Project: Ocean Heights
Floor Count: 82
Height: 310m
Type: Residential
Status: Approved
Developer: Damac Properties
Construction start: 2007
Construction end: 2010

Link to Part 1 (http://www.skyscrapercity.com/showthread.php?t=141975)

http://www.skyscrapercity.com/photopost/data/500/11020Ocean_Heights.jpg

Latest "updates" by Altind from Part 1 taken on 8 July 2006

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Why approved??? They work on it or not???

I dont see any work going on in those pics other than machinery being moved to the site and dewatering.... cant call that construction

Wait,wait,wait....

But than - a beautiful building more for DUBAI !

Nobody has ever doubt that Ocean Heights is a beautiful piece of architecture. It's just a pity the architect did the job for a company called Damac. Damn shame. Anyone else, and it'd probably be half way to the top by now, if not topped out.

Come on Samir, the building IS under construction.

is that sarcasm? i have no problems changing the status here for people's satisfaction but that doesnt make it reality.. Altind tell me.. have you noticed ANY progress in the past few months? We had this discussion before whether we shud change the status simply because of excavation... look at 23 Marina.. is that under construction too?

I'll change the status anyway... but honestly if this is under c then so are the wind towers

^^ Is not the same. There is nothing on 23Marina site, while here there are people working. Everything starts with excavation and dewatering and they are doing both.

i agree, i would even say 23 Marina is "under construction", it has undoubtlessly started with the excavation, which is no doubt part of the tower and so the tower is Under construction, even if the structure is not.

it is even more clear here if, like altin say, there are people on the site.

I'm sorry but the last time I checked the updates, the 23 Marina was just a big hole in the ground a la Wind Towers

Also about Ocean Heights, the hole has existed for a while now and all we see is a little bit of steel and machinery here and there - just the trap Damac wants to set to make people believe that there is "construction" going on.

IMO the construction starts when a contractor is assigned. There are two kinds of holes in the ground - the one you see here, 23 Marina and Wind Towers.. and the one you see on sites like that of Torch - noticable work and progress.

And flo, I do realize that construction starts with excavation... but so does any structure and is something you dont need to go through too much trouble to get done. It's what comes after that that matters and requires an effort from the developer to start - something we havent seen at Ocean Heights site for the last 2 years.

don't forget the first excavation for OH has been done for the old design, and don't forget Wind towers excavation is done by nakheel!
anyway, do what u like.

How does it matter who does the excavation work for who? The point is - excavation is not something that's an obstacle for a developer, it's what comes after that. And going back to old work for old design - maybe that's the case (when the hole was filled with water over a year ago) but the "new" hole has been lying like this for a year now. Why do you think Damac updates the construction pictures of all its projects every two weeks on its website - yet the Ocean Heights section has not been changed since October last year! Not much to look at or comment on there is there?

I'm not "doing what I like." No need for childish remarks. All I'm trying to do is make a point of how holes in the ground is not necessarily equal to "under construction".

read what altin said, there is work going on which is no doubt part of the "construction" of the tower, no matter if it is tough, an obstacle or not!

it is not about childish remarks, you are the moderator which has the possibility to change titles, so do it or not!

Never mind really..

Infinity Tower looks better! :runaway:

But Ocean Heights is nice! :)

When think you get the construction start? August? :cheers:

grow,grow,grow Ocean Heights! :speech:

Boomtown, I am yet admittedly undecided on whether you are mildly annoying with your "when does construction start, when, when?" questions or that you are just a harmless "Stephan" clone! D

I have seen ads for it. What's the availability like? Thanks

^^ Welcome back Ashka

^^ Welcome back Ashka

^^Nowt gets passed Columbo! :rofl:

Welcome to the forum DamacLover, hope your stay here will be joyous. I'm Naz, or Enron-Lover as my friends fondly call me. :D

did u ban ashka?

Ok back to the tower now.....I still don't understand how you can design and then actually sell something which you don't know how to build.

Does anyone know what actually complicates the issue.... do you think infinity would have an issue too.

^^ It is the twisting structure that complicates things, and yes, if Cayan isn't warking hard with SOM already, there might be delays in Infinity as well.

I doubt the same would happen with infinity because SOM have LOOOOOOOAAAAADS of experience and really know their stuff

Infinity has SOM. And Damac have, er... Ivana Trump apparently. That should answer your question.

^^ Welcome back Ashka

Thanks Crazy...Why didn't you block Naz?

Naz - do you like the name?

did u ban ashka?

Victimised... but I'm man enough to take it.
In my defense, Naz was totally out of order and I could n't resist a pop or two.

World is too serious already for me to lose sleep over comments from a few strangers on this forum. :)
or being blocked. :)

Ok... now if this starts again... I'm going to go krazy again like last time :sleepy:

So let's back to Ocean Heights

So the twist cause the complication, they don't know how to build it, once it is built how will we know it structurally safe.

Still baffles me how it can get so far down the line without knowing how to resolve the issue...

Naz - do you like the name?
I'm not a big fan of predictability but the name suits you well.

I hope to God that they don't sacrifice the twist for ease of build, It's the only thing that stands this tower out from the crowd. Imagine it without a twist and its nothing special at all.

Ouu!! The 'MASTER' has something to say!!! All listen!!! :master: :master: :master:

:rofl:

guys, you are the ultimate group of people here...

who is your master Stephen? :lol:

Ouu!! The 'MASTER' has something to say!!! All listen!!! :master: :master: :master:
Any progress update on the "MASTER" Stephan? :cheer: :cheer: :cheer: :cheer: Need more news...

______________________
Wanna have more Masters.

You're the master. Doink!!!!

^^ You're joking, really? Wow. I'm honoured. The Germans are dishing out awards everybody! Get in! :D

Thanks for the update, Stephan.;) Pls keep us updated.

Can we please all stick to the topic! This thread is becoming more bitchy than a gaggle of drunken essex girls out on a hen night that suddenly find they are all getting married to the same bloke!

Whatever that means!!!

Anyway for anyone interested or concerned in the delays in OH construction and or concerned about Damac, please either send me a private message or visit my blog below. I am getting together as many investors as possible so that we can keep in contact and put pressure on the company on mass to find out what is really going on.

And yes even Naz is invited to the party!

Infinity has SOM. And Damac have, er... Ivana Trump apparently. That should answer your question.

i was offered ivana trump apt in Beirut the other day - err no thanks mate.

21/07/2006

http://i5.tinypic.com/20k7n8l.jpg

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all this takes way too long
they really should start working on it now
grrr

i love this tower

shame about the developer!

04.08.2006 By Imre

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why can't they just start?!

Good sign for people witn interest in ocean heights. Def more progress then has been for a while

why can't they just start?!

because it's damac.. they have to live their legacy

"Megastructures" on Channel 5 tonight at 8.00pm. The story of Palm Jumeirah.

Thats a repeat. They always show that one. That's probably the 4th time they are showing it. Ocean Height however, beautiful tower, bad developer. I hear this has whipepd up some interest worldwide and therefore this will put pressure on the developer if they decide to cancel the project or just put it on hold. They cannot afford to do anything stupid like that now, they should just get it built while they can before other highrises shoot up around it causing it to be blocked from view.

its view cant be blocked :weird:

Well it's sea view can't be blocked.

Thats a repeat. They always show that one. That's probably the 4th time they are showing it. Ocean Height however, beautiful tower, bad developer. I hear this has whipepd up some interest worldwide and therefore this will put pressure on the developer if they decide to cancel the project or just put it on hold. They cannot afford to do anything stupid like that now, they should just get it built while they can before other highrises shoot up around it causing it to be blocked from view.

Personally ive not seen this before, so will probably watch it tonight... just out of curiosity how old is it, 2 years old, around the time they started to build actual buildings rather than reclaiming land, or are they still reclaiming land, or is it even older before any activity started? Id like to watch a program about the palm as it is now, however if this has already been on 5 times it seems less likely.

^^ it's about a year old if not less. It's available on torrent for download as well.

excellent thanks Krazy, dont need to bother torrenting it if its on telly, i only watch these things once. Might have a look to see if there are any episodes i havent seen though, i enjoy megastructures, cant wait for the burj dubai one in about 3 years time ;)

Krazy 8000 Posts

:drunk: :drunk: :drunk: :applause: :applause:

This tower Is Wonderful.
I've compared the Pics from July with the Pics from August. and I can't see many difference between them.

Surprise, surprise!!!!!!!!! :bash:

There is one major difference I can see, the infamous traffic cone that came to a sad demise in one of last years photos has mysteriously risen from the dead and is now prominent in this last photo!

Maybe they have been desperatly trying to revive it all year that could also explain the long delays in construction!

Maybe this is a sign and all our troubles are finally over!!

Long live the cone!!!

... erm .. sorry guys, think I lost it for a bit there ..... Im ok now!

^^ :lol: Long live the cone!!

Hi All,

Im new to this forum but have also bought an apartment in Ocean Heights. Family savings as well as hard earned money have gone towards payments. I am now on a payment schedule tied to construction. I.e. I only pay installments after certain construction progress has been made. I suggest that everyone who has bought in Ocean Heights should go onto this schedule.

Secondly, I also wrote to a Damac Client representative via email today. I will wait to hear back from him. I sent him links to the Khaleej Times article and also pictures that I have found here and asked him to update the Damac Website with progress pictures.

I will wait to hear back from him.

Will keep you posted.

Welcome in the forum!

Welcome sachemo :). on which floor will you live?

hi everybody.
im new to the forum. i have also done the deed and invested in an apt in OH. What can i say!!! im not impressed so far, serious delays are really starting to bug me, especailly becasue i didnt even receive a letter to tell me that the completion date had changed, and suprise suprise the payment dates are the same as when i originally signed the contract. All that money invested and a brick hasnt even been laid!!
i think all damac investors need to get together and form some sort of representitive group, otherewise we are all gonna get stuffed if things go wrong and we need someone to spk up for us when damac try to take advantage of us. Count me in Spoogle.

