I made it with only AED 1375 per SQF:banana:

Well done.

Just image in 4/5 years time when going rate is 5,000 psq ft that will seem ridiculously cheap. :)

hotty investment ever not only here all over dubai marina will be above 2000psqft soon it finished ..

Dear Imre, When they will cast the 4th slab?

Imre, are you on valentine leave?

Shortterm renting in the marina is 700 AED per day for studios - does anybody know what the rental bureaus demand for their services ? 20% of rental income is my best estimate but this is just based on the 5% they take doing shortterm.

I calculate with 70% occupancy - is this too optimistic ? I guess the summer months are not that attractive...

Any comments will be appriciated

Morten, I am just about to pay my deposit for 2 resale studios, are you sure we allowed short term lets?

Morten, I am just about to pay my deposit for 2 resale studios, are you sure we allowed short term lets?

Sure ? No not really - it is not specified anywhere that it is not allowed. In JBR it was a disapointment when it was declared that short-term renting was not allowed. Still many does this in JBR.

BTW congratulations with your apartments - see you soon for the grand opening :-)

Can't help making a contribution to this forum - there is simply no stock in Dubai - and simply because developers want to rake in as much as possible and that is only possible if the near completions stand still as near completions - mid completions have not even started levelling the sites yet -

Can't help making a contribution to this forum - there is simply no stock in Dubai - and simply because developers want to rake in as much as possible and that is only possible if the near completions stand still as near completions - mid completions have not even started levelling the sites yet -

Can you explain this in English please ?

Thanks Morten, I am in now with my 2 tiny studios, I might have paid more than people who bought in December when I thought it was ridiculously expensive but after been looking for 6 weeks I could find nothing from a quality developer which will be ready next year for under 800,000AED. The market in Dubai at the moment is boiling and IMO any where in the Marina whether its east or west will appreciate by at least 30% by next year. Dubai promenade and Marina mall apartments keep pushing prices up and up in the rest of the marina.

Thanks Morten, I am in now with my 2 tiny studios, I might have paid more than people who bought in December when I thought it was ridiculously expensive but after been looking for 6 weeks I could find nothing from a quality developer which will be ready next year for under 800,000AED. The market in Dubai at the moment is boiling and IMO any where in the Marina whether its east or west will appreciate by at least 30% by next year. Dubai promenade and Marina mall apartments keep pushing prices up and up in the rest of the marina.

Congratulations on your purchases, will be a good investment, especially as construction has been moving along at a fair pace now the last few weeks.

Can I ask what size are your studios and what you paid ? Also how are the payments structured ? is there any finance option such as long term payment plan or mortgage availability ? Thanks.

Thanks Morrismarina, I hope I made the right move, I paid about 750k per each for just under 400sqft each.The payment plan is 15% every 4 months. The current developer price is now 850K. They are very hard to find in the secondary market, the guy I bought from (I hope he is not reading this) wanted more and more very day . I expect the price to hit 1 Million within the next few months. I don,t intend to resell them as I believe these tiny studio with their very low maintenance fee will let easily for singles or couples or Short term holiday lets.As far as it concerns the finance I am told that this can be arranged by national bank of Abu Dhabi.

Thanks Morrismarina, I hope I made the right move, I paid about 750k per each for just under 400sqft each.The payment plan is 15% every 4 months. The current developer price is now 850K. They are very hard to find in the secondary market, the guy I bought from (I hope he is not reading this) wanted more and more very day . I expect the price to hit 1 Million within the next few months. I don,t intend to resell them as I believe these tiny studio with their very low maintenance fee will let easily for singles or couples or Short term holiday lets.As far as it concerns the finance I am told that this can be arranged by national bank of Abu Dhabi.

I am told 90% finance - but I dont know which banks. The developer has a good reputation in Abu Dhabi regarding completion and finish.

Thanks Morrismarina, I hope I made the right move, I paid about 750k per each for just under 400sqft each.The payment plan is 15% every 4 months. The current developer price is now 850K. They are very hard to find in the secondary market, the guy I bought from (I hope he is not reading this) wanted more and more very day . I expect the price to hit 1 Million within the next few months. I don,t intend to resell them as I believe these tiny studio with their very low maintenance fee will let easily for singles or couples or Short term holiday lets.As far as it concerns the finance I am told that this can be arranged by national bank of Abu Dhabi.

750 k is not that bad - and you told me these were higher located studios. Always difficult to say if there are better deals out there - but this one seems pretty safe I would say.

***

Thanks Morrismarina, I hope I made the right move, I paid about 750k per each for just under 400sqft each.The payment plan is 15% every 4 months. The current developer price is now 850K. They are very hard to find in the secondary market, the guy I bought from (I hope he is not reading this) wanted more and more very day . I expect the price to hit 1 Million within the next few months. I don,t intend to resell them as I believe these tiny studio with their very low maintenance fee will let easily for singles or couples or Short term holiday lets.As far as it concerns the finance I am told that this can be arranged by national bank of Abu Dhabi.

Thanks for the info. Yes you've definitely made a good move, in two years time you'll be laughing at what you paid.

I'm debating whether to bail out and sell my unit in Bay Central as it's going to take so long to complete and don't think I'll be able to hang in there long enough and have to sell at some point - may be better to get out now before Marina prices get too crazy. Perhaps buy a studio here. At least if Zumurud completes next year I'll have some rental income comming in............I feel another sleepless night comming on.

Thanks for the info. Yes you've definitely made a good move, in two years time you'll be laughing at what you paid.

I'm debating whether to bail out and sell my unit in Bay Central as it's going to take so long to complete and don't think I'll be able to hang in their long enough and have to sell at some point - may be better to get out now before Marina prices get too crazy. Perhaps buy a studio here. At least if Zumurud completes next year I'll have some rental income comming in............I feel another sleepless night comming on.

Morris - if you are looking into buying in Zumurud I think the developer asks a little bitsy optimistic prices as he wants to keep some for completion and he has sold about 60-70% (just a rumour though). Try resales first.

I have been very much in contact with SP the last month regarding 1 beds in Bay Central as I love that project - but I havn't had the courage as I know by myself if this includes too much frustration - this might not be worth the money. I am close to buying in LHB instead.

Morris I considered buying one bed in bay central from Beppe, I think it is still available, my choice was one bed in bay central or 2 studios in Zumurud, I decided to go for Zumurud because I wanted return on my money next year.Also one bed rent now is about 100k but 2 studios will be about 140 k.So it made more sense to buy in Zumurud.

Well done.

Just image in 4/5 years time when going rate is 5,000 psq ft that will seem ridiculously cheap. :)

BOLL**KS!!

BOLL**KS!!

So what's your estimate of Marina prices in FIVE years time ??

According to Alineah.com the average marina price is 1470AED/ft2. That is double what it was 3 years ago. These will be the 3 highest years due to the weak dollar. As the dollar regains strength the growth will slow. Based on this I would say no more than 2500 in 5 years.

If Morris is correct then the average 2 bed will be hard to find for less than £1million. Just does not seem possible somehow.

I also believe we have almost seen most of the growth in the SZR area including Marina, JLT, BD and BB - maybe another 2 years of solid growth left - and as this one is at the tail end - its mostly driven by hype and speculation - and the people who missed out earlier trying to jump in at whatever cost - just look at BD release last saturday - investors queing up at 3.00 am and everything sold out in a day, 1 beds at 2.03 million dollars - so i think we will be peaking within couple of years - as such my prediction for the marina is average of 2000/2200 dirhams psf (max) 5 years from now - that will include any reasonable correction

Morten, I am just about to pay my deposit for 2 resale studios, are you sure we allowed short term lets?

Dear DXB1ST,from where we can buy in the secondary market?

and how much u paid for the transfer?

I also believe we have almost seen most of the growth in the SZR area including Marina, JLT, BD and BB - maybe another 2 years of solid growth left - and as this one is at the tail end - its mostly driven by hype and speculation - and the people who missed out earlier trying to jump in at whatever cost - just look at BD release last saturday - investors queing up at 3.00 am and everything sold out in a day, 1 beds at 2.03 million dollars - so i think we will be peaking within couple of years - as such my prediction for the marina is average of 2000/2200 dirhams psf (max) 5 years from now - that will include any reasonable correction

How can the price be 2k in 5 years if this is the minimum current Price for new launches?

