium for offices in X2?

Piling has started and is in full swing on ALL three plots. :cheers:

THX for the great info Altin!!!

This week we have a lot of good information!!!

Good news altin...thanx! can we update the thread title now pls....someone...

R

In the background

http://i6.tinypic.com/13ztyew.jpg

it's under c?

of course, he mentioned that two weeks ago.

^^ Well, thinking about it, this might be also work on the shared podium/parking.

of course they are starting on this first, but i think nakheel does not start until a certain point,e.g a contractor is chosen for example, or sth. like that, since some plots are still barren land.

so this could be a sign it for it might start soon.

JLT X clusters

http://img100.imageshack.us/img100/862/img4090gn0.jpg (http://imageshack.us)

http://img65.imageshack.us/img65/6404/img4091qm5.jpg (http://imageshack.us)

http://img138.imageshack.us/img138/9388/img4092wu1.jpg (http://imageshack.us)

I am considering purchasing a studio in jumeirah bay (floor 7 residential), is this a good development? The price is approx 390000aed. Any problems with construction or hidden surprises??

^^ This is not the appropriate forum to discuss your buying and investment issues.

This is an ARCHITECTURAL and SKYSCRAPER forum, and that's all what is discussed here.

laguna33p --> this thread is for investment chat:

http://skyscrapercity.com/showthread.php?t=368157

:)

can any one shed some light on a troubled matter

that is the land for x1,2,3 belongs to some other company so what is the role of first gulf bank in this whole project and while investors have put their money beleiving that this project actually belongs to first gulf bank & also what will the out come after completion will the property be managed by the first gulf bank or will it be taken over by the actual owner.

i believe first gulf bank is the "developer"

HI GUYS ANY GOT ANY FURTHER UPDATE ON X2 ANY ONE SELLING ANYTHING .........?

Anyone know where we are with the construction with this. Has the superstructure started?

I think the structure should be starting to take shape in about 4 weeks. It's hard to tell from the road but rumblings in the market suggest that April will be a good month for X2. Ime said that Z is much faster and that certainly seems to be the case. Z is next door and its going to be a 5 star Thai hotel, so i guess people who bought in X1 will have a nice place to live. I'm in X2 and I can't say I'm that impressed with developments. My friend said they had his cheque for 2 months without cashing it. Owned by a bank, it looks like they might just have too much money and don't know what to do with it!

I think the structure should be starting to take shape in about 4 weeks. It's hard to tell from the road but rumblings in the market suggest that April will be a good month for X2. Ime said that Z is much faster and that certainly seems to be the case. Z is next door and its going to be a 5 star Thai hotel, so i guess people who bought in X1 will have a nice place to live. I'm in X2 and I can't say I'm that impressed with developments. My friend said they had his cheque for 2 months without cashing it. Owned by a bank, it looks like they might just have too much money and don't know what to do with it!

Today I saw the core and crane from the road , it will be rising soon.

I think the structure should be starting to take shape in about 4 weeks. It's hard to tell from the road but rumblings in the market suggest that April will be a good month for X2. Ime said that Z is much faster and that certainly seems to be the case. Z is next door and its going to be a 5 star Thai hotel, so i guess people who bought in X1 will have a nice place to live. I'm in X2 and I can't say I'm that impressed with developments. My friend said they had his cheque for 2 months without cashing it. Owned by a bank, it looks like they might just have too much money and don't know what to do with it!

Pure dubai, I have been told by a agent today that construction for X2 is on the 18th-20th floor. Is he talking through his backside or could there be some truth to it - or is he looking at another tower by mistake. What do you know for sure

18th-20th floor ?????????????

I just see cores at X plot.

There is nothing around 18-20 floor.

Thanks for the info Imre - it is v difficult to trust agents in Dubai - more difficult that I am in London

I will check tomorrow again.

Thanks for the info Imre - it is v difficult to trust agents in Dubai - more difficult that I am in London

never believe anything about construction status from ANY real estate agent till they actually provide you picture updates or you see some on your own on this forum... I've experienced the lies of dubai's "palm pirates" in person...

10/March/2007

JLT X plot , you can see the pic that after U plot no another tower , I check the X plot and I saw just cores there.

http://img136.imageshack.us/img136/9372/photo21ur4.jpg (http://imageshack.us)

http://img170.imageshack.us/img170/7885/photo39em8.th.jpg (http://img170.imageshack.us/my.php?image=photo39em8.jpg)http://img136.imageshack.us/img136/9899/photo46hu8.th.jpg (http://img136.imageshack.us/my.php?image=photo46hu8.jpg)http://img228.imageshack.us/img228/5792/photo47tr7.th.jpg (http://img228.imageshack.us/my.php?image=photo47tr7.jpg)

http://img228.imageshack.us/img228/7389/photo48gm9.jpg (http://imageshack.us)

http://img153.imageshack.us/img153/203/photo49mp3.th.jpg (http://img153.imageshack.us/my.php?image=photo49mp3.jpg)http://img136.imageshack.us/img136/9483/photo50zv3.th.jpg (http://img136.imageshack.us/my.php?image=photo50zv3.jpg)

The Constuction Update Master is the only one that knows!!! Look, Imre's photos clearly show that the project is certainly not 20 floors complete.

PM me if you want to meet decent agents. I bought in X2, and it's a long term investment now that the initial gold rush is over.

Pure dubai, I have been told by a agent today that construction for X2 is on the 18th-20th floor. Is he talking through his backside or could there be some truth to it - or is he looking at another tower by mistake. What do you know for sure


they just changed something, there is another X plot board but wrong place and behind the board has the building (Liwa Heights) with around 20 floors.

old pic:

http://img256.imageshack.us/img256/6968/jltxbaylh2.jpg (http://imageshack.us)

Thanks once again Imre for taking the trouble to take the photographs - It does verify what I had suspected

07/June/2007

07/June/2007



http://img395.imageshack.us/img395/1580/imresolt050tp8.jpg (http://imageshack.us)

19/June/2007

X plot

http://img337.imageshack.us/img337/2901/imresolt20ll4.jpg (http://imageshack.us)

http://img252.imageshack.us/img252/8190/imresolt48fv8.jpg (http://imageshack.us)

http://img252.imageshack.us/img252/9986/imresolt49xl7.jpg (http://imageshack.us)

Any updates?

14/July/2007

JLT X plot

http://img167.imageshack.us/img167/6112/imresolt066fv0.jpg (http://imageshack.us)

Thx IMRE.