Dear Moolibaba

Good to here from you.

Please send me your email via private message so that I can keep in touch.

aa

Just been told that Damac will be writting to all investors in OH over the coming weeks.

I assume to explain the delays, give a new completion date and an idea of when the main contractors will be moving in.

Lets hope its good news!

i expect 2010 completion

Delays in delivering apartments 'must be compensated'

http://www.gulf-news.com/business/Real_Estate_Property/10063966.html

The problem with this one, besides their CEO saying that there is a lack of construction workers to employ for it, is that they are still charging £200k for a 1-bed apartment... so they're obviously not selling as well as they would like. It's a catch-22 situation now - Do you lower prices in order to make sales at the risk of shamefully cheapening the product, or continue and hold out at the current rates and risk ppl opting for cheaper deals elsewhere..???

I wouldn't like to be in Peter's shoes right now. But its amazing how they still put a brave face on as if everything is fine... but for how much longer?

today by Imre

http://img213.imageshack.us/img213/977/img3718vq2.jpg (http://imageshack.us)

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23/09/2006

http://img178.imageshack.us/img178/8816/img3961ap5.jpg (http://imageshack.us)

great shot imre :okay:

Damac have decided to increase the number of floors from 82 to 89. They still have 75 units unsold from the original plan. As far as I see it's a cunning ploy to pease the investors.

Wou great info 'nidoenator'. Does this mean higher than 310 meters??

I guess so.

worst news ever. it will them take even longer to sell it.

what about starting construction.. they already had problems with the design, i hope this was caused by the increase of floors, and they don't have to redesign it AGAIN now...

Agree with flo, the tower is fine, just build it already.

Surely changing the number of floors and maybe height would mean doing all the bureaucracy with the municipality to approve etc and if theres another redesign we could be waiting a very long time.

Maybe they adding extra floors to giveaway free apartments to the investors who have alreayd waited so long.

I'd like to know the source of this speculation.......Naz is going to love this

My understanding is that the redesign to increase the floors is the reason for the delay in construction. So I would assume it has now been approved. Apparently the piling will be finished by December.

Although nothing official from Damac this is I believe a fairly good source, however I have a meeting organized with Damac on 16th October at the marina to see how the construction is going, talk about the redesign and see the quality of finish first hand in Marina Terrace.

So as soon as I have more information from the horses mouth I will post it here.

The problem with this one, besides their CEO saying that there is a lack of construction workers to employ for it, is that they are still charging £200k for a 1-bed apartment... so they're obviously not selling as well as they would like. It's a catch-22 situation now - Do you lower prices in order to make sales at the risk of shamefully cheapening the product, or continue and hold out at the current rates and risk ppl opting for cheaper deals elsewhere..???

I wouldn't like to be in Peter's shoes right now. But its amazing how they still put a brave face on as if everything is fine... but for how much longer?

What a narrow minded chap you are!
Of course you wouldn't swap with a guy running a $4Billion Company because you are in bed with Dubai Select. Move on dude!

It was only a few months ago that you were mouthing off lack of activity on OH site. Hopefully, pictures speak a 1K words.

if he is such a clever guy howcome this is the 4th change to the tower.
first one was 32f then 50f then 82f and finally 89f.
Seems they are very ametaur and this was one of the first announced towers and yet all its neighbours are complete.
Phaa bunch of idiots

will there be a new design for the tower?

I really dont know ZZ-II, thats why I am going to Dubai on the 16th to find out exactly whats going on with OH and Damac in general.

I also agree with malec, they should just build it.

It already has the potential to be one of the best looking and desirable supertalls in the block.

However if they have increased the floors to 89, then as long as it doesnt delay the construction anymore and Damac can provide, it could be good news for investors like me and skyscraper fans on this site alike!

As soon as I have had my meeting and have something concrete (no pun intended), I will post it here.

http://www.dubaipropertylist.com/properties_ocean_heights.asp

Could this be a design change for the worse?

^^ Nope that's the first design. Then came the one we see now

13/10/2006

Ocean Heights

http://img166.imageshack.us/img166/8441/dsc0001uv5.jpg (http://imageshack.us)

Just got in to Dubai this afternoon and staying at Grosvenor Hotel, very nice. lots of activity on the marina and a lot changed since I was here last in October 05. I checked out three sites of interest on the way to dinner this evening. The Torch, Infinity and Ocean Heights.

Infinity had the most activity with plenty of workers, lots of lights, piling machinery and bulldozers, the Torch second with about 20 workers, and lots of activity, they also seem to be getting on well with the piling, not that im an expert but certainly seems to be well under way.

Sadly although the first tower to be announced and the longest under construction Ocean Heights was distinctly quite and dark with about 3 workers looking like they were trying to keep themselves busy on the side of the site but nothing going on with any of the machinery etc.

I have taken some photos and will post when I get a chance.

I am seeing Alan Gammon tomorrow from Damac with a host of questions on OH delays, the alledged redesign, new construction forecasts and any news on the company itself that could be useful.

I will post here once I get back.

Thanks Spoogle, enjoy your stay and looking forward to hear the news.

^^ squeeze the shit out of him, ok?

Well Alan couldnt see me as he was busy but I spoke with Fareed another senior manager there.

We spoke for a while about various issues I have about OH and Damac, then went back to site and finally had a grand tour of Marina Terrace including one of the penthouse appartments.

The official line from Damac is the following;

1. The piling is going to be finished by the end of November 06.
2. The main tenders are due to be back this week and a decision will be made so that construction starts within 3 weeks of finishing piling.
3. The main reason for delays is due to the new design which is now official although not released from Damac yet.
4. All municipal approvals etc have now been achieved.
5. The new design includes another 9 floors on top of the 82.
6. The good news for investors who have already bought is that their floor no will go up by 9, without an increase in cost, for instance if you are currently on the 41st floor you will now be on the 50th floor.
7. The main tower design is not changing, however it has to be said I would check as going up 9 floors will inevitably change your view due to the twist.
8. I dont know the new hight but would guess as nearer 350 to 360m.
9. The target for completion is June 2009.
10, All investors will be written to shortly with details.

The site was certainly busier today, and I dont think it was just for my benefit, although I have to say I think the timescales will be a tall order to achieve.

He did admit that Damac have had teething troubles as they have grown too quickly and have been fairly bad at keeping people up to date. However he has promised that this has now changed since Alan and himself are putting in place a far better plan of action for keeping investors informed.

Also after seeing Marina Terrace and speaking with a couple of owners it seems that they have put a lot of the snagging problems right. It could be they will have learnt from this and will not make the same mistakes again.

Maybe only time will tell.

You could say that I was just palmed off with standard sales talk, and you could be right, indeed I did put it to him that we have heard it all before however he did seem genuinly concerned and wanted to listen.

I also questioned the business model of Damac, taking peoples money and using it to fund new developments without delivering. He took my point but said that next year should see three towers complete with more coming the year after so it is purely down to a company growing extreemly fast and having to play catch up. I am still a bit concerned they are biting off more than they can chew.

Anyhow I am siting in Dubai at the moment waiting to go to the Maldives for a couple of weeks so will be out of reach of the internet so will just leave everyone with some photos I took last night and this morning, not sure how to upload directly at the moment so I have put them on my myspace site.


http://viewmorepics.myspace.com/index.cfm?fuseaction=user.viewPicture&friendID=75429167

^^ very interesting, thanks for you views.

on the one hand i don't understand why they should put 9 additional floors on it if they had problems in selling the rest already, especially if these additional floors will be from 1-9th. not talking about additional delays.

on the other hand this means some height increase which is always good.

june 2009 is hardly possible, it will be more like 2010. but anyway this time i can't even blame them.

also a Nov completion of piling will be hard to manage.

for sure we won't see this one rising before mid 2007.


but i agree on the Marina terrace issue, Damac will learn from it, there were less problems with the Waves and i expect the situation to improve.

but i'd also say they have too much going on at the moment.

they need someone to get a grip on themselves.

So 91 floors then, that means te new OH is around 345m

more than anything else, Damac needs to STOP LAUNCHING NEW PROJECTS

Why the f**k would you need to add another 9 floors to a tower that you're already struggling to sell and that is 3 years behind schedule????????

Anyone? Mr Riddoch?

Fucking banal outfit, is what Damac is. Good luck to them.

Deleted ---- Duplicate Post see below.

Bloody slow airport connection!!!

Now why did I just know that would be Naz's reaction!!!

Good point and I forgot to mention when I asked about sales he said that 90% of the existing appartments are sold and Damac properties may want to move their head office into Ocean Heights.

As they at the moment occupy 12 floors of the building they are in with 500 employees at a guess this could mean around 10 floors of OH.

Also most developers will retain around 10% for themsleves to cream off some profit once the building is finished (selling at higher than the off plan price), therefore if he is right about the sales so far then this could be ready to build at last!

I hope someone can keep us up to date with pictures of the progress over the coming weeks as I agree with Dubaiflo; to finish all the piling by November would be going some.

Anyway Im just about to catch my flight, be back end of October.

Just added some more pictures to myspace as I am still waiting for flight, some of these are of snagging problems I found in Marina terrace which I am assured are being put right, but shows how the finish was obviously rushed. Also some shots of the gym, pool and reception that look fine.

Most of this is cosmetic and its nice to see they are aware and are doing something about it, in fact I was pleasantly suprised how well Marina Terrace has turned out considering the horror stories and the fact this is Damacs first finished tower.

Lets hope they really have learnt from this not to skimp on the finishing.

Also some shots of the piling going on this morning and the lack of it last night on OH.

See you all soon, boring old Maldivian sea sand and sun awaites!

http://login.myspace.com/index.cfm?fuseaction=login&nextPage=fuseaction%3duser.viewPicture%26friendId%3d75429167&MyToken=608bbf83-ccd9-48a1-bf8a-f08865d480cf

if u find time i would be glad if you upload them to yoiur blog since i don't have a myspace account.

enjoy your holidays.