How can the price be 2k in 5 years if this is the minimum current Price for new launches?

I assume he considers the oversupply which will reduce the demand and therefore the prices........
IMO that is a very conservative approach ..... but acceptable for a long-term investment :):):)

How much will a studio cost in Zurumud in 5 years. At the moment they are selling for 2000 psf! :nuts:

Studios are a developers dream for early returns. I am predicting that in the long run the big money will be in towers with no studios and few or no 1 beds, low density. These will become the exclusive properties. Le Reve, Marinascape et al.

You forgot the Jewles :lol::cheers::cheers:

I also omitted Dorrabay so as to remain unbiased and balanced in my posting :okay:

prices will reach AED 3500/sqf in Marina by end of this year.

So what's your estimate of Marina prices in FIVE years time ??

minimum 4-5000 dhs/sqft

why?

inflation is too high here
material cost ( 20-30 % /year)
workers cost
land prices
demand
etc...

prices will reach AED 3500/sqf in Marina by end of this year.

can be true.

Yesterday I had a meeting with a developer , they have a plot in Dubai Marina and they have just calculated everything, launch prices should be minimum 2000 dhs/sqft but they will sell only 10-20 % of the total apartments with that price, next step is 2300 and after 2500 , they are selling only 50-60% rest of apartments will sell just after the completion.

Welcome back IMRE, missed you dearly and DO NOT move again…..you are not allowed.

still not moved, just the internet connection was bad:)

Some people who are trying to underestimate how good Zumurud is as an investment ,can they please tell us what the alternative investment in the marina is?

Can they also look at this adverts from Gulf News today:

MARINA MALL studio 456ft 2.2 Million
HARBOUR RESIDENCE 463 FT AT 894,654 AED( Completion at least 4 years from now)

The days when 1 sq ft was 1000AED have long gone and anyone looking to invest in location and quality should be looking to spend over 2 k / sq ft now and 3k next year. By the way I haven't bought in Zumurud because I missed the boat as some suggest, I have already invested elsewhere 2 years ago when Marina prices were 1 k/ sq ft and happy to see my investment doubles, I bought In Zumurud because IMO it Will achieve one of the best investment returns. Watch out, wait and see prices going up and up by a t least 50% per year till they reach 5k/sqft.

From the Developer + 7 pictures

..

Dear clients,

ZUMURUD reached the 5th floor, 3 floors will be casted in Feb only, unprecedented progress in Marina.

Thank you
....

http://img137.imageshack.us/img137/3861/picture002ne1.jpg (http://imageshack.us)

http://img167.imageshack.us/img167/9350/picture005fd2.jpg (http://imageshack.us)

http://img264.imageshack.us/img264/7571/picture008ng6.jpg (http://imageshack.us)

http://img264.imageshack.us/img264/6624/picture012nb6.jpg (http://imageshack.us)

http://img264.imageshack.us/img264/3957/picture024wg1.jpg (http://imageshack.us)

http://img167.imageshack.us/img167/1835/picture029bj2.jpg (http://imageshack.us)

http://img225.imageshack.us/img225/4468/picture036rr6.jpg (http://imageshack.us)

thankx for the pics Imre:)
today in the gulfnews I saw one studio in zumurud for 619,000/- resale.I called and they said it is true.I think it is a good price for resale as the developers price is too high now
so any of you guys who missed the boat first time check it out.it may be available still if you are lucky.

thankx for the pics Imre:)
today in the gulfnews I saw one studio in zumurud for 619,000/- resale.I called and they said it is true.I think it is a good price for resale as the developers price is too high now
so any of you guys who missed the boat first time check it out.it may be available still if you are lucky.

That was Morten !!, thx Morten

anybody knows which project was attractive in the Dubai property show?

ooops sorry Morten!!!.,I was in a hurry when I wrote it.and thanks zaid stone for correcting it.

thankx for the pics Imre:)
today in the gulfnews I saw one studio in zumurud for 619,000/- resale.I called and they said it is true.I think it is a good price for resale as the developers price is too high now
so any of you guys who missed the boat first time check it out.it may be available still if you are lucky.

Hi Anuki

You are welcome - but it is not Imre quality. I actually also saw this studio you talked about in the g4... etc site - I think linked to Gulfnews - I emailed them - but got no answer. Yes, it is a good deal but these days the seller hike the price if the interest seems significant - but I would not think he would go to 800 k AED. There need to be some resales before the developer price is balanced out.

minimum 4-5000 dhs/sqft

why?

inflation is too high here
material cost ( 20-30 % /year)
workers cost
land prices
demand
etc...

possibly but also maybe over optimistic...probably better to restrict to two years forecasting... a sceptic may say

still dont know if workers cost will dip in 5 years as we dont know immgration policies then

demand..u r right there but we dont know the buyer's sentiment... nor do we know the growth of other regions there (but then u could argue back dubai is ahead of them already in terms of supply)

material costs: hmmm... yea ...tht would rise in the considerable future

land prices: ..pretty much a given

stell prices will be increased 70% effective April 1st, acording to financial times, Feb 19th issue.

stell prices will be increased 70% effective April 1st, acording to financial times, Feb 19th issue.

Where did you read this? can you post it please?

stick to the project itself and move the investment related discussions to the property thread guys. Thanks.

block works have already started on the 1st and 2nd floor.

No photos Imre?

I am moving and busy but I hope I can take pics on Friday, from the roof of the Marina Diamond 2.

Where did you read this? can you post it please?

Dear DXB1ST, as I told u, in the financial times, 19th Feb issue. Unfortunately I throw it. U needs online access to check it. By the way oil passed $101 today.

Where did you read this? can you post it please?

I hope ur new home will be near Zumurud!!

I am moving and busy but I hope I can take pics on Friday, from the roof of the Marina Diamond 2.

I hope ur new home will be near Zumurud!!

[QUOTE=Zaid_stone;18554728]Dear DXB1ST, as I told u, in the financial times, 19th Feb issue. Unfortunately I throw it. U needs online access to check it. By the way oil passed $101 today.[/QUOT


Contract iron ore prices to rise 65 pct this year - report
February 18, 2008: 06:58 AM EST


Feb. 18, 2008 (Thomson Financial delivered by Newstex) --

SHANGHAI (XFN-ASIA) - Chinese state media reported that the contract price for iron ore will rise 65 pct for the year starting from April.

The price hike has been agreed by Japan's Nippon Steel and Brazilian miner CVRD and will be adopted by other miners and steel makers, the China Securities Journal reported, citing an unnamed source.

Earlier today, officials in South Korea said steelmaker POSCO (NYSE:PKX) had agreed to a 65 pct increase in iron ore prices in a joint deal that would set a global benchmark for the raw material.

China's largest steel firm Baosteel Group is likely to conclude talks on iron ore prices in February, Xu Lejiang, chairman of Baosteel, was quoted as saying.

Baosteel represented China in the talks with the world's three largest miners -- Anglo-Australian groups BHP Billiton (NYSE:BHP) and Rio Tinto, and Brazil's CVRD -- to hammer out the annual contract prices for iron ore.

A Baosteel spokesman said he was unaware of the outcome of the talks when contacted by Agence France-Presse.

The report said an announcement on the details will be released today or tomorrow.

Thanks Zaid for the link - this is bad news for some of the unfinished projects without a contract on the building material. More than ever the choice of developer is important.

So they are doing block work now at Zumurud - they really have to slow down as they will challenge my payment plan serverly :-)

BTW I had a forecast made by a short term rent agent regarding Zumurud. Zumurud looks like this (sorry krazy - this is the last time I talk financials on this thread):

http://img514.imageshack.us/img514/3016/zumurudev7.png (http://imageshack.us)

I wonder what occupancy rate you would get in reality for short term?

Me too, any one has his or her apartment rented (short term)? please tell us the real occupancy rate.

I wonder what occupancy rate you would get in reality for short term?

I havnt a clue - I think above 50% - and if you want to use the apartment for own use - then short-term seem to be a good option.

[QUOTE=Zaid_stone;18554728]Dear DXB1ST, as I told u, in the financial times, 19th Feb issue. Unfortunately I throw it. U needs online access to check it. By the way oil passed $101 today.[/QUOT


Contract iron ore prices to rise 65 pct this year - report
February 18, 2008: 06:58 AM EST


Feb. 18, 2008 (Thomson Financial delivered by Newstex) --

SHANGHAI (XFN-ASIA) - Chinese state media reported that the contract price for iron ore will rise 65 pct for the year starting from April.