Thx IMRE. Looks like the X3 has a "mirror" footprint of the X2 bldg. X2 and X3 are "twin towers"...X2 being taller. I think these will look great.

24/Aug/2007

JLT, X plot

http://img521.imageshack.us/img521/3784/imresolt061wn6.jpg (http://imageshack.us)

http://img209.imageshack.us/img209/8987/imresolt062xr2.jpg (http://imageshack.us)

http://img521.imageshack.us/img521/5283/imresolt063tw1.jpg (http://imageshack.us)

These will be some interestingly shaped towers.

10/Sept/2007

Jumeirah Bay (X plot)

http://img443.imageshack.us/img443/2151/imresolt17kh7.jpg (http://imageshack.us)

thanks for the pics...i really needed to know what was going on in here :)

Hi, I am planning to buy an apartment in X2, any advices????

Hi, I am planning to buy an apartment in X2, any advices????

x2 is an office tower only
and x1 is for residences as per me the prices r decent and the quality is better

Thnx, mussaffa, guess I was mistaken between X1 & X2. :nuts: Any idea any1 how much is X1 selling for? per sq ft price? Is it available for sale on resale?

Thnx, mussaffa, guess I was mistaken between X1 & X2. :nuts: Any idea any1 how much is X1 selling for? per sq ft price? Is it available for sale on resale?

they are on resale
i saw a duplex for around Aed 1.65 million
it was 2021 sq ft..but this is on the lower end of the price range

prices are usually around 900 dirhams per sq ft which is very good

Somebody tell us what is lewel constractions going on, with X1 and X2 buildings, how many floors is done, what happenig over there, if someone has photo it is better.

Thanks.

X2 is up to Floor 14 I heard today. Also heard that it will be delivered nearly on time.

18/October/2007

http://img147.imageshack.us/img147/2375/imresolt080yg9.jpg (http://imageshack.us)

http://img98.imageshack.us/img98/2254/imresolt083td1.jpg (http://imageshack.us)

more pics here:

http://www.skyscrapercity.com/showthread.php?t=114160&page=36

06/November/2007

X plot

http://img144.imageshack.us/img144/6138/imresolt102zq7.jpg (http://imageshack.us)

08/January/2008

Jumeirah Bay

http://img186.imageshack.us/img186/4958/imresolt058ls1.jpg (http://imageshack.us)

http://img158.imageshack.us/img158/3104/imresolt059ds1.jpg (http://imageshack.us)

29/February/2008

Jumeirah Bay (X plot)

http://img530.imageshack.us/img530/3314/imresolt32ym7.jpg (http://imageshack.us)

15/May/2008

Jumeirah Bay

http://img258.imageshack.us/img258/323/imresolt054dw0.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/3604/imresolt055ll5.jpg (http://imageshack.us)

http://img211.imageshack.us/img211/6051/jumeirahxw8.jpg (http://img211.imageshack.us/my.php?image=jumeirahxw8.jpg)

Does anybody has studio there for sale?
Thanx!

The jumeirah bays are beautiful towers. While I was at JLT 2 weeks ago, these towers caught my attention every time I passed by, the cladding is particularly striking

^^ same is here claddin is afterhock .:cheers:

29/Aug/2008

Jumeirah Bay, X plot

http://img295.imageshack.us/img295/2715/imresolt002qz1.jpg (http://imageshack.us)

http://img244.imageshack.us/img244/8254/imresolt458ih4.jpg (http://imageshack.us)

http://i37.tinypic.com/28tkhef.jpg

Anyone know the construction process in Dubai after the foundation is set?
Are the windows inserted after the interior tiling is complete?

I spoke to FGB last week, and they informed me that these towers are still on schedule for December 2008, but looking at the latest photos, it doesn't seem so.

Does anyone have photos from the interior?

Just got news that Jumeirah Bay X clusters are further delayed til Feb 2009.
They want to launch X1 Residential Tower and X2 & X3 Office Towers at the same time.
If only FGB would send a polite letter with an explanation to owners of the apartments/offices.

19.10.2008

http://farm4.static.flickr.com/3049/2958803044_c931c7641c_o.jpg

http://farm4.static.flickr.com/3168/2958802808_0499788c5c_o.jpg

http://farm4.static.flickr.com/3241/2958802608_ca68598140_o.jpg

http://farm4.static.flickr.com/3229/2958802266_185b6b91b0_o.jpg

http://farm4.static.flickr.com/3226/2958801626_e04516f39f_o.jpg

http://i33.tinypic.com/w18ar6.jpg

Nice photo from a distance... So when is the expected completion date?
FGB are now releasing Silicon Oasis (nr Int'l City) before Jumeirah Bay 1, 2, 3

I hear some people have been inside Jumeirah Bay - anyone have photos of the interior?
Would love to see them.

These three towers seams to be on-hold. I haven't seen any progress for a few weeks.

The exterior has been stalled for now. They have been working on the interior tiling of the kitchen & bathrooms. Last I heard they were upto the 23rd floor. The exterior glass & balconies that have been installed were done just to show clients how it will take shape. The handover has been unofficially delayed to first quarter 2009.

I heard some people have entered parts of the building. Would love to see any photos of the interior if someone can post some.

Description__________________Tower X1_______Tower X2______Tower X3

Average No. of Manpower/ Day--------674--------------537--------------527
Up to Date Status Concrete---------41st Floor------Upper Floor--------Upper Roof
Up to Date Status Block Work---------95%-------------97% -------------98%
Up to Date Status Plaster Work-------92%--------------89%-------------97%
Up to Date Status MEP Works-------- 80%--------------83%-------------87%
Aluminum Work-----------------------76%--------------86%------ ------86%
Paint------------------------------ --70%--------------73%-------------76%
Tiling --------------------------------69%--------------75%-------------70%
Fuji Lifts---------------------------- -50%--------------50%-------------50%
False Ceiling------------------------ -40%---------------25%-------------25%

http://farm4.static.flickr.com/3230/3067583472_9541714efc_o.jpg

http://farm4.static.flickr.com/3165/3067583664_e0a37e2afe_o.jpg

http://farm4.static.flickr.com/3251/3067583828_c3168e6990_o.jpg

http://i35.tinypic.com/e6sk9d.jpg

http://i34.tinypic.com/2qm0t1v.jpg

02/Dec/2008

http://img511.imageshack.us/img511/4903/imresolt01fc6.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/890/imresolt02pn4.jpg (http://imageshack.us)

http://i33.tinypic.com/dykn5k.jpg

16/December/2008

Jumeirah Bay

http://img152.imageshack.us/img152/7949/imresolt020oc0.jpg (http://imageshack.us)

http://img509.imageshack.us/img509/792/imresolt021ov9.jpg (http://imageshack.us)

http://img509.imageshack.us/img509/451/imresolt027co8.jpg (http://imageshack.us)

27/December/2008

Jumeirah Bay, X plot

http://img265.imageshack.us/img265/3871/imresolt09mw6.jpg (http://imageshack.us)

Imre,
The Business Towers X2 & X3 look to be ready soon.
What's the latest on the Jumeirah Bay cluster?
Will FGB/GEP be releasing all 3 towers at the same time?
Snagging process? DEWA? Handover?