DAMAC have categorically denied that this project is going up 9 floors. Make of this what you will.

Maybe the story of those 9 "extra" floors is the same as of those six that were "added" to The Torch.

They did not add six extra floors to The Torch. They removed six floors from near the top, three bed units, and replaced these by slotting in an additional six floors of one and two beds lower down. So the overall number of floors stayed exactly the same.

Than please delete the height meters and change the floor height to 91 floors. THX :| :|

^^ not confirmed

27.10.2006 By Imre

Ocean Heights
board is very old..


http://img145.imageshack.us/img145/8663/dsc0404uq9.jpg (http://imageshack.us)

http://img291.imageshack.us/img291/5207/dsc0403rh0.jpg (http://imageshack.us)

piling has actually started.. and there are 3 (three!!) workers on the site.

Record!

^ Hey come one Flo, I know you hate DAMAC but there's no need to exaggerate. There are FOUR workers ;)

I guess that's all we are left with now for the hopeless Damac updates... "Spot the workers" :lol:

Actually, Peter Riddoch went on record to say that the reason for delays in OH (and others) is due to lack of construction workers. He wasn't joking! :lol:

I think you "forget" that the picture was taken on FRIDAY.

Actually, Peter Riddoch went on record to say that the reason for delays in OH (and others) is due to lack of construction workers. He wasn't joking! :lol:

That is a poor excuse. Especially when it comes to this tower.

what a lame excuse. Its more like DAMAC cant get a cheap ass tender and therefore blame everone else. Funny how hundreds of other buildings have and continue to find workers.
This guy is a joke

Peter Riddoch & Alan Gammon are coming over to the UK. They're holding a Damac evening in London, Glasgow etc...

Will be going to the London venue.

Peter Riddoch & Alan Gammon are coming over to the UK. They're holding a Damac evening in London, Glasgow etc...

Will be going to the London venue.

Shame. I'm gona miss it. Would've been nice to see the public humiliation of these 2 clowns.

*delete*

Im Back!

Only just flown in though and nackard so I will make it brief and report more tomorrow.

The day after my meeting at Damac when I was told OH was being increased by 9 floors, Peter Riddoch denied that this was the case, so I phoned back to find out why I had been told this and was told that this was the inital plan but it had been decided to keep the original 82 floor design, but apparently they will be changing the design of some of the upper floors.

Everything else I was told was still correct though including the piling and construction schedule.

I would be interested to see how they have got on in the last 3 weeks as to be finished by the end of November we should be able to see some progress from the photos I took.

(I will publish them to my blog tomorrow Dubaiflo, and can someone tell me how to upload them to SCC as I seem to be having trouble doing it).

I am writting to Alan Gammon tomorrow also to confirm the conversation at my meeting about OH and the confirmed piling schedule and construction start. In fact they should now have the tenders in and be giving the main contract out so I will be questioning them about this too.

I think I will also be going to the London venue.

I really hope they are serious this time and not just giving me the runaround.

^^ ok thanks for clarifying these things with us.

to post pictures just upload them on www.tinypic.com or www.imageshack.us and copy and paste the url in xxx tags into SSC post reply window.

voila.

if you are at it, you might also ask about details concerning ocean heights 2! hope you enjoyed your days off!

please get the height for OH2! and the new height (if any) for OH!

Ok thanks, here are some photos taken on 15th & 16th Oct


Evening works on the 15th Oct (not much going on compared with Infinity and Torch sites)
http://img233.imageshack.us/img233/2650/new034vc3.jpg (http://imageshack.us)

http://img207.imageshack.us/img207/9378/new033dn6.jpg (http://imageshack.us)

Day works on 16th Oct
http://img219.imageshack.us/img219/3449/new086ci7.jpg (http://imageshack.us)

http://img219.imageshack.us/img219/9559/new089ep0.jpg (http://imageshack.us)

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http://img214.imageshack.us/img214/9747/new095av9.jpg (http://imageshack.us)

View of supertalls from Marina Terrace
http://img212.imageshack.us/img212/183/new112fr9.jpg (http://imageshack.us)

http://img66.imageshack.us/img66/4554/new111wk5.jpg (http://imageshack.us)

Some of the snagging problems in Marina Terrace
http://img205.imageshack.us/img205/9194/new117do1.jpg (http://imageshack.us)

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02.11.2006 By Imre

http://img100.imageshack.us/img100/746/dsc0750hm2.jpg (http://imageshack.us)

http://img247.imageshack.us/img247/7379/dsc0751fy7.jpg (http://imageshack.us)

http://img100.imageshack.us/img100/3461/dsc0752df8.jpg (http://imageshack.us)

can see a progress

Peter Riddoch has confirmed the following at a Damac Evening in London on 9th November 2006:

1. Piling to be completed by mid December.

2. Apparently a 9m deep rock has caused the piling delays. Funny hey, how the bulk of the rock has been found on the Ocean Heights site. It's been a year between awarding the contract to the piling company and completing it.

2. Main construction to start December month end or in the New Year.

3. No increase in floor numbers. Elevation of the building to remain the same. Existing nine floors which were designed to house smaller units will be changed to cater for larger units. Peter Riddoch's admant about this. We'll wait and see.

^^Thanks for this very great news nidoenator!! :okay: The next supertall will really start!! :master:

Lets not get too excitied feels like de ja vu so let hope it's DAMAC's new year resolution to get things right in 2007

Free Dubai city guide for Ipods.

http://ipod.wcities.com/city/dubai

Ocean Heights tender issued
CONSTRUCTION UAE
24 Nov 2006

Local real estate developer Damac has invited companies to bid by mid-December for the main construction package on its Ocean Heights development at Dubai Marina. The prequalifiers include Al-Naboodah Contracting, ALEC and Target Engineering Contracting Company, all local.

The 82-storey residential tower, located opposite the Meridien Mina Seyahi hotel, will overlook Palm Jumeirah and have 600 apartments and 700 parking spaces. Completion is expected in 2008. The local APCC was awarded the foundations package in December last year. Hong Kong-based Aedas is the architect. Egypt’s ECG is the local consultant (MEED 16:12:05).

Damac also plans to build a 58-storey residential tower in Business Bay, known as La Residence at the Lotus.

R

completion 2008.. :ohno:

I was personally told by a Damac salesperson that completion will be at the earliest last quarter of 2009, or first quarter 2010.

Naz UK is correct the best Damac could do would be middle or start of
2009 if everything goes fine,as there past record shows this is highly
unlikely it will run into sometime in 2010, the contruction industry is way
behind in loads of major building works and there seems no end to the delays
Good news about the three main contractors sign one up and get on with it I say.



:lol:

Some people paid there deposits in 2004 for this one. I remember getting an email from DAMAC when it was launched and was tempted at the time, glad I did'nt - 6 years from deposit to completion, ouch! was not a good investment back then. Maybe ok if you buy now.

I doubt if it is a better investment now as Dubai Steve says, still could be
a wait of over three years from 2007.Along time with no returns after you pay
the deposit and staged payments.



:nuts:

Commercial for Ocean Heights :D

http://www.youtube.com/watch?v=ms3CS8jTKK4

See Below for comment


:banana:

The amount of time people have been 'waiting' that is all they have
a video as Dubai steve's link shows,what a waste of time and money it
must do there image a great lot of good showing ghost buildings
that has had three design changes already with no end product, and
no sign of an end product 'What a Company' I wonder what Mr Riddoch
comes out with next Ocean Heights 11 it launches in January, I wonder
how that will take of when they are still trying to complete piling in Ocean Heights 1
That should be finished in about 2013-2014 at there current building levels I hope the
new customers take this into consideration when signing on the dotted line with Damac
the Master Developer, you could not make it up 'Master developer' more like Master con
artists.

More awards for Damac they have just recieved ISO 9000 among the many awards they have won in recent years,funny thing the ISO includes an award for customer service now I know the awards are handed out like confetti,what a joke 'customer service' if they want you to believe that their customer service is that good,then put out a survey to all the investors and then we could see who was happy and who was not, and they survey would have to be run by an independant company not them who might do something to the figures god forbid.


:ohno:

any update?

Project: Ocean Heights


http://www.skyscrapercity.com/photopost/data/500/11020Ocean_Heights.jpg
I love this design So much!!!!, i hope they don't change the design:ohno:

ZZ-II and i want to know if theres any new updates ?

Peter Riddoch has confirmed the following at a Damac Evening in London on 9th November 2006:

1. Piling to be completed by mid December.


2. Main construction to start December month end or in the New Year.

havent even started piling so how to complete in a few days, Again these monkeys dont know there arse from their elbows

How can SA boy say that piling has not even started,it should be finished this week.I have been to the site and seen the piling in progress and talked to the site manager.Are you sure you are on the right building plot



:bash:

This is what the site looked like on 8 December. The pile driver is visible and was pounding as I shot the photo. Peter Riddoch says, Main construction to start December month end or in the New Year. In fact, it will take months to complete the excavation and sealing of the pit as is presently going on at MAG 218, the Torch, Princess and several other towers--at least another 4 months.

http://img.photobucket.com/albums/v663/Upandhi/Dubai%20Marina/IMG_3450.jpg

he is talking bullshit. there is no way piling will be completed in just a few days from now. main construction not before mid 2007.

The thing is, the work seems to be going at a snail's pace. With only one pile driver and only a handful of people onsite it seems like they are just pretending to be doing work. Or, that DAMAC has hired a small mom & pop firm to do the job.

...

This is what the site looked like on 8 December. The pile driver is visible and was pounding as I shot the photo. Peter Riddoch says, Main construction to start December month end or in the New Year. In fact, it will take months to complete the excavation and sealing of the pit as is presently going on at MAG 218, the Torch, Princess and several other towers--at least another 4 months.

http://img.photobucket.com/albums/v663/Upandhi/Dubai%20Marina/IMG_3450.jpg

Let's wait...