The price hike has been agreed by Japan's Nippon Steel and Brazilian miner CVRD and will be adopted by other miners and steel makers, the China Securities Journal reported, citing an unnamed source.

Earlier today, officials in South Korea said steelmaker POSCO (NYSE:PKX) had agreed to a 65 pct increase in iron ore prices in a joint deal that would set a global benchmark for the raw material.

China's largest steel firm Baosteel Group is likely to conclude talks on iron ore prices in February, Xu Lejiang, chairman of Baosteel, was quoted as saying.

Baosteel represented China in the talks with the world's three largest miners -- Anglo-Australian groups BHP Billiton (NYSE:BHP) and Rio Tinto, and Brazil's CVRD -- to hammer out the annual contract prices for iron ore.

A Baosteel spokesman said he was unaware of the outcome of the talks when contacted by Agence France-Presse.

The report said an announcement on the details will be released today or tomorrow.

Sorry can't see Zumurud mentioned here ???

I havnt a clue - I think above 50% - and if you want to use the apartment for own use - then short-term seem to be a good option.

New hotel going to be just 50 m from the Zumurud ,I am sure they will always busy and maybe we can make a deal with them:)

http://www.skyscrapercity.com/showthread.php?t=422779&page=2

Morten, thanks for the forcast you posted.So for a minimum occupancy rate of 53% you can achieve a net yield of nearly 10% which is excellent, but for me same occupancy rate achieves only 8.6% which is still very good. Its all about timing.

UAE Dirham dipped 1% today, free discount to buyers.

I am moving and busy but I hope I can take pics on Friday, from the roof of the Marina Diamond 2.

Awaiting your photos Imre

roof of the Marina Diamond 2 was closed :)

22/February/2008

Zumurud

http://img209.imageshack.us/img209/260/imresolt081da4.jpg (http://imageshack.us)

http://img529.imageshack.us/img529/5629/imresolt085iy5.jpg (http://imageshack.us)

http://img245.imageshack.us/img245/6599/imresolt086ne6.jpg (http://imageshack.us)

http://img151.imageshack.us/img151/2231/imresolt087ss8.jpg (http://imageshack.us)

Thx Imre, Nice photos, but I didn't notice any block work.

I didnt post because the quality is not good,but you can see here:

http://img210.imageshack.us/img210/5043/imresolt082fw8.jpg (http://imageshack.us)

http://img441.imageshack.us/img441/9104/imresolt084wf7.jpg (http://imageshack.us)

thank you very much imre.

What is your idea of finishing here - June 2009 ? I did notice a real estate add saying December 2009 ? I think it was a mistake even though it might be right.

developer said mid 2009 , I think Q4 2009.

If the cladding and interior fast maybe before.

Thanks Imre for the great photos, do you please have any for TGR?

I didnt post because the quality is not good,but you can see here:

http://img210.imageshack.us/img210/5043/imresolt082fw8.jpg (http://imageshack.us)

http://img441.imageshack.us/img441/9104/imresolt084wf7.jpg (http://imageshack.us)

Thx Imre, lets wait for the show flat then.

Thx Imre, lets wait for the show flat then.

Will there be a show flat ? I was not aware of this - they can use my flat and I can rent it out immidiately :-)

Will there be a show flat ? I was not aware of this - they can use my flat and I can rent it out immidiately :-)

Of course, with no water and electricity supply.... automatic wake up noise....:cheers: How much are you going to charge? What a bargain :lol::lol::lol:

Will there be a show flat ? I was not aware of this - they can use my flat and I can rent it out immidiately :-)

Whats your flat # ? I will inform the developer, may be you will get free furniture!!

Whats your flat # ? I will inform the developer, may be you will get free furniture!!

I will say so much that the elevator needs to be working - and due to the small sizes of the unit the furniture will be cheap :lol:

Hi folks
I am looking for a unit - 1 bed or even a larger studio in Zumurud. If any one knows any on sale please let me know.thanks

Hi folks
I am looking for a unit - 1 bed or even a larger studio in Zumurud. If any one knows any on sale please let me know.thanks

Hi folks
I am looking for a unit - 1 bed or even a larger studio in Zumurud. If any one knows any on sale please let me know.thanks

Hi, you can send e mail to zumurud@binhamoodahproperties.ae

6th floor coming soon:)

26/February/2008

Zumurud

http://img142.imageshack.us/img142/6950/imresolt01dw4.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/149/imresolt02sz5.jpg (http://imageshack.us)

http://img404.imageshack.us/img404/1182/imresolt03xz6.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/4323/imresolt04nn8.jpg (http://imageshack.us)

http://img142.imageshack.us/img142/7100/imresolt06tr9.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/6821/imresolt07ta4.jpg (http://imageshack.us)

http://img142.imageshack.us/img142/2396/imresolt10st5.jpg (http://imageshack.us)

Thank you again Imre for the superb shoots - looks like a nice day in Dubai.

Would you say that they make a floor each 10 days ?

I think it will be a bit faster when they pass 9th floor as the floor size gets smaller.

Stunning photos, I think my choice was right. The left side has a better view; from unites above 8th floor you can see even the gulf. Thx Imre

Crazy progress

will there be another tower blocking the marina view in the front of zumurud?

will there be another tower blocking the marina view in the front of zumurud?

Yes - indeed - did you not read the thread from the start ?

Yes - indeed - did you not read the thread from the start ?

I think the effect will be minor

US Dollar dipped to a fresh record low against Euro, 1.502.
flats now cheaper, I think developers will review prices soon.

Has anyone got pictures of the bridge and the sea together through the JBR?

http://img142.imageshack.us/img142/6950/imresolt01dw4.jpgHas anyone got pictures of the bridge and the sea together through the JBR?

Thanks Zaid_Stone. The picture is more or less commonly posted by others and was already on the site. What I was refering to was the frontal considering the new upcoming building Arshia between the marina and Zumurud. I am given to understand that the building will be more towards the westside marina, with the car park of Arshia coming up in between the Marina and the Zumurud.

thats the question i am asking, not really sure if there will be any views, but may be Imre will update us on this issue, thanks Imre.

Orra (Arshia ) Marina progress is fast and we will see soon.As I see the site in the middle section only the building ,from left and right will have only podium, but not sure.
If I am right there will be a gap which gives marina view as well.

thanks Imre.

This is my understanding of Arshia

http://img145.imageshack.us/img145/5631/zumurudarshiatw3.th.jpg

http://img179.imageshack.us/img179/6788/zumurudarshiabi4.th.jpg

I dont know how to enlarge the pic, Imre, help !!!!

if you upload to the imageshack.us after use this line:

Hotlink for forums (1)

http://img179.imageshack.us/img179/6788/zumurudarshiabi4.jpg (http://imageshack.us)

Thank you again Imre for the superb shoots - looks like a nice day in Dubai.

Would you say that they make a floor each 10 days ?

I think it will be a bit faster when they pass 9th floor as the floor size gets smaller.

Yes, when they reached the 9th floor , should be faster ,after they can keep the floor/week.

Thanks Zaid_stone. Your imagination is probably correct, when we look back at pictures posted previously. It will be nice to know how it looks from the other side of the Marina. Maybe we can request Imre to take some pictures at various angles from the other side of the Marina.

http://img442.imageshack.us/img442/2337/imresolt02te1.jpg

http://i7.tinypic.com/21mz2g3.jpg

http://i13.tinypic.com/2u9lmj6.jpg

http://imageshack.us/

Yes, when they reached the 9th floor , should be faster ,after they can keep the floor/week.

They are down to 8 days now per floor. Might get a bit faster but when they get into the hotter months it will be harder - they will prop top out in September/October 08. If they have the manpower and now start all interior works they could most likely finish (getting the keys) September 2009.

wHO ARE THE DEVELOLPERS OF THE "OPERA" - OR IS IT ALL ON RESALE ?

wHO ARE THE DEVELOLPERS OF THE "OPERA" - OR IS IT ALL ON RESALE ?
SORRY WRONG NAME ORRA TOWER !! -

wHO ARE THE DEVELOLPERS OF THE "OPERA" - OR IS IT ALL ON RESALE ?

