^^ WTF? They are giving away a highly attractive prostitiute with each apartment? That should certainly help it sell out quickly. :runaway:

:nuts:

^^ WTF? They are giving away a highly attractive prostitiute with each apartment?

Certainly hope so Naz........will save me the taxi fare to Cyclone :lol:

^^ There are a couple much closer then you think. :runaway:

***

...understand you are talking about your favourite Sushi bars....:bowtie:

I heard the Hard Rock cafe houses a few brothels. A colleague at our Media City office told me so.

^^ But not the Hard Rock Cafe itself. ;)

I have no idea. It was hearsay.

Hm ... on the corner to the right ... going over the wooden "bridge" ... named hm ... I forgot, I got a memory loss :runaway:

Erm...ok...you were accusing me of this a couple of days ago....what's going wrong with you? :ohno:

^^ What are you talking about :lol:

Memory loss...but nevermind...back to Bay Central.

^^ Memory loss as in "Amnesia".

I was just trying to direct you discreatly at the right place damn it, and that's what I get in return. :bash:



:D



Yeah ... back to Bay Central: Is a piling contractor appointed yet?

DS told me end of last year that Zublin were doing the piling.

They should rather get that going as someone would angry if not completed on time ...:runaway:

Hi All

Am quite interested in purchasing a property in the central tower of BC, what do people think of this 15 year payment plan? It seems a better deal than an actual bank loan even though the prices are quite high. £170K for a 1br but with full marina view. Is this a fair price?Also any other things I should be aware of in general?

Gratefull for any comments to the above

The 170 GBP is that the initial purchase price or final price of the payment plan ?

Thats the initial purchase price, after the 15 years one ends up paying around £248K, pretty much in line what you would pay via a loan. Cash is King obviously but thier idea is that one only has to pay 30% then approx £13k per year for 15 years the idea being upon completion you may get £15-17K (who knows) per year in rent paying off the payments. Its ready in the end of 2009 and maybe its too far away t oknow how the rental market will be, but never the less its in a very attractive location and when the marina is complete I believe out of all the apartments in the marina the ones with uninterupted marina/water views will be worth gold, jsut my opinion.

248 GBP is indeed some money....understand you are talking of an apartment on the higher floors in the center tower.

You will find some owners of BC apartments in this thread and seems they are quiet happy in regard to administration and execution of the whole buying process. Further to this you have the money in the escrow account.

There are slight doubts if the completion date of end 09 is realistic and there are reasons in believing so.

The hotel however will need to open at planned completion date so there is a certain pressure in finalizing the project on time.

The payment plan is attractive and rental incomes should pay off remaining installments in a timely manner once completed.

Overall due to location and serviced apartments arrangements it is certainly worth a buy.

Brgds

F.

Have now commited to this profect, an apapartment 7 lovelt at the front of the marina, looks awesome bring it on!!

Any recent news on the construction progress onsite?

^^ Yes.

Construction progress 0.

hi, is anyone here already buy a bc? cos i want to reserve one, any common or news for bc?

pls help

Plenty of people here have bought in BC. Seems that the central tower is selling very well. Not many 1 beds in the front left. Dubai Select have proven quite good so far. Escrow account is good. Overall a nice development in good location. Consider the Torch also, completion wll be sooner.

i have been told by DS sales, they said from CT can look as far as Yacht Club!?
anyone know is it right? cos my personal think the other tower like marina quays or Al Majara will block the veiw of yacht club!!!

^^ Why wait 4 years for Bay Central? Emaar's Marina Promenade has the best view of the Yacht Club and will be ready for occupation end of this year.

^^ And with the developer being EMAAR, at least you know what quality and level of service to expect ;)

in that case anyone know what is the price for 1 bed at marina with marina view? like you mention about Marina Promenade, about how much am i looking for? in middle floor!

^^Go to the Marina Promenade thread, I have just posted the link for sales contact info and floor plans.

thanks True blue

http://www.baycentraldubai.com/

Work's now underway........latest updates courtesy of DS website:

http://i16.tinypic.com/4xm2j6e.jpg

The second half of the front shore piling is excavated and prepared for the concrete guide wall that guides the rigs with where to insert the piles.

http://i11.tinypic.com/6gwd1jo.jpg

The concrete guide wall more clearly visible. The pile rigs then drill down using these concrete forms as a guide like a template. This is done alternately so one is drilled then they miss one and do the next.

http://i11.tinypic.com/5xesb2x.jpg

Team working on positioning the moulds correctly to make the concrete guide walls for the shore piling.

http://i15.tinypic.com/4zu55qt.jpg

The pile rigs use these steel cylinders known as pile casings these burrow down with the drill and prevents the sides collapsing in as the pile rig drills deeper and deeper. This will commence as soon as all the guide walls are in place.

great this one is now U/C too! btw thanks for the info of how they make walls

Work's now underway........latest updates courtesy of DS website:


How do you get to the latest updates page on the DS website - can't seem to find a link to it.