2 office ,1 residental tower.

Handover date is still difficult, same problem as the Y plot , still no access road and podium structure.

after 6 months, 1 year, 1.5 year ? ... noone knows at the moment.

:cheers:

http://i44.tinypic.com/5135oi.jpg

13/January/2009

Jumeirah Bay

http://img179.imageshack.us/img179/8549/imresolt21os0.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/2929/imresolt34fs6.jpg (http://imageshack.us)

Jumeirah Bay - Jumierah Lake Towers
Construction Update - as of DECEMBER 31st, 2008

Description____________Tower X1___Tower X2____Tower X3
=============================================

Average Manpower/Day______674_______537_________527
Status Concrete_________UpperFloor___Upper_______Upper
Status Block Work________100%_______100%_______100%
Status Plaster Work_______100%_______100%_______100%
Status MEP Works__________90%_______90%________93%
Aluminum Work_____________80%_______90%________90%
Paint_____________________80%_______83%________ 85%
Tiling_____________________75%________80%________80%
Fuji Lifts__________________80%________80%________ 80%
False Ceiling ______________75%_________50%________50%

only one problem here, any idea when they will start to build the podium-parking-road structure?

first tower almost done from outside but still no access road....

I called Green Emirates Property Dubai & Abu Dhabi office, yesterday, and they said the 2 Business Towers will be completed by end of February, and the Residential Tower a month later. They insisted that all 3 Jumeirah Bay Towers will be handed over simultaneously. They expect end of March, but could not confirm.

They could only say that these towers would definitely be handed over before June 30th, which is the one year after the handover date stated in the contract(June 2008), after which they would have to reimburse a percentage to clients/owners.

I guess the podium parking / road access would be completed in parts; like Shera, Palladium etc. The crucial parts done first (ie: the reception/lobby, the ramp). The parking could even be done gradually even after owners/residents move in.

They later said they are having trouble/delays with DEWA, and have been trying to arrange a meeting with them to speeden up the process. This is crucial before the snagging process.

Will contact them again in a month. Let's see what they have to say...

I guess the podium parking / road access would be completed in parts; like Al Shera, Palladium etc. The main parts done first (ie: the reception/lobby, the ramp). The parking could even be done gradually even after owners/residents move in.



Have you ever seen this parking-road structure? If not try to see one .

3 levels with elevators, AC, Fire system , etc...

its need around a year to finish..

We should edit the title !!

Jumeirah Bay, 41+46+41F, Com, Plot X1, X2, X3

Anyone should do it !!

20/January/2009

JLT , X plot, parking -podium structure

http://img404.imageshack.us/img404/4972/imresolt48ai9.jpg (http://imageshack.us)

http://img177.imageshack.us/img177/8297/imresolt49xa5.jpg (http://imageshack.us)

http://img177.imageshack.us/img177/1886/imresolt50vp0.jpg (http://imageshack.us)

25/January/2009

JLT, parking structure, Y and X plots

http://img177.imageshack.us/img177/3663/imresolt58qy9.jpg (http://imageshack.us)

http://img186.imageshack.us/img186/7808/imresolt76fo6.jpg (http://imageshack.us)

Hi Imre,

A few points noticed & questions if you could answer:
Most other towers have the podium parking/road structure done before the 3 towers are complete. Why is different for X cluster?

- How long would the parking/ramp/road access take from now? 4-6months ?

-The full structure (40th & 41st floor) of X1 is not even complete (like X2 & X3), and
they are working on the parking. There is still a crane at the top of X1 Tower (for f***'s sake).

- The windows on the 1st floor (facing SZ road) & the full front side (facing lake) of X1 are not completed. Are there men working inside ? I thought the interior is complete before they install the exterior windows...:-s

-Is there road access or bridge crossing the lakes (next to R plot), so that one doesn't need to drive all the way around to access Plots Q, R, S, T, U & X ?

-Is the filling of this lake still on schedule for April 2009?

some anwers:)

-Most other towers have the podium parking/road structure done before the 3 towers are complete. Why is different for X cluster?

X,Y,Z plots are the extension of the JLT, thats why they dont have this structure.

- How long would the parking/ramp/road access take from now? 4-6months ?

I would say around a year, maybe less, 8-10 months from now

-The full structure (40th & 41st floor) of X1 is not even complete (like X2 & X3), and
they are working on the parking. There is still a crane at the top of X1 Tower (for f***'s sake).

main contractor is the Belhasa, parking structure is different contractor (Ali Moosa and Sons)

- The windows on the 1st floor (facing SZ road) & the full front side (facing lake) of X1 are not completed. Are there men working inside ? I thought the interior is complete before they install the exterior windows...:-s

no idea but I think they are use like an office or store area at the moment

-Is there road access or bridge crossing the lakes (next to R plot), so that one doesn't need to drive all the way around to access Plots Q, R, S, T, U & X ?

only for walk, not for cars

-Is the filling of this lake still on schedule for April 2009?

yes, but we will see.

Thanks for the replies, and also those amazing aerial photos from your private helicopter. Looking forward to see a bird's eye view of the entire JLT community when it's complete (2011). Will be a sight for sore eyes. :nuts:

So are you saying X,Y,Z plots were not in the original JLT masterplan design?
- Z plot looks to be on-hold, or at least the Anantara Hotel Resort is canceled.