Hi Paul

Good to see you in the Marina :-) Read this thread to get the full story http://www.skyscrapercity.com/showthread.php?t=378327&page=3.

FROME DEVELOPER: ZUMURUD VIEWS

http://http://img255.imageshack.us/img255/4830/202ng0.jpg (http://imageshack.us)


http://http://img141.imageshack.us/img141/5026/601il5.jpg (http://imageshack.us)


http://http://img149.imageshack.us/img149/2952/602ee1.jpg (http://imageshack.us)


http://http://img404.imageshack.us/img404/1979/606hh9.jpg (http://imageshack.us)

Imre you met the developers - right?

^^

from the developr:

"Dear Zumurud Owners,

As a part of our service to you, we would like to draw your attention
to a new trend in the real estate market

Now some of the developers are selling gross apartment area to
customers, which means they include the services area, lobbies, lifts and other
common areas in the apartment area to reduce the price per square foot.

We ,in ZUMURUD, selling net area which is the area of the flat only.

We thought that it is necessary to let you know about that, if you
decide to purchase another apartment.

Accept our regards"

How does one explain this for example:

http://www.zumurud.com/floorplans/1-Bedroom-B-C.jpg

1 Bed Type B = 840 sft as per developer

Now break this as follows based on their own plan:

Living room = 4.8 x 4.2 m = 217 sft
Kitchen = 3.1 x 1.8 m =60.06 sft
Bedroom = 3.6 x 3.75 m = 145.31 sft
Bathroom = 1.7 x 2.4 m = 43.92 sft

Also based on the scale used consider approximate areas such as
Passage between the Kitchen and living room = 27 sft
Passage between the Kitchen and Guest W/C = 20 sft
Passage at the entrance = 40 sft
Passage between BedRoom and Bathroom = 15 sft
Balcony = 100 sft

Putting this altogether the area turns to a mere 670 sft instead of 840 sft as claimed by the developer. This is approx 20% less than the claim, and is true in all other cases.

Can you kindly let us know how the developer explained this to you please.

Considering the scale used the balcony is 100 sft. However the Developer says it is 136.7 sft. Assuming this is true, then we have the rest of the scaled areas changed as below:
Passage between the Kitchen and living room = 37 sft
Passage between the Kitchen and Guest W/C = 27.34 sft
Passage at the entrance = 54.68 sft
Passage between BedRoom and Bathroom = 20.51 sft
Balcony = 136.7 sft

All the above totals to 743 sft, which is also more than 10% lower than the 840 mark.

Simply you missed the walls of the flat and service shafts inside it, dont expect to get it free!!!

http://img255.imageshack.us/img255/4830/202ng0.jpg[/URL][/IMG]

http://img404.imageshack.us/img404/1979/606hh9.jpg (http://imageshack.us)

Imre you met the developers - right?



How does one explain this for example:

http://www.zumurud.com/floorplans/1-Bedroom-B-C.jpg

1 Bed Type B = 840 sft as per developer

Now break this as follows based on their own plan:

Living room = 4.8 x 4.2 m = 217 sft
Kitchen = 3.1 x 1.8 m =60.06 sft
Bedroom = 3.6 x 3.75 m = 145.31 sft
Bathroom = 1.7 x 2.4 m = 43.92 sft

Also based on the scale used consider approximate areas such as
Passage between the Kitchen and living room = 27 sft
Passage between the Kitchen and Guest W/C = 20 sft
Passage at the entrance = 40 sft
Passage between BedRoom and Bathroom = 15 sft
Balcony = 100 sft

Putting this altogether the area turns to a mere 670 sft instead of 840 sft as claimed by the developer. This is approx 20% less than the claim, and is true in all other cases.

Can you kindly let us know how the developer explained this to you please.

Hi Abdul

I did just now something similar. I need to find 703.7 sqr ft (I am disregarding the balcony). I inserted the plan into Autocad and got the scales. Including the walls (might not be right as some of the exterior wall might belong to next door flat). The result is 665.3 sqr ft.

The conclusion is - I am missing 38.4 sqr ft in the flat area of this 1 bed type B. I did not look into the balcony.

Very nice photos Zaid_stone. Thanks. Did you take these yourself ?

Next time I would nice to see the view towards east. But best to wait 5 floors more as you will then be able to look over the first Damac building.

Thanks Morten.

Thats what I feel has happened. They have included some unknown areas in the net area. Maybe Imre can explain this better as he has met and discussed this with the developers.

Hi Abdul

I did just now something similar. I need to find 703.7 sqr ft (I am disregarding the balcony). I inserted the plan into Autocad and got the scales. Including the walls (might not be right as some of the exterior wall might belong to next door flat). The result is 665.3 sqr ft.

The conclusion is - I am missing 38.4 sqr ft in the flat area of this 1 bed type B. I did not look into the balcony.

Did same thing to a studio A. Need to find 398.1 sqr ft - but found 405 sq ft. I did include exterial walls though.

Might be something fishy with this particular 1-bed ??

Thats like a Robinhood Act. Take from one and give to the other???

Thats like a Robinhood Act. Take from one and give to the other???

Hi Abdul

So the rich guy is the one with the 1-bed - and the poor guy is the one with the studio :)

I suggest people look on the plan given to them and do the calculation - and then complain if there is something fishy..

In this case its the opposite, as the Studio costs per unit more than a one bed

Very nice photos Zaid_stone. Thanks. Did you take these yourself ?

Next time I would nice to see the view towards east. But best to wait 5 floors more as you will then be able to look over the first Damac building.

Whatever you say Morten, this is eastern view from 602

http://img85.imageshack.us/img85/2640/601kb8.jpg (http://imageshack.us)

I mean 601 !!

I mean 601 !!

Thanks Zaid_stone - much appriciated

Thanks Zaid_Stone. The picture is more or less commonly posted by others and was already on the site. What I was refering to was the frontal considering the new upcoming building Arshia between the marina and Zumurud. I am given to understand that the building will be more towards the westside marina, with the car park of Arshia coming up in between the Marina and the Zumurud.

Dear Abdul, I think Silverene Tower will be better for you , flats are bigger and direct on water, and this is what you need.

concrete pouring of the 6th floor started now:)

concrete pouring of the 6th floor started now:)

That is a floor each 6 days :nuts:

Hi I am just going through a transfer for purchasing a studio on the 6th floor, type B in Zumurud. The studio is facing SZR. Is there any photographs of the view from this side to see what sort of view one can expect. Zaid_stone or Imre any photos of this view would be much appreciated. Thanks

That is a floor each 6 days :nuts:

so 42 and 48 days till i see my studios.

Hi, Whats your unit #?

Hi again, whats ur Studio #?

concrete pouring of the 6th floor started now:)

Hi Imre,any photos?

Hi Zaid_stone,

My unit is 617 Studio type B. It would be useful to see what the view is like from this side of the apartment. Thanks

Congratulations Apradhan:)

hopefully from the type B you will see the Almas Tower and maybe some Al Burj view (still not sure because 2 free plots there, next to MD2 and the Lighthouse plot).

and dont forget the Dreams (Carlton Marina Luxury Apartments)
, which is going to be a luxury hotel :)

Hi Imre,any photos?

I will post on Tuesday :cheers:

Thank you Imre, much appreciated.

Hi Zaid_stone,

My unit is 617 Studio type B. It would be useful to see what the view is like from this side of the apartment. Thanks

Dear Apra, how much premium u paid?

Congratulations Apradhan:)

hopefully from the type B you will see the Almas Tower and maybe some Al Burj view (still not sure because 2 free plots there, next to MD2 and the Lighthouse plot).

and dont forget the Dreams (Carlton Marina Luxury Apartments)
, which is going to be a luxury hotel :)

and dont forget the Dreams (Carlton Marina Luxury Apartments)
, which is going to be a luxury hotel

:lol::lol::lol::lol::lol::lol:

Hi Zaid_stone,

I paid AED 91,570 premium. The original purchase price was AED 498,510 and I actually paid 615,406 (inc. 2% transfer fee and agent fee) and includes a car park space.