I hope to see the construction starting soon, maybe Jan 2007 would be as good as any to kick of the new year in style.
Damac must be hurting this project never got started sooner; the price increases will come back to haunt them or there customers with corners cut and shoody workmanship like there last two projects did,they will have to be watched carefully on the build and I hope someone on this site will show regular pictures as it goes up.



:ohno:

^^ What did you say?


http://i11.tinypic.com/2a0c3gj.jpg


:lol:

^^Would love to go to that but don't think I could afford the discounted $3000 price tag.

^^ If the conference was organised by Damac, the price would have been part of the strategy. :D

Seriously, that is a very high profile conference.

What does it mean 'offsetting cost of delays to building schedules' does
anyone have ideas what is meant by that statement.


:cheers:

^^Sure. Delays mean higher costs to the developer as materials, labor and other expenses rise and even spike over time. The developer will need a strategy to off-set these costs. One way to do so--apart from withholding laborers salaries and scuttling the project and running off with investor funds--might be to hold onto a certain percentage of units which can be sold later when presumably property prices have risen. Such a strategy could work, as long as property prices do indeed continue to rise. But if they don't--expect to see even more miserable laborers and fuming investors.

Now, one more strategy may be to give away non-existent studio flats, tickets to international sporting events, luxury cars and the like. This will be sure to off-set any expenses borne out of endless delays!

I wonder how many CPD credits you get for $3000?

Offsetting costs of delays could mean a number of things. The one that jumped into my mind, and the most common in the UK, is the "contractors claim" for prolongation costs caused by delays imposed by poor design information and variations to the contract.

In Dubai it could allude to another strategy whereby if one project is sold and then suffers extreme delay. The developer could use the pot of money to develop another simpler development, sell it at completion as a finished unit/office space and transfer the profits back to the delayed project to cover the unforeseen redesign expense etc.

If Peter can't make it, I will deliver the talk in return for a return fare to EGPF and 4 nights at the Burj AA with an open bar tab :cheers: :cheers: .............:nuts:

Thanks true blue for trying to answer my question, we will find out sooner or later what Damac are up to,I would not be surprised if they done a runner with all there clients funds.They are a shoddy outfit run by shoddy people out to make a shoddy buck at the clients expence.they should stick to catering at least they would have to make the cakes in time.What gets me, people have been led by there lying spin on projects and the Sheikh Mohammed has done nothing to gee them up.All they can do is pronounce new project's around the globe get the deposits then what, they do 'nothing' there is something not right about the operation.The Government is working on Escrow holding accounts at present it better come quick or there could be another lighthouse debacle in the making.




:ohno:

I'm sure there is nothing untoward going on with Damac. From what I know so far I think they are guilty of over ambition (trying to run before they have learned to walk). Both Damac and Dubai Select promote themselves as the superstars but they need a reality check (or is that realty cheque :lol: )

Thanks true blue for trying to answer my question, we will find out sooner or later what Damac are up to,I would not be surprised if they done a runner with all there clients funds.They are a shoddy outfit run by shoddy people out to make a shoddy buck at the clients expence.they should stick to catering at least they would have to make the cakes in time.What gets me, people have been led by there lying spin on projects and the Sheikh Mohammed has done nothing to gee them up.All they can do is pronounce new project's around the globe get the deposits then what, they do 'nothing' there is something not right about the operation.The Government is working on Escrow holding accounts at present it better come quick or there could be another lighthouse debacle in the making.
:ohno:

:bash: Idiot alert.:bash:

So what do you make of Marina Terrace, The Waves? Or the progress with Lake View and Lake Terrace? All crap buildings I guess.:nuts:

I admit I wouldn't be too impressed with the delays on Ocean Heights if I'd put my money in there but to compare with The Lighthouse makes you look an idiot.

I'm not saying that Damac are perfect but in my dealings with them I've found them to be a good company. Communication is okay, they update their website weekly and they've agreed to pay late completion compensation to Lake View owners up front and are not claiming any 'force majeure' clauses in the contract.

Problems with all developers should be highlighted but on this forum the Damac bashing is ridiculous. Check out the 'snagging' problems on the Marina Heights and Marina Diamonds forums. In Marina Heights there were apparently cracks in the walls so deep you could get your fingers into them!

:bash: Idiot alert.:bash:

So what do you make of Marina Terrace, The Waves? Or the progress with Lake View and Lake Terrace? All crap buildings I guess.:nuts:

I admit I wouldn't be too impressed with the delays on Ocean Heights if I'd put my money in there but to compare with The Lighthouse makes you look an idiot.

I'm not saying that Damac are perfect but in my dealings with them I've found them to be a good company. Communication is okay, they update their website weekly and they've agreed to pay late completion compensation to Lake View owners up front and are not claiming any 'force majeure' clauses in the contract.

Problems with all developers should be highlighted but on this forum the Damac bashing is ridiculous. Check out the 'snagging' problems on the Marina Heights and Marina Diamonds forums. In Marina Heights there were apparently cracks in the walls so deep you could get your fingers into them!

I have photo's and info to prove that Damac Marina Terrace had major snagging problems and severe flooding if you provide an e-mail address I am more than willing to send you all the pics and publicity attaining to Damac properties,they had problems with Lake view as well.
The Ocean Heights project was launched in 2002 with a now expected finish date in 2010 I suppose a company like that should be praised :bash: I wonder what job you hold with Damac Properties CEO or something :lol:
What do you know about doing runners with clients funds and how they are financed, Dubai is a new market with very little laws in place to protect anyone so do not lecture me on supposed Blue Chip company's doing runners, they are overstretched as it is and when that happens anyone can fold :bash:

I have photo's and info to prove that Damac Marina Terrace had major snagging problems and severe flooding if you provide an e-mail address I am more than willing to send you all the pics and publicity attaining to Damac properties,they had problems with Lake view as well.
The Ocean Heights project was launched in 2002 with a now expected finish date in 2010 I suppose a company like that should be praised :bash: I wonder what job you hold with Damac Properties CEO or something :lol:
What do you know about doing runners with clients funds and how they are financed, Dubai is a new market with very little laws in place to protect anyone so do not lecture me on supposed Blue Chip company's doing runners, they are overstretched as it is and when that happens anyone can fold :bash:

The only reason I replied to your ranting post is because I'm a happy Damac investor in Lake View and I'm fed up with the anti-Damac bias of some of the posters on this board. In fact, I'm the one who's suspicious of the motives of some of the posters.

I don't work for Damac and if you can actually read you'll see in my post I agree with some of your points in particular about delays to Ocean Heights (which I'm glad I didn't invest in).

I've seen and heard of the snagging problems with Marina Terrace. Not good I agree, especially at the price of apartments there. However, I also heard anecdotal stories of people being put up in the Habtoor Grand at Damac's expense whilst delays and problems were resolved. The important thing was that the same problems did not appear to happen with The Waves and this looks like an excellent project. Maybe you know different?:nuts:

Hmmm, Lake View. Please list all of the "problems" they've had there especially considering the building is only half finished. I check the website weekly and see it's progressing nicely at a floor per week. Maybe you know different?:nuts:

I don't know anything about Damac's corporate financing. I'm guessing you don't either and yet you don't mind making quite ludicrous assertions that they're a "lighthouse in the making". Barings Bank, Enron, Worldcom. It's true that even the largest firms can go under... and no-one saw those coming. I guess you did though?:nuts:

^^ Just a thought: DAMAC has been running a long legal battle with a local newspaper that 4 years ago claimed, DAMAC entered the real Estate business for a quick buck to offset the huge losses they suffered in international stock markets speculations.

They didn't flat-out denied that they lost any money, insisting instead, that their finances are sound and venturing into real estate was just a business expanding move.

The only reason I replied to your ranting post is because I'm a happy Damac investor in Lake View and I'm fed up with the anti-Damac bias of some of the posters on this board. In fact, I'm the one who's suspicious of the motives of some of the posters.

I don't work for Damac and if you can actually read you'll see in my post I agree with some of your points in particular about delays to Ocean Heights (which I'm glad I didn't invest in).

I've seen and heard of the snagging problems with Marina Terrace. Not good I agree, especially at the price of apartments there. However, I also heard anecdotal stories of people being put up in the Habtoor Grand at Damac's expense whilst delays and problems were resolved. The important thing was that the same problems did not appear to happen with The Waves and this looks like an excellent project. Maybe you know different?:nuts:

Hmmm, Lake View. Please list all of the "problems" they've had there especially considering the building is only half finished. I check the website weekly and see it's progressing nicely at a floor per week. Maybe you know different?:nuts:

I don't know anything about Damac's corporate financing. I'm guessing you don't either and yet you don't mind making quite ludicrous assertions that they're a "lighthouse in the making". Barings Bank, Enron, Worldcom. It's true that even the largest firms can go under... and no-one saw those coming. I guess you did though?:nuts:




I will not get into verbal tennis with you as you are convinced Damac are that good,I have my doubts about you not working for Damac,true you did say they have had loads of problems but you would have to say that to throw us off the track who you really work for.If you had said they were all good then we would know your are nuts and need of some clinical work on your head.
If you provide the e-mail I will provide all the details on the catering company
Damac.
AltinD has read some of the stuff I expect the newspaper has written.
That certain paper has stopped writing about Damac because the Government became the Majority shareholder recently,and all the horror stories have stopped,maybe you have noticed that K Times stopped, then again maybe not if you are with Damac, puts you off your breakfast I expect
:bash:

I will not get into verbal tennis with you as you are convinced Damac are that good,I have my doubts about you not working for Damac,true you did say they have had loads of problems but you would have to say that to throw us off the track who you really work for.If you had said they were all good then we would know your are nuts and need of some clinical work on your head.
If you provide the e-mail I will provide all the details on the catering company
Damac.
AltinD has read some of the stuff I expect the newspaper has written.
That certain paper has stopped writing about Damac because the Government became the Majority shareholder recently,and all the horror stories have stopped,maybe you have noticed that K Times stopped, then again maybe not if you are with Damac, puts you off your breakfast I expect
:bash:

I'm not surprised you didn't answer any of my questions because you don't have answers. I state facts, you just quote your own hyperbole. Come on, please try:

- what about The Waves?
- what about Lake View (progressing at 1 floor / week)?
- what about Lake Terrace?