That's quite a surprise to have one contractor for the Towers, and another for the road structure/ podium parking.:omg:

There should be a bridge of some sort to make it easier on the traffic, as when entering JLT, the U-turn has been stopped since a year. It's quite annoying to make the long drive, as U & X plots are right next to the entrance :)

So are you saying X,Y,Z plots were not in the original JLT masterplan design?
- Z plot looks to be on-hold, or at least the Anantara Hotel Resort is canceled.

right, if you see the original masterplan , there is no X,Y,Z
Anantara is On HOLD

this was the Original plan,I saved this pic , dont know who taken:

http://img223.imageshack.us/img223/9334/jltnorthzs1.jpg (http://imageshack.us)

That's quite a surprise to have one contractor for the Towers, and another for the road structure/ podium parking.:omg:

yes, parking structure is Ali Moosa and Sons, lake is Wade Adams, parking extension is the Ascon.
maybe the fence and landscaping around the lake is another one:)


There should be a bridge of some sort to make it easier on the traffic, as when entering JLT, the U-turn has been stopped since a year. It's quite annoying to make the long drive, as U & X plots are right next to the entrance :)

U turn is just after the O plot but maybe will have more access from the SZR, we dont know at the moment but there is enough space.

Model (front)

http://i42.tinypic.com/2ih9t0n.jpg

Model (back)

http://i43.tinypic.com/n55tlf.jpg

Any news about completion? and what the current selling price?

Any news about completion? and what the current selling price?

Tareq, have you bought an apartment / office in this cluster?
Last I heard from Greeen Emirates Property reg: completion is for end-April.
As Imre mentioned, the selling price for the JLT community in general is between AED.700 - AED.1200sqft.

Tareq, have you bought an apartment / office in this cluster?
Last I heard from Greeen Emirates Property reg: completion is for end-April.
As Imre mentioned, the selling price for the JLT community in general is between AED.700 - AED.1200sqft.
Yes I have 2 bed room apartment on X1, but I heard from FGB office that the completion end of July

Yes I have 2 bed room apartment on X1, but I heard from FGB office that the completion end of July

the 2 office towers almost done from outside but the residential is very slow, I think they need minimum a year from now.

the 2 office towers almost done from outside but the residential is very slow, I think they need minimum a year from now.

Hey Tareq, I also have a 2-bedroom in X1, but Shk Zayed Road view.

I spoke with GEP (FGB) today, and they agree that X1 is slow.
X2 & X3 are 95% completed, as there is no finishing to be done, just the top floor.

They also said that the workers from X2 & X3 would move to X1 next month, as they want to hand over all 3 towers by June 30th, or as stated in the contract FGB would be required to return 1% per month to owners (not sure how believable this is).

FGB AUH are expected to send out a letter to owners by end of March.

Let's hope X1 progresses faster, and doesn't take another year, as Imre mentioned, fingers crossed 6-8months...

Hi Guys,
When I called up FGB during the week they said X2& X3 would be ready by March end and handed over since they do not require any interiors to be done while X1 would be by June end since its a residential towers and interiors are left to be done.I dont know how far this is true.

started to remove the first outside elevator of the residential tower, hopefully the X2 and X3 workers will do faster job there.

started to remove the first outside elevator of the residential tower, hopefully the X2 and X3 workers will do faster job there.

Thanks Imre, I guess removing the construction elevator, now means they have finished loading goods ( bathroom/kitchen fixtures, etc...) into the apartments. So, they can now install the glass on the full back (lake-facing side) of the tower.

The first floor has a green sheet covering it (no windows) so it is still being used as the Project Manager's office.

I think their first priority now should be to complete the full structure (38th, 39th, 40th & 41st floor) of the tower. Hopefully, they can pick up the same pace as before, going at a rate of 8days/floor, so fingers crossed by end-March, the X1 Tower should be fully constructed.

They insist that all 3 X-Towers would be handed over at the same time (July 09).

I took a couple of photos with my iPhone yesterday, will upload soon.

Hi guys,

Do you think that it is wise to sell now? or should I wait? and if I decide to sell what the price I should ask?

market is not good at the moment, prices around 700-1100 dhs/sqft .

to Tareq:
Better to sell it now if you have oportunity.
Prices going down and it will continue all the year.
I plan to buy properties in october-november, when it will be possible to buy 1BR in JLT for 500K, or maybe even less.
Few days ago villa in Meadows with 4BR was sold out for 1.6 MLN AED, it's in ~triple less than market price. Yes it was desperate sale. But in these days nobody buys for market price. I have properties in Dubai, i communicating with realty people, they say that no sales in these days, and if it happens it's distress sales and prices minimum less on 30% from market prices.

Just after few hours after i posted this message i got offer for 1BR Discovery Garden for 540000 AED. I understand that it's DG it's not JLT, but the point is that for same appartment my friend paid 950 000 in october, and that time it was good offer. Prices falling down very quickly, the main question is: "where is a bottom?" i say it is very far, and this slowdown it's only beginning of big changes.

crane of the X2 tower coming down and crane installation of the podium-acces road structure has begun.

19/February/2009

Jumeirah Bay

http://img258.imageshack.us/img258/1821/imresolt85ms5.jpg (http://imageshack.us)

http://img12.imageshack.us/img12/980/imresolt86hl8.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/1594/imresolt87dq8.jpg (http://imageshack.us)

Nice pics, Imre.
Are they taken from the podium parking of Goldcrest Views 1 ?

I can see an external lift on X1...will they be installing the rest of the glass /windows?

Anyone has an idea why they haven't completed the full structure of the building (38th-40th floor)? It doesn't take too long (8days / floor).

The parking / road access seems it will take at least 6 months.

pics were taken from my balcony:)


one external lift was removed but the second one still there , roof still missing ,I would still say Q1 2010 is the realistic handover date , that is the earliest.( I calculated with the summer time, ramadan etc..)

Parking - road structure is U/C , coming fast but still need time.

26/February/2009

Jumeirah Bay

http://img24.imageshack.us/img24/9913/imresolt10.jpg (http://imageshack.us)

Hi guys,

Do you think that it is wise to sell now? or should I wait? and if I decide to sell what the price I should ask?

My personal opinion , if you dont have any urgent financial obligations , it would be madness to sell now. Just hold on to apt till things start getting better. Once things start improving , this is good tower in excellent master development, so I believe project will stand out. You cannot compare it with discovery gardens in any way which is more like communist residential bloc.

I spoke with FGB today and they confirmed that the contractor will hand over the towers by June this year and then they will handed over to the end users, even there will be no electricity they been promised by DEWA to have the power by July but hat is big question mark, and FGB consider this the ned user problem not there own, as they have nothing to do with it.

Anybody got a clew about this?

Imre >> Any major / minor change between the 19 Feb photo & 26 Feb photo?

I see that the white panel on the side of the tower is starting to come up,
which eventually leads to the "ears" on the roof.