Zaid_stone is this a reasonable deal or have I paid too much in your view?

good deal, you were lucky ,"last minute" price :)

04/March/2008

Zumurud

http://img201.imageshack.us/img201/5227/imresolt136oy9.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/9281/imresolt139rk7.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/9072/imresolt140qo6.jpg (http://imageshack.us)

http://img201.imageshack.us/img201/102/imresolt141ib5.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/8283/imresolt142jb8.jpg (http://imageshack.us)

http://img201.imageshack.us/img201/8202/imresolt143yt7.jpg (http://imageshack.us)

Thanks is a poor word - but thanks anyway Imre...

Looks like the block work is going fast ahead - I think I saw blocks on 3 floor also.

Thx Imre, I may buy another flat, to rented next September.

good news, 3 cranes at the site:)

7th floor seems ready ,concrete pouring tomorrow or Sunday, so 1 floor/week now, but I think when they reached the 9th floor they will make 1 floor/5-6 days.

I will post pics soon.

Imre, so do u think its wise to buy another unit in zumurud? One bed now is around 1.3 m. AED 1530/ SQF

07/March/2008

Zumurud

http://img207.imageshack.us/img207/6060/imresolt173ql1.jpg (http://imageshack.us)

http://img207.imageshack.us/img207/5575/imresolt174iy4.jpg (http://imageshack.us)

http://img142.imageshack.us/img142/297/imresolt175zp6.jpg (http://imageshack.us)

http://img142.imageshack.us/img142/8186/imresolt176vb4.jpg (http://imageshack.us)

Hi Imre

Thank you for the pictures. What are they using the 3rd crane for ? The two other cranes should take care of the highest floor I would say.

Did they cast floor 7 yet ?

concrete pouring started this afternoon with 2 mobile pumps.

small delays because of the 3rd crane and they put new concrete pump on the top,so next time I they will use that .

I dont know why they need 3 cranes there. Any idea?

concrete pouring started this afternoon with 2 mobile pumps.

small delays because of the 3rd crane and they put new concrete pump on the top,so next time I they will use that .

I dont know why they need 3 cranes there. Any idea?

Thanks for info Imre. I am sure we will find out what they will use the third crane for when they start using it. So 7 floor being poured - they will run into the hot season before topping the building - it would have been good for the workers if they could work on the interior in the shadow during summer - hopefully they will have a rotation plan - but I doubt it ...

concrete pouring again ( pilars of the 8th floor) , first time they use the new pump on the roof + 1 mobile pump

concrete pouring again ( pilars of the 8th floor) , first time they use the new pump on the roof + 1 mobile pump

Dear Imre , why u r using words instead of photos?what happened to your camera?

nothing happened, just waiting for the next floor:)

Dear Imre, Euro rasied around 10% since 2 weeks, do u think they will increase the prices soon?

nothing happened, just waiting for the next floor:)

Dear Imre, I think the 9th floor will take more time because of the swiming pool

yes, I know, but after should be fast again:)

14/March/2008

Zumurud Tower

http://i29.tinypic.com/259vpj8.jpg

http://i27.tinypic.com/11vi350.jpg

http://i28.tinypic.com/301gcy1.jpg

http://i30.tinypic.com/194ht2.jpg

http://i26.tinypic.com/11lu9zd.jpg

Great shots Imre, thx, I think buying in the 1-8th floors is not bad.

15/March/2008

Zumurud

http://img72.imageshack.us/img72/6351/imresolt001qm1.jpg (http://imageshack.us)

http://img72.imageshack.us/img72/61/imresolt002tc4.jpg (http://imageshack.us)

http://img377.imageshack.us/img377/626/imresolt003xv4.jpg (http://imageshack.us)

http://img393.imageshack.us/img393/1791/imresolt004ho0.jpg (http://imageshack.us)

http://img171.imageshack.us/img171/5016/imresolt006hv4.jpg (http://imageshack.us)

Great pictures Imre

I hope you are into easter - because you should take a nice vacation as easter is coming up. A beach + a curious women with a gentle touch + a cold drink. You deserve it.

he is one of my friend from Hungary on the pic , he is thinking about for buying something in Dubai since 2004:)

First time, when I was in Dubai I came with him, in Feb 2004, but he still thinking:)

thanks,

I am going back to Hungary soon:)

he is one of my friend from Hungary on the pic , he is thinking about for buying something in Dubai since 2004:)

First time, when I was in Dubai I came with him, in Feb 2004, but he still thinking:)

Well, it is a serious descision - some of us might be to quick :-)

When will you be back in Dubai ?

Have a safe trip and a good vacation

thanks, still dont know but I will be back soon:)

3 days and I will not have internet connection...

Hi,

I have just come back from Dubai for the transfer of a studio type B apartment. The Finance Director in Bin Hamoodah properties mentioned some of the following which I will share with you below for your information.

1) They do not have an ESCROW agreement and he did not see this as an issue. He claims that they are a big company in Abu Dhabi and are affiliated by Abu Dhabi government.

2) He said that they were holding some apartments back as they will sell if the price is high or on completion. He claimed they have money and do not need to raise any money either.

3) I asked him why did they not consider having a balcony in the Studios. He said why would someone need a small balcony and add AED 100,000 on the selling price. He seem to think that it is not worth it. (question for you guys in the forum. Do you think not having a balcony is going to be a disadvantage to rent out or to sell?)

4) He said the most popular studios are type B. They sold out on Studio type B on the first day of launch.

5) They gave me the impression that they were very organised and professional.

Hi Amin

Congratulation regarding the purchase and I also like the Studio type B as they are more straightforward - anyway I bought a Type A as Type A is a bit larger though.

Thanks for the information.

We knew about the Escrow account - it has been discussed a bit before - none of us were worried about this in this situation as they have a good track of performing. Yes, they are very organised - obviously due to a lot of experience.

Did they mention how many apartments they were "holding" back ?

Hi Morten,

No He did not mention how many apartments they are holding back. All he said was that they are holding some apartment back and will sell when the price is high or after completion.

Do you think that not having a balcony is going to be a disadvantage to rent out or to sell?

Ah the other thing I wanted to tell you guys is that the seller who I bought the apartment from is a professor at a Dubai University and his specialist subject is Geology. I was told he was involved with the building of the Palm project. He has bought a block of floor in Zumurud. I was further told that if he has bought in Zumurud than he know what he is doing and he knows Bin Hamoodah developers work well. Obviously, the guy is flipping the property and yet he sold the apartment more cheaper than the developer price and yet made some money. I think he probably made approx. AED 100,000.

Hi Morten,

No He did not mention how many apartments they are holding back. All he said was that they are holding some apartment back and will sell when the price is high or after completion.

Do you think that not having a balcony is going to be a disadvantage to rent out or to sell?

Ah the other thing I wanted to tell you guys is that the seller who I bought the apartment from is a professor at a Dubai University and his specialist subject is Geology. I was told he was involved with the building of the Palm project. He has bought a block of floor in Zumurud. I was further told that if he has bought in Zumurud than he know what he is doing and he knows Bin Hamoodah developers work well. Obviously, the guy is flipping the property and yet he sold the apartment more cheaper than the developer price and yet made some money. I think he probably made approx. AED 100,000.

Hi Amin

I think people want to go down to the beach or the marina itself and not sit on the balcony.

AED 100.000 Seem cheap for you - and he for certain had to pay with more expensive dollar.

^^ I do not agree.
There are people enjoying sitting outside just having a drink before going to bed..... or having a smoke

I personally would never live anymore in an apartment without a balcony :)

^^ No body does that in Dubai. Here balconies are only something to feel good about having them, rather then something to actually use. Not to mention that a balcony in a studio apartment would be totally pointless and a waste of valuable space and money. The pace and kind of life as well as the weather in Dubai are different from where you come from, and so is the concept of balcony.

Anyway who would want to spend time in a place that most of the time would be covered in vast amounts of dust and bird crap. :runaway:

^^ I do not agree.
There are people enjoying sitting outside just having a drink before going to bed..... or having a smoke

I personally would never live anymore in an apartment without a balcony :)

In Zumurud you can have a drink at the pool garden 9th floor and smoke in the Cafe at the ground level, so no need to pay 25% extra price for the balcony that needs cleaning 7 days a week.

^^ It depends on the purpose....
For short term rent, guess who will rent it ...... a studio with a balcony will definetively do better. Guests would anyway not spend much time in the studio, therefore, having a balcony seems more attractive.