Figments of my imagination perhaps?

Why all this juvenile 'catering company' stuff? I know Damac started as a catering company. Do you know how Richard Branson or Alan Sugar started? Is it relevant to where they are now?

I've told you I'm a small-time Damac investor. This vested interest means I'm the first to be critical of Damac but I also get fed up with nonsense quoted by people like you. All I care about is my apartments getting built as per the contract I signed and that's what's happening.

- what about Lake View (progressing at 1 floor / week)?
- what about Lake Terrace?

Yeah, what about them?

The FIRST two towers to have been marked for JLT and by the time they'll finish some 15 others towers would be completed, all of them released a couple of years after Damac's ones. :tongue2:


BTW, if Lake View would have been progressing at 1F/week, it would have been already topped up now.


Is very simple, we all love their cool buildings, but they are biting more then what can chew. Good Luck to them.

Where's Naz :D

I'm not surprised you didn't answer any of my questions because you don't have answers. I state facts, you just quote your own hyperbole. Come on, please try:

- what about The Waves?
- what about Lake View (progressing at 1 floor / week)?
- what about Lake Terrace?

Figments of my imagination perhaps?

Why all this juvenile 'catering company' stuff? I know Damac started as a catering company. Do you know how Richard Branson or Alan Sugar started? Is it relevant to where they are now?

I've told you I'm a small-time Damac investor. This vested interest means I'm the first to be critical of Damac but I also get fed up with nonsense quoted by people like you. All I care about is my apartments getting built as per the contract I signed and that's what's happening.


When you provide the e-mail address I will provide all the facts and answers to your question it is big file but I am prepared to send in packages to you. :bash: I am fed up with sheep like you thinking that Damac are the boys.
grow up and wake up and smell the coffee before it is to late.

BTW, if Lake View would have been progressing at 1F/week, it would have been already topped up now.does that type of facts you spout about ring a bell :ohno: professor numpty.

You have not done any homework on Damac I have asked them personaly and you know what they did not deny anything.I could fill this page with there disasters and this the only ones we found out about.I hope you don't get flooded out or doors falling off or room sizes that were smaller than the described in 'all your apartments' I would get plenty of home cover insurance for all of them 'Sheikh ya money' you will need it.
All the people that have written has had a problem with Damac somewhere along the line I have to.
They have to cut corners, but cutting room sizes that is going really low If you want me to send you a Metric tape measure when you check the rooms dimentions drop me your e-mail:)
Another thing when they are as late with as many projects how in earth do you think they will tally there books cutting corners mate cutting corners.
the price of all there materials are going sky rocket they can only forword buy for so long.

I think Fezzy's right in most of what he said.


You stated you were glad you did not buy in Ocean Heights what are doing on this site then, have you got some sick perveration repling to peoples genuine
complaints about a 'Catering company' come property developer overnight.Or have you pissed everyone one else off on other sites that no one replies to you
please stick to what you have bought in and are happy with, we write about the way they have treated us.If you think they are great buy more of them good luck to you and good riddence.

I think Fezzy's right in most of what he said.


You stated you were glad you did not buy in Ocean Heights what are doing on this site then, have you got some sick perveration repling to peoples genuine
complaints about a 'Catering company' come property developer overnight.Or have you pissed everyone one else off on other sites that no one replies to you
please stick to what you have bought in and are happy with, we write about the way they have treated us.If you think they are great buy more of them good luck to you and good riddence.

How old are you Hanna, mentally I mean? Has the fact that Damac started off as a catering company only just been revealed to you?!?! When I invested, it was the first thing I found out about the company. In fact, here's the 3rd sentence from the damacgroup.com website:

DAMAC Holding was established in 1982 as a local catering company.

Maybe you've got too much money and just handed it over without doing your homework. From that, I guess you also didn't read the contract you signed either.

AltinD makes a valid point. Yes Lake View should be finished now and I'm disappointed by that because a half-finished building is no good to me. However, I am happy that I did my homework and I'm happy with my contract which includes compensation clauses for late delivery. I'm also happy that Damac have written to me to confirm that this compensation will be paid without any quibbling. If anyone signs a contract that doesn't include these sorts of clauses then I'm afraid it's tough shit when it's delayed. Nevertheless, Lake View is now progressing at 1 floor / week and I'm happy with that. Please look at the weekly updates on Damac's website if you think I'm making this up.

If my apartments turn out to be materially different to what's in the contract, I'll be witholding my final payment and taking legal advice if the problem cannot be resolved to my satisfaction. This, after all, is what a contract is for.

At the end of the day I don't really give a stuff about what Hanna or Fezzy say. It's true I haven't invested in Ocean Heights and if I did I'd be banging hard on Damac's door asking for answers about the delays (in fact, one of the reasons I invested in Damac was because they have a London office and if I hit problems I'd be there every day until I got answers!!). My concern is for other Ocean Heights investors reading their ridiculously hysterical posts predicting the company is about to fold!!! From where I'm standing that simply isn't the case - but if it is, I'll be in the same boat as them so why such animosity towards my comments. For some reason, they don't like to hear another opinion.

How old are you Hanna, mentally I mean? Has the fact that Damac started off as a catering company only just been revealed to you?!?! When I invested, it was the first thing I found out about the company. In fact, here's the 3rd sentence from the damacgroup.com website:



Maybe you've got too much money and just handed it over without doing your homework. From that, I guess you also didn't read the contract you signed either.

AltinD makes a valid point. Yes Lake View should be finished now and I'm disappointed by that because a half-finished building is no good to me. However, I am happy that I did my homework and I'm happy with my contract which includes compensation clauses for late delivery. I'm also happy that Damac have written to me to confirm that this compensation will be paid without any quibbling. If anyone signs a contract that doesn't include these sorts of clauses then I'm afraid it's tough shit when it's delayed. Nevertheless, Lake View is now progressing at 1 floor / week and I'm happy with that. Please look at the weekly updates on Damac's website if you think I'm making this up.

If my apartments turn out to be materially different to what's in the contract, I'll be witholding my final payment and taking legal advice if the problem cannot be resolved to my satisfaction. This, after all, is what a contract is for.

At the end of the day I don't really give a stuff about what Hanna or Fezzy say. It's true I haven't invested in Ocean Heights and if I did I'd be banging hard on Damac's door asking for answers about the delays (in fact, one of the reasons I invested in Damac was because they have a London office and if I hit problems I'd be there every day until I got answers!!). My concern is for other Ocean Heights investors reading their ridiculously hysterical posts predicting the company is about to fold!!! From where I'm standing that simply isn't the case - but if it is, I'll be in the same boat as them so why such animosity towards my comments. For some reason, they don't like to hear another opinion.

And I don't give a stuff what you say so clear of the site and bore someone who cares.You haven't got a clue no matter what office you go to they are trained not to give anything away be it Glasgow,Manchester or London do you think they care that you want 'answers' get a life bozzo :bash:
I know plenty of people looking for answers and never get them what makes you different Have you any idea how many lives they have shattered waiting in vain for Ocean Heights to complete after delay after delay with weak excuses to Government hold-ups to the site having the hardest rock in the whole of the UAE to do a piling, to the the third change in design, to the no contractors available.It is funny that the buildings on either side are up and completed but they had the hardest rock in the world to pile through.Again you are fortunate enough not to be a owner in Ocean Heights that is why you
do not qualify in my mind to have a say in an Ocean Heights debate.
So I ask you please go away and bother someone else who cares I have had enough of your idiotic rants about the great Damac. I would like to put it a more colourful language but I afraid it would not be posted I will let you guess :ohno:

P.S you are very lucky Damac have taken the time to write you I have had nothing in over a year,then again I don't have multitude of Apartments like you :nuts: must be great to be rich and a be a first class p--ck

OK, time to end this shit please :)

Agree totally it has to stop unless Naz UK can be involved cause i'm sure he'll have some funnies to add to it.

I think AltinD quote said it all they are biting off more then they can chew. That does not mean DAMAC will fold it means they need to sort out there act get building project relasesed years ago and maybe put some breaks on Launching Stuff.

A little supprised they were not at Cityscape.

Hi Guys/Malec-thedubailife



I have stopped it is pretty pointless, please keep on coming with the photo's
and info on any of the above :cheers:

Ocean Heights

http://img288.imageshack.us/img288/188/img5973gi8.jpg (http://imageshack.us)

http://img186.imageshack.us/img186/5928/img5974ka7.jpg (http://imageshack.us)

http://img288.imageshack.us/img288/1347/img5975yn0.jpg (http://imageshack.us)

http://img141.imageshack.us/img141/824/img5976sf8.jpg (http://imageshack.us)

Great work Imre you are a gentleman the photo's are spot on, it shows they are making progress on the site at last.Please keep the info coming, you have better updates than Damac
:cheers:

the sign... THE SIGN :rofl:

They been reading the forumn and as some people said there was no piling going on they thought lets put a sign up saying 'Piling Work in Progress'. That should convince everyone.

But on a serious note something is happening but again only a handful of people visible on site and this and Infinity both started Piling work around the same time yet that has porgressed futher even thought they may have a water problem.

They been reading the forumn and as some people said there was no piling going on they thought lets put a sign up saying 'Piling Work in Progress'. That should convince everyone.

But on a serious note something is happening but again only a handful of people visible on site and this and Infinity both started Piling work around the same time yet that has porgressed futher even thought they may have a water problem.

I agree they are slowing things down for some reason, 'nobody knows why' my guess is main contractor tendors,they cannot get anyone to come on and work for them,I honestly cannot think of another reason for delying the project month after month year after year.I have asked the reason and cannot get a straight answer from them.:cheers:

Ocean Heights Model at Mall of the Emirates

http://i13.tinypic.com/3ycuwdx.jpg

i love that design so much!!!