Cheers,
B

How do you get to the latest updates page on the DS website - can't seem to find a link to it.

Cheers,
B


You need to go into the Customer Login icon at the top of the home page then into Bay Central Construction Updates. (Can only do this if you have purchased a property through DS and have a password).

great this one is now U/C too! btw thanks for the info of how they make walls

Thanks.....but whilst I'd like to claim the technical info was my work, it was provided by DS along with the photos.

This technique is called "Secant pile shoring". A development of contiguous pile shoring where a Key pile is drilled between two previously installed piles to create a key which supports the piles either side. The initial piles are unreinforced and the key piles are strengthened with reinforcing cages to support the piles either side. The guide templates are important as drilling into concrete is difficult to keep the auger in line.

Unfortunately this forum does not recognise piling and shoring as under construction. Using the same logic that Infinity is on hold or will never be built even though work is under way. :bash:

You need to go into the Customer Login icon at the top of the home page then into Bay Central Construction Updates. (Can only do this if you have purchased a property through DS and have a password).

Thanks Morrismarina! I can't be asked to check the DS website...so much easier to check it here!

Finally good news of the construction. I think the central tower has been doing very well so they finally decided to make a move!

Thnks Morris,

finally...:applause:

Anyone got any thoughts on which corner of the central tower would have the best views? Apartment type 7 or 9.

...Unfortunately this forum does not recognise piling and shoring as under construction.

Actually we do. ;)

Anyone got any thoughts on which corner of the central tower would have the best views? Apartment type 7 or 9.

Assuming you mean the one beds at the front, both are good but I'd go for a type 7 so you'll get a view towards the supertalls, which will look stunning at night.

Actually we do. ;)

I have not noticed it yet! Normally it stays on approved until the piling is complete and the next stage gets underway.

^^ If a site is undergoing piling/shoring, we usually change the status to under C. What I've been against for a while is changing the status just because machinery has been moved to the site or excavation has been going on. This is because of the so many instances we have seen where excavation is completed and then the site is idle for months before any work can be seen (like the state of unknown emaar plot in front of TT and MH currently). Seems like excavation is the easiest part to get out of the way in Dubai and then actually start worrying about rest of the work :weird:

Why do I get the feeling…. that there is not going to be any hotels at all in this 3 building (West, East or Central).
Though… I do hope I am wrong.
The sales operational staff told me this agency manages, own properties. You can’t buy this with another agent. This doesn’t sound right….. (does it)
Bay Central - The Point – The Torch, all 3 have very good locations. As today…. it is just a location.

:weird: ...

Why do I get the feeling…. that there is not going to be any hotels at all in this 3 building (West, East or Central).
Though… I do hope I am wrong.
The sales operational staff told me this agency manages, own properties. You can’t buy this with another agent. This doesn’t sound right….. (does it)
Bay Central - The Point – The Torch, all 3 have very good locations. As today…. it is just a location.

As you may have read so far in the thread, Marriott International is to manage Renaissance Dubai Marina Hotel which is meant to be bay east.
If this is 100% going to happen i guess you've have to wait till 2010 to find out.

The sales is believe is only done by dubai select and its companies so i think you will not find there properties with any other agent. You may get recommended by an agent, but you will be forwarded to deal with Dubai Select i think. There are some websites who advertise this property but redirect you straight to DS.

They are just locations so far, but 2 are under construction, and Bay central MIGHT just be on the track to start construction fingers crossed.

Was just wondering...when facing the marina, on the Right of bay central we have Marina Quays, what is on the left?

After Bay Central on the Left there is one plot, the bridge and another plot followed by Park Island.

Is Shahla Tower before or after the bridge. Anyone know what the other plot is?

it's after the bridge

Was just wondering...when facing the marina, on the Right of bay central we have Marina Quays, what is on the left?

After Bay Central on the Left there is one plot, the bridge and another plot followed by Park Island.