Well, I anyway would not like to live full time in a studio....... in Dubai, half of the time it's too warm to stay outside..... in Europe half of the time it's too cold.... but still IMO apartments with balcony do better everywhere :)

What is the point of paying Marina prices if you don't have and enjoy the balcony? I am with CU on this, nothing like a drink before going out or just before bed on the balcony overlooking the water. A breakfast is even better :)

Oh sh**, I am getting old :lol: :cheers:

I had an email from them yesterday about this:

"Studio, 18th floor, area 398 SQF, price AED 675,000"

^^ It depends on the purpose....
For short term rent, guess who will rent it ...... a studio with a balcony will definetively do better. Guests would anyway not spend much time in the studio, therefore, having a balcony seems more attractive.

Well, I anyway would not like to live full time in a studio....... in Dubai, half of the time it's too warm to stay outside..... in Europe half of the time it's too cold.... but still IMO apartments with balcony do better everywhere :)

Cugeneva

Personnally I might want a balcony - but for renting I think it will be just OK without the balcony.

I have just got my Zumurud contract which I need to sign and send back to the developer.

My contract does not mention that this apartment is Freehold. Could anyone confirm if their contract specifically mentions that it is Freehold please and if not were you happy to sign your contract.

Has anyone picked up anything in their contract which they disputed and got their contract amended?

I would be most grateful for any feedback regarding the above please.

I have just got my Zumurud contract which I need to sign and send back to the developer.

My contract does not mention that this apartment is Freehold. Could anyone confirm if their contract specifically mentions that it is Freehold please and if not were you happy to sign your contract.

Has anyone picked up anything in their contract which they disputed and got their contract amended?

I would be most grateful for any feedback regarding the above please.

Hi Amin

Your apartment is definitely freehold. I do not have an SPA yet as the developer send you this when you have paid 25% - I do think you have done this. I only have a signed reservation form. I will get the SPA next month and I will revert if I find any issues.

What is the point of paying Marina prices if you don't have and enjoy the balcony? I am with CU on this, nothing like a drink before going out or just before bed on the balcony overlooking the water. A breakfast is even better :)

Oh sh**, I am getting old :lol: :cheers:

I had an email from them yesterday about this:

"Studio, 18th floor, area 398 SQF, price AED 675,000"

Hi Mackie

Were you offered this studio for 675.000 ? I would be interested if this is the case.

I got these from the developer a few days ago. The developer states that they will finish September 2009.

http://img408.imageshack.us/img408/8963/z4td7.jpg (http://imageshack.us)

http://img408.imageshack.us/img408/8365/z6jp5.jpg (http://imageshack.us)

http://img408.imageshack.us/img408/8365/z6jp5.jpg (http://imageshack.us)

What is the point of paying Marina prices if you don't have and enjoy the balcony? I am with CU on this, nothing like a drink before going out or just before bed on the balcony overlooking the water. A breakfast is even better :)

Oh sh**, I am getting old :lol: :cheers:

I had an email from them yesterday about this:

"Studio, 18th floor, area 398 SQF, price AED 675,000"

this is a very good price, i was just looking at alineah.com and there is a studio for sale at 925,600AED!

As at yesterday 5th April:

http://i28.tinypic.com/ih5v1z.jpg

Thank you Morris - really appriciate it.

Seems to me that they have poured floor 9. From here the floor gets smaller. Also good progress of the block works.

I thought some of you will be interested to know that I had an email from Zumurud this morning.

Dear Sir,

Please find below the last two Studios available in ZUMURUD:

STUDIO TYPE C # 408, FLOOR # 4, AREA 398 SQF, PRICE: AED 805,000, PARTIAL MARINA VIEW.

STUDIO TYPE C # 608, FLOOR # 6, AREA 398 SQF, PRICE: AED 823,000, PARTIAL MARINA VIEW.

Payment plan:

Initial 10 % Payment

Reservation Form document to be signed at the time of purchase, other installments are:

15 % AFTER 3 MONTH

15 % AFTER 6MONTHS

15 % AFTER 9MONTHS

15 % AFTER 12 MONTHS

15% AFTER 15MONTHS

15 % ON HANDING OVER OF THE UNIT

Thanks Amin

The payment plan is changed as the completion seem to be firm autumn next year.

As at yesterday 5th April:

http://i28.tinypic.com/ih5v1z.jpg

I think they are using light weight thermal block, its good for heat and sound insulation and more expensive than normal cement block.

What is the point of paying Marina prices if you don't have and enjoy the balcony? I am with CU on this, nothing like a drink before going out or just before bed on the balcony overlooking the water. A breakfast is even better :)

Oh sh**, I am getting old :lol: :cheers:

I had an email from them yesterday about this:

"Studio, 18th floor, area 398 SQF, price AED 675,000"

With or without a balcony... I've lived in 4 apartments in the UAE, two with balcony and two without. In one of the two with balcony, I NEVER went out except to clean it once or twice. Why not--because it was too dusty always and the view was neither interesting, nor offered any privacy. In the second apartment the view was magnificent--over a park and out across the entire city (minus the city center skyline). I occasionally used it for breakfast, for an evening drink or to stand out on briefly. But in the end, even when the balcony seemed to have great potential, the heat and the dust meant that in reality it got little use (except for drying laundry).

In theory a balcony seems great, but if, in the end, use is only occasional then enjoying public outdoor facilities may make better sense than spending more money for the balcony. What is nice I think is a floor to ceiling window, flush against the edge of the building, giving you a full (if tinted) view with all the comforts of the interior. That you'll enjoy for hours every day and night, rather than those rare occasions you actually drag yourself out on the balcony.

What is the point of paying Marina prices if you don't have and enjoy the balcony? I am with CU on this, nothing like a drink before going out or just before bed on the balcony overlooking the water. A breakfast is even better :)

Oh sh**, I am getting old :lol: :cheers:

I had an email from them yesterday about this:

"Studio, 18th floor, area 398 SQF, price AED 675,000"

With or without a balcony... I've lived in 4 apartments in the UAE, two with balcony and two without. In one of the two with balcony, I NEVER went out except to clean it once or twice. Why not--because it was too dusty always and the view was neither interesting, nor offered any privacy. In the second apartment the view was magnificent--over a park and out across the entire city (minus the city center skyline). I occasionally used it for breakfast, for an evening drink or to stand out on briefly. But in the end, even when the balcony seemed to have great potential, the heat and the dust meant that in reality it got little use (except for drying laundry).

In theory a balcony seems great, but if, in the end, use is only occasional then enjoying public outdoor facilities may make better sense than spending more money for the balcony. What is nice I think is a floor to ceiling window, flush against the edge of the building, giving you a full (if tinted) view with all the comforts of the interior. That you'll enjoy for hours every day and night, rather than those rare occasions you actually drag yourself out on the balcony.

With or without a balcony... I've lived in 4 apartments in the UAE, two with balcony and two without. In one of the two with balcony, I NEVER went out except to clean it once or twice. Why not--because it was too dusty always and the view was neither interesting, nor offered any privacy. In the second apartment the view was magnificent--over a park and out across the entire city (minus the city center skyline). I occasionally used it for breakfast, for an evening drink or to stand out on briefly. But in the end, even when the balcony seemed to have great potential, the heat and the dust meant that in reality it got little use (except for drying laundry).

In theory a balcony seems great, but if, in the end, use is only occasional then enjoying public outdoor facilities may make better sense than spending more money for the balcony. What is nice I think is a floor to ceiling window, flush against the edge of the building, giving you a full (if tinted) view with all the comforts of the interior. That you'll enjoy for hours every day and night, rather than those rare occasions you actually drag yourself out on the balcony.

Hi GoDubai,

Thank you for your feedback and it does make sense. I do think that having a balcony is not worth paying extra for. However, I do wonder whether having a balcony does make selling the property more advantageous.

[QUOTE=apradhan;19542539]I thought some of you will be interested to know that I had an email from Zumurud this morning.

Dear Sir,

Please find below the last two Studios available in ZUMURUD:

STUDIO TYPE C # 408, FLOOR # 4, AREA 398 SQF, PRICE: AED 805,000, PARTIAL MARINA VIEW.

..............:nuts::nuts: Thats over 2000 AED per Sq ft ..... Seems a bit high ...or is this normal arround the area :nuts::nuts::nuts:

^^ buy a resale in the Torch for 1250 AED sq ft. Much better value and location.