^^ Great model, i love this tower's design:)

^^Are you twins?? :D:D:D:D:D

i tired to become a damac agent at one point they offer 2% on sales , not a lot really.

Nice tower design lets hope it appears one day in the dark skies of Dubai fully lit up looking cool

Hi All


I see Damac are at the promotions game again 'Jaguar' cars for everyone
and the chance of a nice new jet.What A COMPANY I wish they finished
all their projects as fast as they give out cars.The 'Ford Jaguar' company
will soon producing cars for them alone if this keeps up !!!!!!!!!!!!!!!!!!!!


http://www.gulfnews.com/business/Dubai_Shopping_Festival/10090963.html

:ohno:

^^ This is a bizzare promotion, win a private jet!

A luxury yacht of the same value would be more appropriate for most people.

There may be some more people out there, like me, who know that buying a personal aircraft is not half as complicated as running one. It is a lot less of a headache to just hire and fly as required.

Furthermore if you don't already have a Licence you have to train, which took me 18 months and thousands of pounds. It just doesn't make sense!

(Have I managed to bum myself up enough for all the girls :lol: )

^^Are you twins?? :D:D:D:D:D

no :lol:

Hi All

Damac are advertizing more projects this time in Dubailand worth over
1 BILLION dhms where to they get all the money from,not for completing
buildings on schedule and Quality that is forsure.This beats me how they get away with it.
They announce projects to be ready in year such a time and are nowwhere
near the time span they announced at the outset.I hope the people that buy
their products don't wait to long for their Jags by the time they are ready, if they are ready ! the 'Ford Jaguar company' will be closed maybe they will give them an upgrade to a 'Punto' then again maybe nothing.



:lol:





http://www.khaleejtimes.com/DisplayArticleNew.asp?xfile=data/business/2006/December/business_December551.xml&section=business&col=

Desparate measures to get the punters in I say. In '05, I think they were offering an Audi A3 on a 1 and 2 bed, an A4 on a 3 Bed and a Porsche for a Penthouse.

From what I heard you had to make your own arrangements to have it delivered to your home address. You'd be hit with import duty and tax if you live abroad. Also, the car spec would be for the middle eastern market and not the european market. It works out costly.

The question one must ask is why are they the only company to resort to these type of gimmicks,everyone knows that the price is in the Apartment in the first place to cover the car price.If you don't want the car they take it of the price of the Apartment, now that is a deal in a half,they must think they are dealing with 10 year olds.Why don't they stick to trying to get somebody to build there projects on time and to ISO 9001 Specs with the highest possible quality available,I think this is a pipedream the delays will destroy there quality asspirations they will have to cut corners to survive, the prices they launched at where high but not high enough to take in all the price increases that Dubai has seen in the last couple of years.The customers will be the loosers while the Damac fat Cats see their Coomie blocks coming on line with terrible build quality and apartment buildings lasting maybe 20 years.
They will never need to renew the 99 year lease contracts the buildings will not be around by then.

I take it everyone knows that it is a 99 year lease and not Freehold as advertized when people bought into it,the ground will be freehold not the building's under the new law,very neat wasn't it they can't get any flak because the ground is freehold so technicaly they were right, expats do not own the apartment outright it would have to be negotiated after 99 years,no problem there I somehow don't think the buildings will last that long maybe 25 years if you were realy lucky, so you could have 4 building constructed by then and it will 4 times you will have to pay each time a new one goes up till the 99 year lease runs out.

I take it everyone knows that it is a 99 year lease and not Freehold as advertized when people bought into it,the ground will be freehold not the building's under the new law

As far I understand the new law, it does allow apartment owners in the Marina to be given freehold title. This was one of the issues clarified in February.

Thanks for the comment

I was told it was 99 year lease basis for Damac properties, I take it must be the same for everyone else this was straight from the horses mouth,please find out 100% for your own piece of mind.I hope and pray I am wrong in this one, but somehow I don't think so this came from a high.

Can anyone out there clarify the situation someone must have heard something leaked about the final phase of the law.

I bought on the basis of 99 year lease I did not think the UAE would give full freehold title,the answer lies in the visa system, and the exorbitant charges they will pass on to you every few years, if it was full freehold why would they charge you 1000ssss of DHMS every few years, you should be entitled to full citizenship and no charges.I am sorry to say I don't think that will happen they will always control the land, they are not like the the stupid British that would sell you the land and building for life and a free passport.

Have you bought a Damac property ??? If so check your contract.... I'd be very surprised indeed if Damac were not offering freehold title.
I think you may be getting confused comparing the way freehold title works in England - apartments are very rarely freehold, but overseas it is different. (Similiar to Scottish law where there is no lease.)
The visa system is not related to whether your property is freehold or long leasehold.

Hi

I have bought a Damac property,there is no gauruntee of freehold on the
contract.

The visa I know has nothing to do with freehold I was only stating that
they would not give you any sort of passport, two reasons they get money
every few years when you have to renew it plus they do not want you to hold a passport because you own a property full stop.They want you to buy property that is all they want nothing else the sand is there's for ever.

I can't warn you enough there is no freehold title on Apartments on the Marina or anywhere in Dubai as far as I know.Please put the word out to your friends and ask them what will happen with the new law,there has been some leaks and the words is 100% no freehold.

They will sell as much as they can under the freehold title and lure the clients in then hit them where it hurts.

If anyone can tell me different I would be more than happy to know one way or the other. BUT I AM SURE OF THE ABOVE FACTS BECAUSE I WAS TOLD FACE TO FACE THAT IT WAS NOT FREEHOLD ON ANY OF THE APARTMENTS.
The villas will be a different kettle of fish they will get freehold to the land and building in the designated areas. :)

I think the term is common hold for apartments in the marina. The land is freehold but it shared between owners. All apartments in the marina are the same so it does not matter if there is anything on the contract or not. It does not matter anyway - you are allowed to live in your own apartment and sell on to others. There is no 99 year lease limit like in Abu Dhabi.

I think the term is common hold for apartments in the marina. The land is freehold but it shared between owners. All apartments in the marina are the same so it does not matter if there is anything on the contract or not. It does not matter anyway - you are allowed to live in your own apartment and sell on to others. There is no 99 year lease limit like in Abu Dhabi.


Hi Dubai Steve

I hope you are correct in your statement,why is it taking so long to put out the final final final draft of the new law concerning APARTMENTS so everyone Knew how they stand.

:cheers:

I was sold the apartment as freehold, they took my deposit before I was given the contract (aparently thats how they work out there).

When I received my contract, nowhere was it mentioned that the apartment was free hold except talks of a 99 year lease.

Recently, I was told that the land on which OH will be built on is freehold but not the apartment that I've bought.

I'd be greatful if this could be clarified.

All apartments in the marina area the same as it has been classified as freehold area for foreigners. The contract may have been made before the freehold law and may state that in the event of this law not being passed it will revert to a 99 year lease system.

All apartments in the marina area the same as it has been classified as freehold area for foreigners. The contract may have been made before the freehold law and may state that in the event of this law not being passed it will revert to a 99 year lease system.

Hi Steve

I think you may be contridicting yourself hear you reply on a earliar post no
such thing as '99 year lease limit like in Abu Dhabi'. can you clarify what you mean is it either 99 year lease but not like the one in Abu dhabi what is the
difference CONFUSED TO SAY THE LEAST.

:cheers:

As I said all property in Dubai Marina is freehold. Only your old contract may mention 99 year lease if the law was not passed before completion, which is not the case as the Dubai freehold law was already passed early this year.

In Abu Dhabi the story is different as no property at all is freehold for foreigners. In Abu Dhabi all property is 99 year lease including villas.

So Dubai is better because it is freehold.

Obviously an apartment shares a single plot of land so you have to share the freehold with all the other owners hence the term common hold.

when will ocean heights reach its height?

^^ DAMAC properties has kept a mega raffle prize for buying flatsin ocean heights:
1.Private Jet
2.Jaguar Car

Apartment buildings are generaly Leasehold in the UK and USA. Freehold works for villas. It is easier to deal with bad neighbours under a leasehold agreement. If a couple of tennants do not pay their share of the building charges it becomes difficult and costly to have property seized or to sue them. Under a leasehold it is far more straight forward and effective. Leaseholds are renewable at the end of their term dependant on the condition of the building.

Apartment buildings are generaly Leasehold in the UK and USA. Freehold works for villas. It is easier to deal with bad neighbours under a leasehold agreement. If a couple of tennants do not pay their share of the building charges it becomes difficult and costly to have property seized or to sue them. Under a leasehold it is far more straight forward and effective. Leaseholds are renewable at the end of their term dependant on the condition of the building.

Hi True blue

So you think it will have to a have leasehold agreement i.e 99 years lease
under the new condominium law yet to be issued.If this is the case the info
I got from Damac was correct about 99 year lease. I agree with your statement about the condition of the building i have my doubts about keeping
it for a very long time nobody is sure how the water infiltration to the sub-structure or the sun and high winds and loads of other factors will effect the long term structure.I guess at 10 years and get out to another brand new building and just keep hopping that is if you still want to stay in Dubai !

If they do decide to manage it as a 99 year lease then it will still have share of freehold. So would be share of freehold (common hold) with renewable 99 year lease.

If they do decide to manage it as a 99 year lease then it will still have share of freehold. So would be share of freehold (common hold) with renewable 99 year lease.

Hi Steve


Thanks for the update

So I take it Damac or the Government would control the 99 year lease when it was up for renewal, I know this is all Debateable the building will never last that long I still think it is worth talking about don,t you.


:cheers:

^^How it normaly works is that the developer forms a Residents association. This is then empowered by law and governed by a Terms of Constitution. (Similar to articles of association for companies). The association appoints a manager to manage the maintenance of the commonhold and structure (where your buildings maintenance charges come from). They also insure and form a contingency and renewals fund. The manager normaly charges a percentage commission for his services and provides annual reports on the costs etc and recommends any increases in charges necesary to meet projected outlays.