Tareq>> I also spoke to FGB (GEP), they also confirmed that the X1 tower would be
handed over end-June.
They said that as long as the full tower is complete interior & exterior, with
road access (ramp) to the 3 towers they would release it, even without the
Podium Parking. The basement parking under the building is obviously
completed, so that would be used.

Could some one tell me what is the exact hand over date for X3 and why developer has charged on gross area which is less than 20% from net area for example: one office has net area 745 Sq. Ft but they charge for gross area 894 sq.ft,,, is it true. But if you we see one lake plaza tower they charge only at net area.

Imre, Is it possible to take a photo of X1's roof from the top floor of your building, so that we can see what the hell is happening up there...

10/March/2009

Jumeirah Bay

http://i39.tinypic.com/2s7jqfn.jpg

http://i42.tinypic.com/1znbr13.jpg

http://i43.tinypic.com/izwdqo.jpg

http://i42.tinypic.com/e8o8w9.jpg

FGB said X-2 and X-3 ready end of June. X-1 will be later.
Any thoughts?
Also does anyone know what load capacity will be available for the shops? odd question but if you dont ask..
thanks alot.

Celtic,
FGB/GEP told me X2, X3 would be handed over in April, and X1 end June.
By the current status of the X1 Tower, August would be more realistic.
Did you speak to GEP Dubai or FGB Abu Dubai? Who told you X1's completion date?
What do you mean by load capacity?

The official Progress Report can be seen at:
www.gep.ae -> skip intro -> Developments & Projects -> Work In Progress -> Dubai Projects - Jumeirah Bay

Hi,

I spoke with GEP dubai regarding handover dates. As for load capacity, I was aking what amount of power is available to the shops? It can affect which services can run off that power load. They often have a very low capacity making it difficult for high power requirement operations (as an extreme case sunbeds! not that they are needed here)

Any update on this cluster? Interior / Exterior Photos ?
Work being done? Podium Parking / Road Access construction?

I'm sure the rain has had a huge impact on all construction sites.

02/April/2009

Jumeirah Bay

http://i44.tinypic.com/24vs3rp.jpg

http://i40.tinypic.com/207oto1.jpg

http://i39.tinypic.com/2r5f1pz.jpg

http://i42.tinypic.com/xfw7qb.jpg

05/April/2009

Jumeirah Bay

http://i43.tinypic.com/2ypgpxx.jpg

http://i43.tinypic.com/bgprw2.jpg

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

http://i42.tinypic.com/3011rvs.jpg

I was on site yesterday. Sorry I didnt get any photos.
Work was in full flow on the car parking/ramp. Cranes were operating on car parking and on building the white framework on the roof of X1. I was pretty happy with the man power and activity on-site. If I was to throw out a guess I would say mid-July for completion, as for handover who knows!

I was on site yesterday. Sorry I didnt get any photos.
Work was in full flow on the car parking/ramp. Cranes were operating on car parking and on building the white framework on the roof of X1. I was pretty happy with the man power and activity on-site. If I was to throw out a guess I would say mid-July for completion, as for handover who knows!

Well that means in all honesty June end handover seems really unrealistic, because whenever I call up they say June end handover for all 3 towers.Moreover, does any1 have an idea abt the street lighting in JLT?There are no street lights in JLT. Are they working on this? Any idea?

who knows when hand over will be. My guess is a complete random throw of the dice. As for street lighting. Good point, never been round there at night. maybe it will be candle lit as dewa wont supply the power!

Anyone know why it is so hard to get a DMCC license? I have heard it is a nightmare to open an office in JLT. not tried myself but it doesnt help rentals!

Construction wise, I guess it will be completed end of June, but handover wise, I don't think that they can manage it seems they have problem with DEWA with supplying power, so I don't think that it will be possible to hand over in June, enen though GEP they will try to blame DEWA so they can escape from delay penalty.

"TOPPED OUT"

Thats great to hear that it has topped out. not looking forward to paying the final 30% so if they fancied a few days off they get my vote. have a summer break i say! on the other hand at least construction has not stopped like many other projects!!

Is there a topping out ceremony?

Celtic>> Are you not planning to reside in X1 upon handover?

- I was wondering about the structure (the ears) on top of the building - is there just a one-piece that is going to be placed on top, or do they have to layer it.

- A friend told me he spoke to GEP, and they were confident of hand-over of all 3 towers by July, and that a meeting with DEWA was set up for the 15th April or before.

By the end of May, all the windows would have been inserted, and they would entertain visitors to view apartments/a show apartment, and owners could go ahead with the snagging process.

Gang,
I don't plan on moving in though I think it will be good in there. Great location and views should be awesome over. Close to train metro station too !!

I have some shops down there which I plan to use or rent out. quite a large payment at 30% on handover!

Still i look forward to finally seeing it complete as i have watched the development since day one. fingers crossed finishes are good.

Hey it would be gr8 if some1 can share the pics after it has topped out...
Any news on the parking construction and the finishes inside X1?

X1 Tower

http://i41.tinypic.com/t52m88.jpg


X2 Tower

http://i42.tinypic.com/20p1wrc.jpg


X3 Tower

http://i40.tinypic.com/30xigef.jpg

http://i43.tinypic.com/208d8i8.jpg

22/April/2009

Jumeirah Bay

http://i44.tinypic.com/2wgx7jt.jpg

http://i42.tinypic.com/259h8gh.jpg

http://i44.tinypic.com/21m4was.jpg

http://i42.tinypic.com/2ltrog4.jpg

http://i41.tinypic.com/1ijqcp.jpg

Heights of Jumeriah Bay Project Are ...

http://i39.tinypic.com/25p4bhw.jpg


Source
http://www.gep.ae

As per contract, we have to get compensated if the unit is not handed over after 1 year from the contractual hand over dated, so as from 01/06/2009 we should get compensation from FGB, did anybody check this one up with FGB? and what there intentions on that? and how to proceed with this?

anyone interested renting out an 900 sq ft office?

who knows when hand over will be. My guess is a complete random throw of the dice. As for street lighting. Good point, never been round there at night. maybe it will be candle lit as dewa wont supply the power!

Anyone know why it is so hard to get a DMCC license? I have heard it is a nightmare to open an office in JLT. not tried myself but it doesnt help rentals!

I dont thing so ... i am working on getting a license lets see how it goes

Hey Tareq, thats a very valid question.Will try and give them a call and see what they say and will share the same.Let us know if you have any news as well.Some weeks back I have heard that they were actually waiting for the client(FGB) to finalise the door works for the entire tower.There was some quality issue with the old supplier who had done the work for the doors and they had rejected the same and its been more than 6 mths and they have not yet finalised a new supplier for the same.Any1 heard abt similar news??