Torch is cheap. Wasn’t that the original price?

^^ That is only 25% premium on 2005 launch price, so a good bargain to be had. There are only a few at that price (probably some panic sellers), others are currently around 1500 - 1700 psf.

^^ That is only 25% premium on 2005 launch price, so a good bargain to be had. There are only a few at that price (probably some panic sellers), others are currently around 1500 - 1700 psf.

Well, one has to ask, why the torch appreciated only 25% in 3 years while ZUMURUD did 50% in one year.

Well, one has to ask, why the torch appreciated only 25% in 3 years while ZUMURUD did 50% in one year.

What one has to ask is why such rubbish is being talked on this issue. The truth is that TT units are not worth any less than any other units in any other building in the marina on a per sq ft basis. This is just gossip for the sake of writing something controversial. When all these buildings are near completion the prices will be roughly the same. For goodness sake why would The Torch ne worth any less than its neighbours - what a ridiculous suggestion!!

Other Torch units have appreciated 70% if you look at the asking prices, just pointing out that there are some better deals than Zurumud to be had at this time.

Nice progress indeed - 10th floor casted - a lot of block work done - etc.

From here the totale floor plan gets smaller. Below are pictures sent from the developer today.

http://img253.imageshack.us/img253/5476/z1ub5.jpg (http://imageshack.us)

http://img72.imageshack.us/img72/9311/z2ey8.jpg (http://imageshack.us)

http://img165.imageshack.us/img165/2018/z3wf1.jpg (http://imageshack.us)

I think the progress will be faster starting from the 10th floor.

^^ That is only 25% premium on 2005 launch price, so a good bargain to be had. There are only a few at that price (probably some panic sellers), others are currently around 1500 - 1700 psf.

Even at 1250 those on the 15 year payment plan have nearly doubled their investment already (before interest).
There is no rhyme or reason why an apartment in a completed Zumurud will be worth more psf than a completed Torch apartment with similar views.

The capital appreciation on the Torch apartment will outweigh the Zumurud rental income earned while the Torch completes.

^^ Yes should easily outweigh the capital + rental income on Zurumud, especially since handover could be less than 1 year after Zurumud, which is currently specified as September 2009.

Are you Torch people still comparing the small 398 net studios in Zumurud with the few distress sellers at the Torch ? Its a wrong comparision.

Should Zumurud turn out more expensive it is clear that this is because of the track record between the two developers. Its a small price to pay in order to avoid the sleepless nights that I think some of The Torch owners have had. With that said I also think that The Torch units are a good buy at this moment.

Morten,
Sleepness nights were for people that invested at launch. Anyone buying today will see a Tower that is beening constructed at the same speed as any other UC Tower.

http://img293.imageshack.us/img293/4531/cimg4362sf0.jpg

Ithink Zumurud will be higher than DAMAC tower, as its still in the 11th floor and 19 floors more to come.

I had this email from Zururud. Thought you may be interested to know. AED 1617 sq/ft.

FOR INTERESTED BUYERS

TWO BED WITH MAID TYPE C # 2502, FLOOR # 25, AREA 1515 SAFE, PRICE: AED 2,450,000, FULL MARINA VIEW + BALCONY

25% TO BE PAID NOW

15% EACH 4 MONTHS TILL COMPLETION ON SEPTEMBER, 2009

THANK YOU

Reyad Yakot

General Manager

MBA Edinburgh, UK

BSc. Architectural engineering

P. O. Box: 203 Abu Dhabi
United Arab Emirate
Mobile: 00971506612889
Fax: 009712 6261386
E-mail : reyad@binhamoodah.ae
www.zumurud.com
www.binhamoodahproperties.ae

http://img293.imageshack.us/img293/4531/cimg4362sf0.jpg

Nice

Pictures from developer

http://img245.imageshack.us/img245/512/z327042008ii2.jpg (http://imageshack.us)

http://img237.imageshack.us/img237/9378/z227042008xx6.jpg (http://imageshack.us)

http://img524.imageshack.us/img524/35/z127042008ed5.jpg (http://imageshack.us)

http://img237.imageshack.us/img237/334/z427042008ml0.jpg (http://imageshack.us)

I think this one will top out October this year. Expect the keys October 2009.

thx morten, Im happy to see this progress:banana:

5/May/2008

Zumurud

http://img140.imageshack.us/img140/1843/imresolt008cr6.jpg (http://imageshack.us)

http://img504.imageshack.us/img504/9752/imresolt010zq9.jpg (http://imageshack.us)

http://img373.imageshack.us/img373/1259/imresolt012gm2.jpg (http://imageshack.us)

http://img527.imageshack.us/img527/2884/imresolt013zc5.jpg (http://imageshack.us)

http://img373.imageshack.us/img373/1921/imresolt014as4.jpg (http://imageshack.us)

http://img106.imageshack.us/img106/8821/imresolt016nc4.jpg (http://imageshack.us)

http://img373.imageshack.us/img373/8112/imresolt021lm2.jpg (http://imageshack.us)

http://img169.imageshack.us/img169/8820/imresolt022jn9.jpg (http://imageshack.us)

from the developer:

Dear Clients,

We are proud to inform you that Zumurud is 60 days ahead of program ,
despite all difficulties in the construction market.

This is a challenge we are taking to satisfy our clients.

Thank you

from the developer:

Dear Clients,

We are proud to inform you that Zumurud is 60 days ahead of program ,
despite all difficulties in the construction market.

This is a challenge we are taking to satisfy our clients.

Thank you

Thanks Imre for nice pictures.

I got the same email from the Developer - really nice progress.

On a sidenote - secondary market prices are taking off here also. The developer was wise holding back a significant number of units.

welcome back Imre, we missed your nice photos.
I think now, as Zumurud reaching the 13th floor, there is no hope for any Marina view from Diamond.

by the way Imre, whats that small round thing in the 9th floor? dont tell me its the pool!!

by the way Imre, whats that small round thing in the 9th floor? dont tell me its the pool!!

I think it is - or some of it anyway. At least we will be able to dip our toes :-)

I wonder - the 60 days ahead of schedule - is this 60 days before June 2009 - being now handover April 2009 ?

BTW it is difficult to find studios on rent in the marina now. And it is difficult to find any below 85.000 Aed per year. Even small studios less than 400 sqf is around 90-85.000 Aed.

8/May/2008

Zumurud from the air

http://img392.imageshack.us/img392/2491/imresolt173tc9.jpg (http://imageshack.us)

http://img131.imageshack.us/img131/6968/imresolt175ln6.jpg (http://imageshack.us)

http://img257.imageshack.us/img257/6839/imresolt176rj5.jpg (http://imageshack.us)

WOW Imre, imazing photos, how much u paid for the trip?

thanks, it was free, I went with the Nakheel.

14th floor was poured yesterday, good progress of the block works (reached the 10th floor) as well.

I think cladding will start soon, any idea when?

15/May/2008

Zumurud

http://img234.imageshack.us/img234/3650/imresolt155xl3.jpg (http://imageshack.us)

http://img175.imageshack.us/img175/2252/imresolt156ia8.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/5886/imresolt157bl0.jpg (http://imageshack.us)

http://img175.imageshack.us/img175/4868/imresolt158un7.jpg (http://imageshack.us)

http://img178.imageshack.us/img178/8153/imresolt159gs9.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/8113/imresolt160wp5.jpg (http://imageshack.us)

Thanks again Imre for wonderfull pictures. I dont think cladding will start until Block work is more than 50% - and if the Contractor is ready.

Imre, do you have any other pictures of the interior besides the pictures on the Zumurud website ?

thanks, I have nothing , just saw some pics and tiles, wood samples in the developer office.
I think the quality and materials will not problem.

contractors, consultants have bought many units , so should be good:)

Its seems that your busy Imre, only one pic for the 14th floor!!

yes, I am busy , as always:) but the main problem still not have internet in the Goldcrest, maybe end of June -July..