Pier 8 is to the left of Bay Central before the bridge

Are the Radisson SAS (services aptmnts), Renaissance Marina Hotel and Marina Mall Hotel to be the only hotels in the marina so far?

^^ in addition to number one dubai marina, grosnveor house, 4 JBR hotels, possible roshana tower and others that I dont remember right now

18/May/2007

Bay Central

http://img175.imageshack.us/img175/5096/imresolt294wq3.jpg (http://imageshack.us)

http://img237.imageshack.us/img237/5742/imresolt293aw5.jpg (http://imageshack.us)

http://img301.imageshack.us/img301/9075/imresolt295zo6.th.jpg (http://img301.imageshack.us/my.php?image=imresolt295zo6.jpg)http://img444.imageshack.us/img444/9264/imresolt296hv6.th.jpg (http://img444.imageshack.us/my.php?image=imresolt296hv6.jpg)

didnt realized that the super talls are on the left of BC, too bad - hope there is something "exiting" to look at also on the right of the west tower...
:runaway:

Unless I'm mistaken, that looks like a piling rig at Bay Central.

http://img178.imageshack.us/img178/6057/imresolt059rp5.jpg

^^ Morris will be a happy bunny :D

:cheer:

didnt realized that the super talls are on the left of BC, too bad - hope there is something "exiting" to look at also on the right of the west tower...
:runaway:


Waiting for NAZ_UK to reply to this one ...

didnt realized that the super talls are on the left of BC, too bad - hope there is something "exiting" to look at also on the right of the west tower...
:runaway:

Well there's the Mall and....er.....sure there was something else somewhere......:lol:







Oh yes I remember...... Silverene.





And.......the arse end of the Marina......:lol:

hmmm,,, thought you bought also in the west tower Morris ?

Yes I did but I've always said the views to the East would be better...............oh shit............ Mackie's gonna pull out some quote of mine now from a few months ago to prove otherwise.:nuts:

whatever - at least purchase price was lower and dont think rental will vary that much.... :hammer:

An equivalent one bed in CT is about £25k more than I paid in West Tower so I'm not unhappy about it. I think rent will be the same so from an investment perspective I have the better deal........ would have liked a view of TT from my apartment though but not worth paying an extra £25k.......anyway I'll be downstairs in the bar most of the time......:cheers:

that was my calculation too...

added value = ... :cheers: :drunk:

Thats the beauty with this project you actually CAN go downstairs and have a beer, now thats priceless! As far as where a better investment is concerned that will be determined on views and resale value. Will see you both in that bar which no doubt will be our local......

^^ For that you'll actually have to go to the Hotel tower ;)

^^ or the room service if you cant walk anymore...:nuts:

^^ or the room service if you cant walk anymore...:nuts:

:hilarious

Today's ad in The Mail on Sunday:

http://i15.tinypic.com/6b4mlw6.jpg

^^ must be desperate selling it...

wonder which units are for 80000 GBP :ohno:

Backside 1 to 5th floors maybe...

^^ must be desperate selling it...

wonder which units are for 80000 GBP :ohno:

Backside 1 to 5th floors maybe...

Not sure what you mean by being desperate ?? they've obviously got to market the development. I've heard sales are going very well & good news that WT is 90% sold now. Yes the cheapest units are going to be the studios on the lower floors but a good buy at £80k IMO given the hotel involvement and who cares what the views are like for this sort of money.

hey Morris - dont get me wrong - I got my money also in the WT.

I would be happy if they keep construction deadlines, thats all :cheers:

^^ must be desperate selling it...

wonder which units are for 80000 GBP :ohno:

Backside 1 to 5th floors maybe...

They have had that same price on the Dubai Select website since last year, and have not changed it. The kept saying that even the lowest price studios (79999) will increase in price as soon as the hotel name is release. But it was not going to happen, since the lowest floor studios are hard to sell even at that price!

I wonder why the lower floor studios are hard to sell. These probably give the best rental return. View does not matter for short term rentals.