I dont thing so ... i am working on getting a license lets see how it goes

Hi Mmughal,
My friend is also on the case to try get a license. I will keep you posted to how he gets on. His first impression was that they are now trying to be very help full... a step in the right direction i guess.

Hey Imre,

How's the view of Jumeirah Bay? Any photo update?
How much longer will it take them to complete the Podium Parking / Road Access?
Is the glass work complete on the lake-facing side?

Anyone have interior photos ? It would be great to see how it looks.

Any one got an idea when we can do a legal site visit of any of the towers?
Anyone been in contact to see updated handover dte?

15/May/2009

Jumeirah Bay

http://i40.tinypic.com/dg6ia1.jpg

http://i41.tinypic.com/1414328.jpg

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

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

http://i44.tinypic.com/28i68lg.jpg

Whats happening with the X1???Any news on the same? Hey Imre could you please share some latest new pics??

Last news as of 18th May: All the interior fittings & fixtures of X1 are complete. The exterior glass/windows to be completed mid-June. The roof (ears) is also expected to be done by mid-June.

As of 2nd May, DEWA connection was installed/completed in all 3 towers.
The only worry they have now is the podium parking / road access, but they insist the tower is still on schedule for handover in July.

Last week I got a call from FGB Abu Dhabi, (first call since I signed the contract 2yrs ago). They called with regards to Life Insurance cover for residents.

Expecting another update in 2weeks....

Hey Gang thanks for the update....it was almost 3rd week of april when I last know is that there was some issue with the interior fittings of X1 specifically pertaining to the doors(main doors,wardrobe,kitchen doors etc)....they were not happy with the quality and were planning to change it and this issue was going on for many months...so i dont knw whether that is sorted out.....but if they insist on july handover...that is great....lets keep fingers crossed.....

Just spoke with GEP.
X-2 and X-3 is complete and under commissioning as we speak. X-1 was under progress and no date given for expected completion or handover.
Site visits will only take place when podium ramp is completed, expected in 1 - 2 months time. Gep will advise completion date one month before handover.

they are removing the first crane from the parking-podium structure now

Imre >> What's next after removing the crane from the podium structure?
Do they start laying down the tarmac? How long will this take?

one crane still there , no idea when they will remove, when they removed still lot of works left.

are you sure there is DEWA connection?

still just a few lights on and generators still there...

31/May/2009

Jumeirah Bay

http://i43.tinypic.com/2qtfw2w.jpg

http://i40.tinypic.com/7105cn.jpg

Does anyone know what is happening (or not happening more like) at the site half out of the ground next to the X - cluster ?
At one point it was ahead of the X ckluster!!

Does anyone know what is happening (or not happening more like) at the site half out of the ground next to the X - cluster ?
At one point it was ahead of the X cluster!!

Celtic>> Check out Imre's post on August 30th at this link
http://www.skyscrapercity.com/showthread.php?t=305937&page=8

The Anantara Resort Hotel & Spa
Tower 1: Spa Hotel
Tower 2: Hotel Apartments
Tower 3:Anantara Residences

07/June/2009

Jumeirah Bay

crane removing

http://i44.tinypic.com/1zvvjt0.jpg

http://i44.tinypic.com/2ag29av.jpg

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

http://i39.tinypic.com/30catyh.jpg

http://i44.tinypic.com/20fp1s3.jpg

Green Emirates {roperties told me yeaterday that X-1 is delayed. Should complete by end of 2009 !! X-2 and X-3 end of July early August. Does anyone know what / if any compensation we should get as a result of this late completion / handover ?

they will say all delays because of the DMCC ( parking and road access) ...X2 and X3 wont be handed over in July or August, office towers without parking? impossible..

Q1 2010 is still realistic for the handover of the 3 towers.

http://i42.tinypic.com/wv5zki.jpg

Imre I would agree that Q1 is the realistic date for handover. Has anyone been inside to see what the fixtures/finishings are like ?

Celtic>> Do you read previous posts before posting here?
I posted interior photos of X1 earlier #192

Gang.
Thanks for the photos. Yes I had a read. To physically see and touch the fixtures and fittings, to see the brands which have been used and to check the quality of workmanship is what I was looking for. My eyes aren't the best so I cant see these things from the great photos.

I do appreciate the photos, thanks for them.

does any one know if we are going to be paid something for delay? and what is the process to get the money? i called the dubai office (green properties) and they said we cant advise you you nneed to seek a lawyer to review your contract. please let me know,
thanks.

please share any information that anyone has on getting money back from this stupid companay who has delayed the project for over a year CAN WE GET SOME MONEY BACK FOR PENALTY.

Good point IOU, I am in the same boat. They will blame DEWA / DMCC for late handover but say that the building is complete from their side !! Before making last payment be sure to see a copy of the actual completion certificate. I will check my contract this week and see what my lawyer says on this issue.

Gang.
Thanks for the photos. Yes I had a read. To physically see and touch the fixtures and fittings, to see the brands which have been used and to check the quality of workmanship is what I was looking for. My eyes aren't the best so I cant see these things from the great photos.

I do appreciate the photos, thanks for them.
No problem Celtic, I hear you.
Yes. It would be great to check out the quality of the fixture/fittings in person.

I visited Palladium, Green Lakes, Al Shera & few other Towers in JLT via the road access /ramp, while they were all still under construction.

The difference with Jumeirah Bay is the ramp is being constructed after the tower has topped out. It was Nakheel's demand for X, Y, & Z clusters to complete the tower first.

With regards to reimbursement for delay, I was told by GEP that there would some settlement according to the contract. I will find out more on 20th June.

The annoying thing is that there has not been 1 letter of correspondance from FGB/GEP regarding any update or the delay to appease the owners.

DEC Tower in Dubai Marina provided all tenants with a 42' LCD TV, & complete Kitchen Appliances courtesy of SharafDG for the delay of handover.

FYI: DEWA is already active in the 3 Towers.