The renewals fund allows for the complete refurbishment of the building or if necessary, the demolition and rebuilding to future standards. Most of us need not worry about this as we will all be long gone and it will fall to our spoiled successors to deal with. Remember if you had a villa the same would apply that if the owner neglects the structure then the property will deteriorate and will have to be sold below market price or rebuilt at the single owners expense. Again the reason why lease works better.

If future owners don't want to participate in funding the refurbishment of the building in the future under freehold, other owners could be prevented from carrying out the works or have to make up the cost difference themselves. Under leasehold, the association would hold a vote and the majority decision would carry. Those refusing to contribute would be evicted, receiving the price of their apartment less any costs due to the association.

I believe that leasehold is the way forward for the towers as it protects the interests of good residents and ensures the building remains in top form throughout its lifecycle. Leasehold is the preferred system in most mature societies because its tried and tested.

Anyone who has bought an expensive house in an expensive area and then had a bad neighbour move in next door who does not keep their garden, leaves litter and rubbish everwhere, old cars in the street etc, will know the pit falls of freehold ownership. You are powerless to evict them and they devalue YOUR property as a result.

Leasehold is no less of an asset so don't be too rash with your actions at this early stage.

Sorry, forgot to make this point.

The Co Owners Association control the leasehold, not the government or the developer. I don't have a Damac property but the contracts are all pretty much the same accross all developers. Of course if you have any doubts you should consult a Lawyer.

Relevant quotation from one of my contracts;

"With effect from the date on which any person other than the Seller(Developer) becomes an owner of property in the building, the Association shall be deemed to be established pursuant to article 1197(1) of the Civil Code of which the Purchaser and every other person who becomes an Owner in the building shall be a member."

I read that to mean, when the developer sell out the building they have no further power and the Co Owners association takes over all powers relating to the Leasehold. As an owner you decide on the next step once the lease expires, your ownership is unaffected.

:cheers: Sorry, forgot to make this point.

The Co Owners Association control the leasehold, not the government or the developer. I don't have a Damac property but the contracts are all pretty much the same accross all developers. Of course if you have any doubts you should consult a Lawyer.

Relevant quotation from one of my contracts;

"With effect from the date on which any person other than the Seller(Developer) becomes an owner of property in the building, the Association shall be deemed to be established pursuant to article 1197(1) of the Civil Code of which the Purchaser and every other person who becomes an Owner in the building shall be a member."

I read that to mean, when the developer sell out the building they have no further power and the Co Owners association takes over all powers relating to the Leasehold. As an owner you decide on the next step once the lease expires, your ownership is unaffected.



Hi True Blue

That answers all my questions very well put in plain English. I agree it is the only way forword.I think people maybe get a bit mixed up when the developer sales people harp on about full freehold title when it is not the case.
I read the stories some months back about the Emaar developments owners were going crazy about the maintenance charges they were increasing by.
I read that the owners were wanting to take control themselves and audit the maintenance company and they would control all the charges and keep the books themselves.

:cheers:

Not sure about Damac as I haven't bought one of their properties but my Torch contracts states that I will receive freehold title......however it states that if this is not possible then leasehold title will be given. There is a Management Agreement which outlines the responsibilities of owners and the management company and applies if freehold or leasehold title is given. The reference to leasehold was (as Dubai Steve has mentioned) due to the contract being signed in 2005 before the freehold law was passed. I'm expecting to get freehold title as in 50 years time there would only be 49 years left on the lease and I'm not sure of the mechanics of getting a lease renewed in Dubai......as the lease gets shorter than it gets less attractive and saleability is affected......also the ability to obtain a mortgage...most lenders in the UK will not lend if the unexpired term of a lease if less than 70 years....hence why purchasers prefer freehold where there is no time limit. (The UK is different in that we have statutory leasehold law where lease renews/extensions are generally easy to obtain so not an issue.....however as I say I've no idea what legal provisions are in place in Dubai in this regard....so freehold is definitely preferred and I'm confident this is what I will receive).

Not sure about Damac as I haven't bought one of their properties but my Torch contracts states that I will receive freehold title......however it states that if this is not possible then leasehold title will be given. There is a Management Agreement which outlines the responsibilities of owners and the management company and applies if freehold or leasehold title is given. The reference to leasehold was (as Dubai Steve has mentioned) due to the contract being signed in 2005 before the freehold law was passed. I'm expecting to get freehold title as in 50 years time there would only be 49 years left on the lease and I'm not sure of the mechanics of getting a lease renewed in Dubai......as the lease gets shorter than it gets less attractive and saleability is affected......also the ability to obtain a mortgage...most lenders in the UK will not lend if the unexpired term of a lease if less than 70 years....hence why purchasers prefer freehold where there is no time limit. (The UK is different in that we have statutory leasehold law where lease renews/extensions are generally easy to obtain so not an issue.....however as I say I've no idea what legal provisions are in place in Dubai in this regard....so freehold is definitely preferred and I'm confident this is what I will receive).

Hi

Thanks for your input yours views are most welcome :cheers:

Hi



Has anyone heard when the final draft of the new freehold law are
to be issued,it has all went quite for months now :cheers:

Any construction updates on this apart from the last one below :D

http://img288.imageshack.us/img288/188/img5973gi8.jpg

At the rate they are going at it will 2008 before they are finished :cheers:

Peter Riddoch quoted that piling will be completed on December 19th at the London Gala.

Maybe he meant 2007 ?

gr8 pic, did u get it from a hard hat area?

I do not think the white elephants Ocean Heights 1 or 2 will ever get of the ground there has been to many changes and totally excessive delays,with a barrage of weak excuses month after month year after year.Damac have been sitting on their clients staged payments for years gaining interest.And still nothing happens there has to be a good reason for this,I think they are overstretched and cannot go any further with the projects or maybe nobody wants to do business with them anymore.If anyone has any insider clues to what is really happing at Dodge City HQ I.E 'DAMAC COWBOY HOLDING COMPANY' I would be really interested. :lol: :lol: :lol:

I do not think the white elephants Ocean Heights 1 or 2 will ever get of the ground there has been to many changes and totally excessive delays,with a barrage of weak excuses month after month year after year.Damac have been sitting on their clients staged payments for years gaining interest.And still nothing happens there has to be a good reason for this,I think they are overstretched and cannot go any further with the projects or maybe nobody wants to do business with them anymore.If anyone has any insider clues to what is really happing at Dodge City HQ I.E 'DAMAC COWBOY HOLDING COMPANY' I would be really interested. :lol: :lol: :lol:

...and the greedy punters keep rolling in.

Do you actually know what you are talking about or is it just one of those vacant moments of 'I think'?

HI

Once the main contractor is assigned things should be safer. 23 marina has now gone past this stage.

The original 40 or 50 floors in Ocean heights project was canned to make way for 82 floors. Anybody know why? Also, curious to know how many people from the original project re-invested in the current project and did they receive any compensation or incentive.

What has happend to OH2. It's gone quiet on that front.

Investors in the current project have been waiting for 2 or 3 years for this project to get off the ground.

Project delays cannot be solely due to lack of contractors, surely there are other factors, i.e. bad project management. The buck cannot stop at the contractors.

The original 40 or 50 floors in Ocean heights project was canned to make way for 82 floors. Anybody know why? Also, curious to know how many people from the original project re-invested in the current project and did they receive any compensation or incentive.

What has happend to OH2. It's gone quiet on that front.

Investors in the current project have been waiting for 2 or 3 years for this project to get off the ground.

Project delays cannot be solely due to lack of contractors, surely there are other factors, i.e. bad project management. The buck cannot stop at the contractors.



Well said nideonater you hit the nail in the head twice,bad management and no 'contractors' who in there right mind would touch them, after all these years of delays it is worse than chinese water torture,if they would only come clean and tell us the truth for once, clients could then make a decision wether to hold on or move onto another project.
But this is not the case once they have your deposit's they hold on like grim death,this is the reason some people are taking them to court to get there money back the trial will be in the New year.Pity 'khaleej times' was bought out by the Government you would have got fresh updates and real news on what Damac are up to,I hope people have noticed that the news has dried up concerning Damac,not because they have turned over a new leaf it was because the paper was bought out.

Sorry I cannot help you on some of the other questions I am as curious as you Nideonater.

We will have to keep on asking them someone must know something :cheers:

Have a nice day it is pleasure communicating with someone else who is concerned about there investment in the White elephant:cheers:

Once the main contractor is assigned things should be safer. 23 marina has now gone past this stage.



I hope you are right, thanks for the comment and assurance Malec :cheers:

I hope you are right, thanks for the comment and assurance Malec :cheers:

Shouldn't you be talking to them rather airing you cr*p on this BB with circa 18s, with time to kill. As for my name you dipstick,it is to tease the other to**er on this BB and also because I am a Damac investor (Park Towers) and I can honestly say, I have no grounds for complaint.

My apartment will be ready in 2009. That is 3 years away. I have mentally prepared myself for 2010 because I have yet to witness a building project, large or small, that is delivered on time.

Incidentally, I also did extensive research on OT and found it relatively expensive, dense development, limited scope for resale with acceptable profit.

Finalyy, If you were conned by the sales pitch then you are simply gullible. You should have carried out your research. Afterall, Damac were a lot nearer to being a Catering Company when you put your deposit down then the present multinational propert development Company.

Happy New Year to all.

HI

You haven't a clue what I paid and what research I had done and you are not going to find out,and for gullability I must rank near the top in the gullible league, I went with the 'Cowboy Damac Company' and took their promises at face value, you must have seen through all the hype and said this is all bullshit they look like a company that lie through there teeth but what the heck I have done all this 'research' and may as well put my deposit down,at least if they go belly up I will get 100,000 pies back in return 'what country did you fly in from' England !!!!!!!!!!!!!! and what place do you rank yourself in now in the the gullible league, must be soaring past me.