^^ quiet true - 80k with hotel service in the Marina and 15 yr financing plan sounds more than a good deal

Dont even know if there are any left, when I enquired 3 weeks ago only 5 left, at the back, cheapest £85K. Still I good deal, when the marina is finished and is on every Dubai postcard studios with full marina views will be a very valuable investment. All apartments at the front of the central tower sold out as well now.....

are these gonna be HOTEL SERVICED apartments? are the residents gonna be allowed to use hotel facilities? if yes, what are the hotel faciliites and how are they different from facilities in rest of the marina developments?

if the residential towers are gonna be separate from hotel tower (if the answer is NO for the first two questions of this post), why is it an "attraction" to have a 5 star hotel in the complex? looks to me like the only attraction in this project is the prime location accompanied by the 15 year plan... otherwise the prices are higher than average marina prices in this area

I believe the residents will have access to the a´la Carte services from the hotel, how this will work is anyones guess but does sound good for potential rental to have the hotel so nearby with facilities at hand.

They are not fully serviced apartments in the true sense and haven't been priced as such as would be much more expensive.
Residents will have full access to the hotel facilities, restaurants, bars, pools etc.....yes I know they would have that anyway if they simply walked into any hotel but the fact is the hotel is part of the same "complex". No need to walk in the blinding heat or get taxis, everything will be "on site".
Also the hotel will service the rooms ie. cleaning and food/drinks room service.
In my view it's better than a serviced apartment as you're not reliant on the hotel to book out the rooms for you and if the holiday let market doesn't take your fancy, you can also let long term or live in it yourself of course. Choice of studios, 1,2 & 3 bed units...........and penthouses.
Prices have not been inflated due to the hotel aspect as you'd pay these kind of figures for a central marina location anyway, the hotel is simply a big bonus. (Also backs onto Al Fattan Towers which can't be a bad thing).

Another informative update from the DS website. Photos and text courtesy of DS.

http://i16.tinypic.com/4tr0b5u.jpg

http://i8.tinypic.com/4pahi1i.jpg

Cement mixer pouring into the bucket of a JCB the concrete to pour the guide wall for the piles.

http://i15.tinypic.com/52an0gn.jpg

First pile rig on site another 2 at least expected over the next coming week.

http://i17.tinypic.com/6g2mqrs.jpg

Completed section of the guide wall. Which the pile rigs will use to guide them as to where the shire piles are to be inserted.

http://i12.tinypic.com/4zwgiyx.jpg

The guide wall for the shore piling being constructed at the rear of the plot taking it to around 70% complete.

http://i15.tinypic.com/6691o5h.jpg

Mobilisation of site complete and de-watering tanks are positioned on the plot along with the first pile rig delivered and ready to start work around the guide walls. All the Orga’s are on site as well which prevent the sides collapsing in as the pile rig drills down.

http://i8.tinypic.com/4uwnfip.jpg

Completed section of the guide wall. Which the pile rigs will use to guide them as to where the shire piles are to be inserted.

They are not fully serviced apartments in the true sense and haven't been priced as such as would be much more expensive.
Residents will have full access to the hotel facilities, restaurants, bars, pools etc.....Also the hotel will service the rooms ie. cleaning and food/drinks room service.



Morris

I think the only difference from fully serviced appartments is that the hotel will not book out your rooms..yet.

However when I bought in CT it was stated that the hotel chain had insisted on both the WT and CT specification to be upgraded in line with the hotel standard. Also when the hotel took the East tower this removed the provision of full serviced appartments and enabled the hotel to look at providing a greater range of services to the residential towers.

Of course this could all have been sales BS, but it makes sense. I will wait to see what is actually written in the contracts. I am hoping this will go some way to making me feel better about the price I am paying

Morris

I think the only difference from fully serviced appartments is that the hotel will not book out your rooms..yet.

However when I bought in CT it was stated that the hotel chain had insisted on both the WT and CT specification to be upgraded in line with the hotel standard. Also when the hotel took the East tower this removed the provision of full serviced appartments and enabled the hotel to look at providing a greater range of services to the residential towers.

Of course this could all have been sales BS, but it makes sense. I will wait to see what is actually written in the contracts. I am hoping this will go some way to making me feel better about the price I am paying

Could I ask what you've bought and how much ??

I have my own reservations regarding DS business tactics. However I don’t wish to discuss it, just in case (you know who) is about.

are these gonna be HOTEL SERVICED apartments? are the residents gonna be allowed to use hotel facilities? if yes, what are the hotel faciliites and how are they different from facilities in rest of the marina developments?

if the residential towers are gonna be separate from hotel tower (if the answer is NO for the first two questions of this post), why is it an "attraction" to have a 5 star hotel in the complex? looks to me like the only attraction in this project is the prime location accompanied by the 15 year plan... otherwise the prices are higher than average marina prices in this area

I dont think the Renaissance will have anything more attactive when compared to other hotels within the area. I think the only reason that excites people is that you will be living in a building with is right next to the Hotel within the marina and you do have access to the facilities. Location and payment plan was surely a great motivator.