1ST-GUYS WE NEED TO WORK TOGETHER SO WE CAN GET OUR MONEY FROM THESE PEOPLE.
THEY ARE INCOMPETENT AND THEY DONT KNOW WHAT THEY ARE DOING.
ON THE CONTRACT ON CLAUSE 5-5.1-5.2-5.3-5.4 IT TALKS ABOUT THE PENALTY AND IT SAYS THAT FIRST OF ALL THE OWNERS/BUYERS SHOULD BE NOTEFIED OF ANY DELAY 3 MONTHS AHEAD AND IN WRITING WICH NEVER HAPPEND TO ME. ALSO THAT WE SHOULD BE PAID BASED ON THE DIBOR INDEX FOR EVERY MONTH THAT IS LATE. THE CONTRACT IS NOT SO CLEAR BUT FROM WHAT I UNDERSTAD OF IT WE ARE IN TITLED TO BE COMPENSATED SINCE LAST AUGUST.
2ND- DOES ANY ONE KNOW WHAT THE MARKET RATE FOR X2 IS NOW PER SQFT?
THANKS.

....1ST-GUYS WE NEED TO WORK TOGETHER SO WE CAN GET OUR MONEY FROM THESE PEOPLE.
THEY ARE INCOMPETENT AND THEY DONT KNOW WHAT THEY ARE DOING.
ON THE CONTRACT ON CLAUSE 5-5.1-5.2-5.3-5.4 IT TALKS ABOUT THE PENALTY AND IT SAYS THAT FIRST OF ALL THE OWNERS/BUYERS SHOULD BE NOTEFIED OF ANY DELAY 3 MONTHS AHEAD AND IN WRITING WICH NEVER HAPPEND TO ME. ALSO THAT WE SHOULD BE PAID BASED ON THE DIBOR INDEX FOR EVERY MONTH THAT IS LATE. THE CONTRACT IS NOT SO CLEAR BUT FROM WHAT I UNDERSTAD OF IT WE ARE IN TITLED TO BE COMPENSATED SINCE LAST AUGUST.
2ND- DOES ANY ONE KNOW WHAT THE MARKET RATE FOR X2 IS NOW PER SQFT?
THANKS.

Points: 5.1, 5.2, 5.3, & 5.4

http://i44.tinypic.com/23jr3iq.jpg

Hi IOY I completely agree with you that we need to work hand in hand.Firstly we need to understand what can be done legally,consult a lawyer and we should all do it together.

i am currently speaking with a firm in dubai who will give me some legal advise on this matter. i dont live in dubai so i cant just walk in some where so i am a litle limited, but doing my best to get to the bottom of this. but i belive that more then one firm should be consolted to get more then one opinion and make a wise decision based on that. as soon as i hear from these guys i will let you guys know here but i advise others to also do some legal reserch,
thanks.

i hear x3 is shell and core ie no walls or ceilings...will cost atleast AED 70/sqft just to build it... also seems dmcc is a very stringent on its rules for rent...very difficult for lot of industries to come in....and very expensive as well....

same thing for x2 is just a shell and yes only a specific type of business can be opend in dmcc.

does any one know market price for x2?

outside elevator of X1 is going down, already on half way.

Thanks Imre for the update.
How's the progress on the Podium Parking/ Road Access?
Filling of Lake Allure?

anyone heard anything for the penalty?
someone should be getting back to me with some answers on it within couple days

Thanks Imre for the update.
How's the progress on the Podium Parking/ Road Access?
Filling of Lake Allure?

progress good , I think only the last floor left but still need time , as I said before that is a difficult structure with 4 elevators, fire system etc..

Lake works almost done , I think in the next 1-2 weeks they can finish it, so maybe June or July we will see water there :)

GEP said to me that hey are "thinking how to approach the late delivery penalty". They knew the property was going to bve late 6 months ago so they have had plenty of time to "Think of their approach". Anyhow, GEP are moving office as we speak to the new FGB head quarters on Shk Z road. I have emailed Olga olga.yakovenko@gep.ae for an answer as to their approach. I will also go into their new office on monday for an update. I would imagine they will deduct it off our final payment of 30% but probably have an admin fee for doing so !!
GEP claim that the handover of X2 and X3 has already begunand so they are not late !! they wont get away with this as they do not have a completion certificate !
As for getting licences in JLT from the DMCC. The DMCC have realised that they need to loosen the rules for companies. They are now being extra helpful in trying to get companies into JLT, it seems like a complete U turn for the better.

GEP claim that the handover of X2 and X3 has already begunand so they are not late !!

are they just joking?

those towers sill not have a parking-road access from the main road.

and they dont have a DEWA connections , all generators still there.

HI

I have a flat in X1,the problem we can't plan our rent! when should pay and when I dhould move. Maybe we should fine a law firm that represt us all? what do you think guys?

I think we wait and see how they plan to compensate us. If they try any funny moves like:
1 - say handover has begun (Through the letter they have supposedly sent us!)
2 - try charge an admin fee for their paper work
3 - Don't give us any compensation
Then we can go legal. Legal is not the way forward at this time. Lets see their next move and take it from there. I will be meeting GEP on Monday and will report back.

celticmonkey your the best, thanks for your good work
i am still waiting for the firm in dubai to get back to me i hope that is soon.
yes i do agree with you and wait for their plan to be unfolded.
i never received any letters from them on the building been late i was just told after i called them 200 times and that stupid lady Annalisa who is such a moron she never gives a straight answer. anyways we cant occupy a building without a parking structure or it been completly built so is not completed.

stronzo!!!!!!!!!!!!!!!

fsafarini. please learn how to type in english before looking for help. go to google.com and click on languege tools or i made it easy for you and you can click below and type in your languege and then translate
http://www.google.com/language_tools?hl=en
your question doesent make sense.

REPLY FROM GEP:

I would like to inform you that our management fully aware of your request/issues as this is high priority for us at

the moment.

I’m waiting confirmation from Abu Dhabi head office regarding all your queries and I will write to you again whenever I’ll receive any update on this project.



Meanwhile you can check construction update for X1 project on our corporate website www.gep.ae



The main delay is due to not finishing podium in X1, X2, and X3 towers and once I’ll receive official information regarding completion/handover I will inform you immediately.



Sorry for inconvenience and please contact me for further details any time.

To iownyou

I think you are rude and foul, I meant to say represent us. it's a typing mistake you idiot, I can teach you English F*** iown

dear celtic monkey
i have a office in x3. is there a delay penalty that GEP is supposed to give us....i dont think i saw it in the contract...please let me know...As far as DMCC is concerned have you heard of anyone being able to rent out offices easier . I heard they are pretty expensive and very restrictive in type of businesses landlords can rent to...this was as close as last week..appreciate an update

sam

The license at DMCC costs 32K, and renewal 22K annually, they are also take other charges. Not easy to rent. Rent avarage is 90/sqf
I have offices in Liwa Heights, very complicated procedures to open an office. will take min 1 month

fsafarini

i didnt use any nasty language towards you idiot i just told you that if you want people to help you , you need to know how to write in english. i am an american you idiot so I dont need you to teach me english............... i hope you never rent your unit and get a flat tire.