Still a lot of lies and dodgy build and snagging list's yet to come for you I expect, I wonder what you will say then when your place is flooded out and the room sizes not as per schedule and Quality units as per B&Q.

We can't all be anoraks like yourself spending all our time looking at facts and figuers and counting how many cakes they produced in a year,so carry on looking at the skyscrapers you sad individual and when you have something intelligent to say 'maybe just maybe' I will consider a few words from a very very short sentence of yours.

Do you think things have changed since baking pies and cakes, then they go into being a multinational propert development company overnight when you bought is suddenly all different! the only thing that is different is the end product nothing else, instead of them baking pastries they are cooking the books with your money.

Keep taking the tablets whatever your title is.

May I suggest a new title for you 'Big Girls Blouse' that would suit you fine, do some research on that you t--t I think.

You have obviously been reading to many posts. That much is obvious from your remarks.

I am almost certain that you are not an investor but a little boy with big ego of wanting to be able to afford an apartment in Dubai.

However, giving you a little benefit of doubt that you might be, I find your tone of expression at odds with someone who has sat on his investment for 3? years and has taken this moment to start posting on a BB. Afterall, the contractor has started the development. Happy waiting little boy :ohno:

For fck sake this is pissing me off!
damaclover, you have contributed absolutely nothing positive to this forum, I don't particularly care what you call me or anyone and it's a brig so start posting something useful that doesn't fill the thread with drivel.

For fck sake this is pissing me off!
damaclover, you have contributed absolutely nothing positive to this forum, I don't particularly care what you call me or anyone and it's a brig so start posting something useful that doesn't fill the thread with drivel.

Well said Malec you took the words straight out of my mouth maybe he will take the hint and slip away into obscurity.Or he could start insulting someone who cares.I will make it my new year Resolution not to heed anything the clown has to say. :cheers:

Hi All


Has anyone heard about the completion of piling on Ocean Heights,or any news or Pics on the project's next phase i.e shooring and progressment with the base.
Maybe there is no main contractor on board yet !


Any updates would be greatly appreiciated :cheers:

For fck sake this is pissing me off!
damaclover, you have contributed absolutely nothing positive to this forum, I don't particularly care what you call me or anyone and it's a brig so start posting something useful that doesn't fill the thread with drivel.

:ohno:

Hi All


Has anyone heard about the completion of piling on Ocean Heights,or any news or Pics on the project's next phase i.e shooring and progressment with the base.
Maybe there is no main contractor on board yet !


Any updates would be greatly appreiciated :cheers:

No news must be good news...what do you say? :lol:

A little light heard reading.

http://www.metro.co.uk/news/article.html?in_article_id=32122&in_page_id=34

Has anyone heard of any new updates on Ocean Heights,the last I heard they were doing a piling load test,does anyone know what that involves and for who long. Does this mean they are now ready for construction after load tests are completed !

:cheers:

According to Damac informing their clients, piling has completed and construction has started. If you look at the current pictures on their site, they're carrying out a piling load test.

Surely this is this a contradiction. If construction has started why is there no press release on Damac's site or in the media in the same they released a press release stating APCC were contracted for piling back in December 2005!!!!

According to Damac informing their clients, piling has completed and construction has started. If you look at the current pictures on their site, they're carrying out a piling load test.

Surely this is this a contradiction. If construction has started why is there no press release on Damac's site or in the media in the same they released a press release stating APCC were contracted for piling back in December 2005!!!!

Hi Nideonater

I agree they have either started building or they haven't and by the looks of things they are no where near starting.I would have thought they main contractor would have been announced by now there has been no word at all,so it looks like another long year for Ocean Heights to start construction. :cheers:

Happy new year to all, does anyone know if the piling has been completed, Damac has been in touch today (looking for the next stage payment) stating it has, the updates on the site isn't too clear.
any update on the status is much appreciated.
Thankyou

^^ Even if piling might be complete, it will take months for the constructions to start. They even haven't got a contractor yet.

sorry, my last reply should have read the updates on the damac site are not clear,
AltinD, are you saying the piling is complete ? regarding a main contractor and months to start, is that fact or your opinion ?

that is a fact and therefore also his opinion.

Damac has not announced a contractor for the main construction and even if the are negotiating, i feel it won't happen before mid of the year (now that is opinion), which means this one won't be out of grond before end 2007.

that is a fact and therefore also his opinion.

Damac has not announced a contractor for the main construction and even if the are negotiating, i feel it won't happen before mid of the year (now that is my opinion), which means this one won't be out of the ground before end of 2007.

Hi Dubaiflo

I am in agreement with you about being out of ground by 2007.

I got the same letter as 'hamconuk' last week telling me piling was completed and construction has started which is clearly not the case.They have not announced a main contractor because they do not have one in place.I am sure the reason letters went out with more lies on them about the construction start was because they wanted the next installments paid without any trouble from the clients.They treat us as if we no know nothing that is going on in Dubai on a daily basis.
There is also court cases going on at present concerning Damac and the returns of all monies paid.

I do not understand when they update the Damac site and show a piling test going on and the the letter arrives by courier service stating construction started is unbelievable I still believe Ocean Heights as a project is in deep trouble there is no reasonable excuse been given for a three year delay on this build with no end in sight, only in Dubai would they get away with type of shoody management, they should come clean and give the clients there money back with 'major interest payments penalties' if they so wish.

Wait I thought I saw pink Elephants fly over me !!!!!!!!!!!!!!! :lol:

^^ Listening to much of Pink Floyd lately? :D

sorry, my last reply should have read the updates on the damac site are not clear,
AltinD, are you saying the piling is complete ? regarding a main contractor and months to start, is that fact or your opinion ?

I don't know, I haven't been on site but piling might be completed. However there is a lengthy process of preparing the site for the construction of the main structure to start.

You can check other threads and can see from the updates how long it has taken for this process.

^^ Listening to much of Pink Floyd lately? :D

There looks better :cheers:

Pile Load Testing Jan 12th 07

http://www.damacproperties.com/new/manager_images/2007-12-21-15-oh4.jpg

Jan 11th 07

http://www.damacproperties.com/new/manager_images/2007-12-21-15-oh1.jpg

http://www.damacproperties.com/new/manager_images/2007-12-21-14-oh2.jpg

http://www.damacproperties.com/new/manager_images/2007-12-21-13-oh3.jpg

Dec 16th 06

http://www.damacproperties.com/new/manager_images/2006-15-21-16-ocnht4.jpg

One thing: Don't be fulled by the seamingly empty sand site; the piles are deep underneath and they have to excavate to reach to their tops. ;)

Having said that; Construction started my a** :D

There looks better :cheers:

Why did you change it? Don't like Pink Floyd? :ohno:

Why did you change it? Don't like Pink Floyd? :ohno:

Hi AltinD

I hate Pink Floyd :banana:

Hi AltinD

I hate Pink Floyd :banana:

You fail at life. :bash: :)

DAMAC (And other Dubai companies) have got to cut out the lies. I'm sure most invertors would be far more understanding about delays if they were simply told about them when they became obvious. Instead we have companies constantly claiming they are going to meet deadlines, even when it is clear to anyone with a shred of common sense that they wont, then announcing that they wont a matter of weeks before hand (if at all). Everytime they are shown to be lying about what they have acheived they dent inverstor confidence, and put the boom that Dubai is currently enjoying in jeopody.

You fail at life. :bash: :)

DAMAC (And other Dubai companies) have got to cut out the lies. I'm sure most invertors would be far more understanding about delays if they were simply told about them when they became obvious. Instead we have companies constantly claiming they are going to meet deadlines, even when it is clear to anyone with a shred of common sense that they wont, then announcing that they wont a matter of weeks before hand (if at all). Everytime they are shown to be lying about what they have acheived they dent inverstor confidence, and put the boom that Dubai is currently enjoying in jeopody.

Hi crazyevildude

I agree with you 100% if only they would come clean with there clients and stop all the Bullshit and would go along way in the confidence department.
I think they have got us programmed to think delays are a part of life in Dubai
and we must expect this as the norm.I think it way out of order and this is the only Property MARKET PLACE IN THE WORLD that gets away with this type of practice,they should be made to pay heavy delay penalties to there clients and backed by Government laws to protect us,this would help to stop massive delays and make the developer come up with realistic dates there projects will be finished. :cheers:

Well every market place in the world suffers some kind of delays, and paint a prettier picture of what is really happening with their developments than the reality. However, the degree it is happening to in Dubai is extremely high, and there appears to be very little effort from the government to try to control it, infact Government owned companies are some of the worst offenders.

At the moment no one is kicking up too much of a fuss about it, basically because Dubai is booming and the vast majority of investors are making enourmous amounts of money. I'm sure when investors on the Palm are sitting on their private beach, part of a house worth at least 3times what they paid for it, the stress they are going through at the moment will seem well worth it.
However, the boom will not last forever, it's not economically possible. As things begin too cool down and profits become more modest, people will become far less tolerrant of poor service And could well be drawn away to other emerging and existing markets. And that could lead to a crash in Dubai's property market.
While the boom is happening the authorities in Dubai need to set up a system that will encourage sustainable growth to continue in the long term. I believe it will come back to haunt the city in the long term if it does not.

http://www.ameinfo.com/107737.html

Those pictures show absolutely no difference between november 1st and mid-december. Construction halted?

^^ NO.

As I said earlier, the piles are beneath the ground and untill they complete the pile loading tests, they can't start excavating to reveal the pile caps.

Nothing extraordinary is happening (like halting), just the speed is not that high.

But sounds like there may be a slight delay in construction as no Main contractor has been appointed which usually has happened about now on most other towers.

Maybe the complexity of the build contractors are asking for more then DAMAC are willing to pay.

^^ I said that earlier as well. ;)

Considering that ACC, Arabtec, ASCG are all occupied, I don't know who can do a great job on building that tower, maybe Habtoor Enginering???