Made a model of Zurumud tower, here are 2 pics

http://i32.tinypic.com/dev39f.jpg

http://i26.tinypic.com/1192vfa.jpg

hope you like them :)

WOW - fantastic - you are damn good

Made a model of Zurumud tower, here are 2 pics

http://i32.tinypic.com/dev39f.jpg

http://i26.tinypic.com/1192vfa.jpg

hope you like them :)

Great work, how you did it?

sketchup :), going to work on more marina towers so you'll get an idea of what it will look like

Nice pictures posted by The-King on the Dubai Marina thread - took the liberty to post one here showing the Zumurud progress. Pictures are from the 30 May. A floor every 7-8 is now the progress. Expect topping out September 2008. Soon I think we will see some cladding starting.

http://img511.imageshack.us/img511/4725/zumurud30052008as5.jpg (http://imageshack.us)

13/June/2008

Zumurud

http://img366.imageshack.us/img366/3685/imresolt219hd6.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/6537/imresolt220ld6.jpg (http://imageshack.us)

http://img211.imageshack.us/img211/8941/imresolt221cu8.jpg (http://imageshack.us)

http://img366.imageshack.us/img366/4194/imresolt230mu0.jpg (http://imageshack.us)

Thanks update. Which is the Contractor here ? Probably need to consider more the Contractors rather than Developer / Builder. So buy where Arabtec is building and avoid Larsen and Toubro ( L & T )

Nice Beauty Salon on the side.

Thanks update. Which is the Contractor here ? Probably need to consider more the Contractors rather than Developer / Builder. So buy where Arabtec is building and avoid Larsen and Toubro ( L & T )


Thanks Imre - as always great pictures. A floor each 6/7 day in that heat is indeed impressive

Unec is the contractor. One of the best. You want to look after a good combination of Developer and Contractor.

I know Larsen and Toubro very well - an Indian Contractor (Danish roots though). I was not aware of them working in Dubai ? What projects ? I believe they have a pretty good reputation - but it is some time ago I heard about them.

L & T are good but very, very slow. Example : Marinascape. Bayside of Trident started much later but would finish earlier. Also Promenade, SkyGardens etc started much later but finished earlier.

I saw yesterday, cladding started, some stone panels and glasses at the Westside Marina side.

I saw yesterday, cladding started, some stone panels and glasses at the Westside Marina side.

Looking forward to see this - so you were right when you earlier mentioned that they were about to begin. I think I can arrange a picture from there - wait a day or two

I was wrong , it seams just a facade test at the moment, but I think they can start the real cladding soon.

I was wrong , it seams just a facade test at the moment, but I think they can start the real cladding soon.

Pictures from IMREs Flickr. Working on 19 floor and good interior progress

http://img47.imageshack.us/img47/6083/26168652077dcd3cd3f0yw6.jpg (http://imageshack.us)

http://img47.imageshack.us/img47/1554/261686536542e2b931e0zumlb7.jpg (http://imageshack.us)

http://img47.imageshack.us/img47/2729/26168683338b0347a20cpo1.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/7082/2616868437d4ee3692e5ts2.jpg (http://imageshack.us)

http://img299.imageshack.us/img299/2241/261686852586f6661028ph0.jpg (http://imageshack.us)

http://img299.imageshack.us/img299/2411/2616868733249684bbe7rj0.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/3724/26168688158344268640rr3.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/3306/26168689913f5a397d52qa1.jpg (http://imageshack.us)

http://img246.imageshack.us/img246/1686/2617687804cc8bb99dcfnt7.jpg (http://imageshack.us)

http://img208.imageshack.us/img208/5134/2617688458923e908566pi3.jpg (http://imageshack.us)

http://img208.imageshack.us/img208/5066/2617691090fe1af7a579ka1.jpg (http://imageshack.us)

http://img299.imageshack.us/img299/4499/2617691184ebdd2a84e8lk1.jpg (http://imageshack.us)

http://img299.imageshack.us/img299/369/2617691430b4a3c1db17ux1.jpg (http://imageshack.us)

Thanks Morten and Imre, this tower is progressing fast so are the resale asking prices.

What floor are we at now ?

I know Larsen and Toubro very well - an Indian Contractor (Danish roots though). I was not aware of them working in Dubai ? What projects ?

Trident's Marina Scape

any update?it seems that Imre on leave!

Trident's Marina Scape

Thanks AltinD !

Regarding an update I noticed pictures from the 18 July on Imre's Flickr - I just havnt good internet connection these days but will copy them in when I have this.

Regarding prices a studio on 17 floor with partial seaview and 398 sq feet is approx 1 Mill AED. Extract 4-5 k AED for each floor you go down or add 4-5 k for each floor you go up - also correct for your actual size and view - this will give you a good estimate for a selling price. A projection of the prices when the apartment is ready gives me a figure being 1.7 mill Aed - this seems way too much so I guess the price appriciation has to loose momentum soon.

Sorry Mods for talking about prices !

they are working on the 23rd floor now, so only 7 floors left, also good progress of the MEP works.should be topped out after the Ramadan.

^^fast man !!:okay:

rising fast , prices as well:)

rising fast , prices as well:)

Thank you Imre for the update. For the first time I am looking forward to the Ramadan :-)

Impressive progress in this heat. Building should be topped out in a good month time. Developer claims that 25 th floor have been casted so the pictures maybe a couple of days old as I only see 24 floors. Investors seeking a reliable developer should take a look at this one.

http://img529.imageshack.us/img529/3870/dsc07914cq2.jpg (http://imageshack.us)

http://img355.imageshack.us/img355/4831/dsc07932vc9.jpg (http://imageshack.us)

http://img355.imageshack.us/img355/681/dsc07938tj5.jpg (http://imageshack.us)

http://img230.imageshack.us/img230/7350/dsc07942am7.jpg (http://imageshack.us)

http://img168.imageshack.us/img168/7751/dsc07967qw0.jpg (http://imageshack.us)

http://img355.imageshack.us/img355/2797/dsc07979yr4.jpg (http://imageshack.us)

good news, afternoon the 25th floor was pouring.

good news, afternoon the 25th floor was pouring.

Imre, I will invite you on a beer or two when we get the keys. Properly in the end of 2009.

thanks, two will be better:)

hopefully we will have a key end of 2009, maybe before.

24 floors and it look higher than Damac Tower, the wave, mmmmm I think that the floor height is more than Damac, excellent.

29/Aug/2008

Zumurud

http://img244.imageshack.us/img244/6541/imresolt180zs2.jpg (http://imageshack.us)

http://img244.imageshack.us/img244/6527/imresolt183ek1.jpg (http://imageshack.us)

http://img186.imageshack.us/img186/1052/imresolt446dx5.jpg (http://imageshack.us)

http://img244.imageshack.us/img244/3203/imresolt447ix1.jpg (http://imageshack.us)

http://img242.imageshack.us/img242/6444/imresolt449gu5.jpg (http://imageshack.us)

http://img242.imageshack.us/img242/446/imresolt450rd8.jpg (http://imageshack.us)

Thanks a lot Imre

Good progress all over. Working on 27 floor and will finish in a month time if they can keep up the progress during the Ramadan which might be a bit optimistic. Block works are more than 50% finished. Cladding will start anytime now. I am tempted to say that we will have the keys August 2009.

Imre any idea if the developer Bin Hammo..... have other developments in the pipeline ?

thanks.

they have only this in Dubai which is freehold, they will have another one but still secret,maybe next year, so try to save some money for 2009:)

usually they are building and after just lease.

thanks.

they have only this in Dubai which is freehold, they will have another one but still secret,maybe next year, so try to save some money for 2009:)

usually they are building and after just lease.

I think they feel Zumurud have been a good project so far - they should build something in Business Bay. I will suggest this to them :-)

from developer, 21st floor view
http://img120.imageshack.us/img120/6504/z2af1.th.jpg (http://img120.imageshack.us/my.php?image=z2af1.jpg)

http://img214.imageshack.us/img214/1068/z3jm1.th.jpg (http://img214.imageshack.us/my.php?image=z3jm1.jpg)

C/U 31/08/08

http://i38.tinypic.com/nxwcjn.jpg

very sharp !!:nuts:

5/Sept/2008

Zumurud

http://img296.imageshack.us/img296/7484/imresolt068wg5.jpg (http://imageshack.us)

http://img134.imageshack.us/img134/6103/imresolt069uj3.jpg (http://imageshack.us)

http://img134.imageshack.us/img134/1053/imresolt071ob6.jpg (http://imageshack.us)

zero clad or glass and soon to finis construtsion is not normel look to arabtec.