The license at DMCC costs 32K, and renewal 22K annually, they are also take other charges. Not easy to rent. Rent avarage is 90/sqf
I have offices in Liwa Heights, very complicated procedures to open an office. will take min 1 month

If they dont want empty towers they should change the rules soon otherwise what is the point of the commercial towers there.

Occupation is around 10-20% now and even for 70 dhs/sqft/year no takers.

Hi, guys, do you have any information about registration these towers in Land Departament?
And any ideas about selling price of 2B/R duplex in X1, are they available on the market?

Thx

fsafarini

i didnt use any nasty language towards you idiot i just told you that if you want people to help you , you need to know how to write in english. i am an american you idiot so I dont need you to teach me english............... i hope you never rent your unit and get a flat tire.

American, no wonder....

If they dont want empty towers they should change the rules soon otherwise what is the point of the commercial towers there.

Occupation is around 10-20% now and even for 70 dhs/sqft/year no takers.

And service charge 20-25/sqf!
Rent depends on the building, Right, many empty offices and there are to70-100/sqf, X2 & X3 will add huge of stock to the market!

<< stronzo!!!!!!!!!!!!!!! go to google.com and click on languege tools or i made it easy for you and you can click below and type in your languege and then translate your question doesent make sense. >>

IOU>> This is a forum to discuss the progress of Jumeirah Bay, not a language forum to belittle each other. There are people from all over the world who have invested in these properties, so English may not be their mother tongue, plus we all write fast, and sometimes in sms style short messages. You have also mis-spelt "language", and "doesn't", so don't pick on others.

Fsafarini>> Are you based in Dubai? Which floor is your flat in X1? 2-BR?

Celtic Monkey>> Thanks for posting the GEP reply.

Imre>> Any new photos?

Hi Gang

I agree with you, and apologize for the others in the forum.

My flat in 2nd floor, 2 bed room, I am based in Dubai.

The GEP never given us a good answer, other developers usually inform customers of estimation and project status when there are delays. GEP has one answer, WAIT! Our Management! What a management that never gives attention to customers!

Dont fighting , I will post new photos soon.

as I promised, took 5 min ago:)

22/June/2009

Jumeirah Bay

http://i41.tinypic.com/152f2uw.jpg

http://i43.tinypic.com/syt56x.jpg

http://i43.tinypic.com/r09usg.jpg

http://i42.tinypic.com/2cr4v1e.jpg

22/June/2009

JLT X plot parking-road progress and lake works around the X,Y,Z plots

http://i41.tinypic.com/29276s0.jpg

http://i41.tinypic.com/20r2ovp.jpg

http://i41.tinypic.com/2dgn5mq.jpg

http://i44.tinypic.com/wk1e9f.jpg

http://i39.tinypic.com/10sab2t.jpg

http://i39.tinypic.com/f1jyw8.jpg

Does anyone know what is going on with the plot next to X cluster (I presume Y cluster), construction stopped long ago. any ideas of the plans for it?

Z plot, Anantara Towers , ON HOLD now.

yes celticmonkey your right .
thanks

just got an email from my source in Dubai and they told me according to the contract they will have to start paying us interest starting next month on all the payments they have received but i i already knew that my self so i told them that i and it seems everyone else didn't receive any papers saying the project was going to be delayed. i only found out once i called them 200 times and only then i found out that it was going to be delayed. so i will look further into it and keep you guys updated

Imre, As always very detailed and great photos. There's still alot of work remaining.
- Glass work on top 5 floors -Retail Complex -Roof -Road Access -Landscaping

I really hate to say this, but December could be a more realistic handover date.
Let's hope it doesn't go later than that.

Now everyone's just waiting for FGB to pay the compensation fees for the delay.

i was once told that dubai land dept. was thinking of opening up all restrictions on dmcc properties and letting anyone open a business there. dont know if this is true.

so now we just need to wait and see how things play out. my lawyer said to wait till the hand over the keys and see what they say then and if they come up with some kind of excuse then thats the time we shall take action.

spoke to 3 leasing companies in dubai and all said that rental rates are between 120 to 160 in x2. but this is if is not a shell. if shell it will cost about 20 dirham per sqft to finish the inside.

Spoke to GEP Abu Dhabi.
There is a 2-month further delay. New expected handover 1st week September.
Confirmed DEWA is in place. Snagging process end-August.
A letter (the first) will be sent out to all owners of offices & apartments informing of the delay, re-imbursement payments etc...

great thanks gang2098

Hi Gang,
Thanks for the update...it is really helpful and nice of u to keep all of us informed....Please could you let us know what re-imbursement payment are they planning if you had a chance to speak to them in detail abt it???Also did they confirm that September is going to be handover for all 3 towers???

Just received an email from GEP saying the management are still working out what their plan of action is. When they do they will send a letter to us. In other words they have no idea and are trying to buy time. I have paid huge fees for late payments and I will not lie down from GEP paying me my dues. lets see how they play it out.

When he told me first week September, I immediately replied
"I hope there is no further delay after that"
He said "It's in Nakheel's hands to build the Podium & Road Access, and we've been pushing them to complete it asap, but we need the last payment from "The Purchaser" so we can finalise things, so I expect September to be the deadline."
He mentioned that X2 & X3 are 100% complete exterior & interior, but that all 3 towers will be handed over together, and a letter would also be sent to the Office owners."

The person I spoke to didn't really know anything about the re-imbursement, but said that the letter would detail everything, and a company has been outsourced to handle the communication with owners, snagging, re-imbursement paperwork. If there are any further queries after receiving the letter, we could speak to them.

humm...... i hope we actually get something in the mail from them. but at this point the longer they take the bigger the penalty is.

Any latest photos? New updates?

what will be the future of dubai? for landlords? residents? tourist? etc....... obviestly dubai is the bigger picture and JLT is the bottom line for us. anyone wants to throw out some ideas or some proff?

http://i29.tinypic.com/f101vl.jpg

http://i27.tinypic.com/2q2o7b5.jpg

That looks like some UGLY tiling and shocking hospital lighting in the kitchen!
End of October handover sounds possible! thats 5 months dibor we should receive if i am right? anyone have a clue on that or what the dibor rate is?