As stated on the press releases for the hotel 'The Renaissance Dubai Marina Hotel will feature an all-day casual restaurant, two specialty restaurants, lobby lounge and bar as well as a high energy entertainment bar with outdoor seating. For recreation, the hotel will offer an internationally branded, 14,000-square foot spa; a health club with sauna and steam rooms; and an outdoor swimming pool.'

There are going to be villa's along with the shops from my last conversation with DS. Is this correct?

I have my own reservations regarding DS business tactics. However I don’t wish to discuss it, just in case (you know who) is about.

In regards to their sales tactic or from the development point of view?

The hotel services surely cannot be free of charge for the residents of the other two towers

Why on earth would anybody give this shower there support.They appear to take your money and disappear,most of what they have is overpriced and years behind schedule

Plot - the constructions did start on all of their projects - as far as I know -and therefore could meet deadlines or lacking little time behind like most other developments in Dubai.

The money is in escrow accounts therefore unable to "runaway" with your invested money...:ohno:

Exactly Ceasar, i hear a lot of people losing faith in ds projects which is a bit of a shame, nothing different with whats happening with other projects. At least they are accessible and give detailed construction updates as well as decent after sales service. (I´m quite a new buyer but so far so good). I am despite the negativity very excited about BC and my waterfront apartment which even though costing slightly more will appreciate in value over the 2-3 year construction period. Try buying a large apartment with full water/marina views in spain or france and see what you pay. If the likes of Plotman does not like DS I suggest he not purchase from them and let those who have enjoy there investment.

Exactly Ceasar, i hear a lot of people losing faith in ds projects which is a bit of a shame, nothing different with whats happening with other projects. At least they are accessible and give detailed construction updates as well as decent after sales service. (I´m quite a new buyer but so far so good). I am despite the negativity very excited about BC and my waterfront apartment which even though costing slightly more will appreciate in value over the 2-3 year construction period. Try buying a large apartment with full water/marina views in spain or france and see what you pay. If the likes of Plotman does not like DS I suggest he not purchase from them and let those who have enjoy there investment.



You're very right Grubbman. I think one of the only downfalls of DS is that they use every mean possible to attach clients. Hence, sometimes they exaggerate with some things. For example pricing where they kept saying it will go up even before the construction begins etc. But its sales and marketing at the end of the day!

But in terms of a purchase: They have a simplified process, where all you have to do is be sure you like the location and are able to afford it.

Other than that, they are at hand all times to help you with issues from payments to contract issues.

And I don’t understand ‘plotman’ when he says ‘years behind schedule’. I think they are making constant progress on all their development.

The hotel services surely cannot be free of charge for the residents of the other two towers

Im sure the services will not be free. Room service will have its additional per order charge I’m sure and also cleaning will have its own overheads.

Can a hotel really allow residents from two building to use the in-hotel services for free? I’m pretty sure they will find some way to profit from it!

If the restaurants are quality then I’m sure residents will not mind the cost.
The high energy entertainment bar with outdoor seating sounds good to me!
:cheers: :cheers:

OK SORRY GUYS A BIT HARSH Last night went for a few beers with a mate he worked for Belfour Beaty on marina hights, when the torch was up for grabs he warned me off because of plot in front.Last night I spoke about Bay Central and when they had west tower ava I tried to book something in east tower thinking it had better views, but no go they said not until east was sold.So I moved on to something else, well blow me they launch central,but it was too late for me. Still what I was comming to is last night my good friend tells me there will be an issue with maintenance as all three towers will be billed collectivly and the Hotel element will demand continuous expenditure on upkeep.Yes you are right its a great location and should be good ,but I have spoken with DS about torch and bay central and either there guys are in the dark or they have been taught to BS well

Ok Plotman forgiven, beers and getting wound up over dubai property does not mix well. Sorry you missed out, sure they are great at BS are´nt they all?? At the end of the day its not plot, location ect..but how good they are at BS and convincing you that out of 200 towers yours is THE ONE TO BUY. All said and done I am still satisfied with the purchase at BC and I guess time will tell in regards to maintenance costs ect....If its a bit more so what, the money I will be saving on taxi´s by having bars next door will prabably make up for it!!

Ok Plotman forgiven, beers and getting wound up over dubai property does not mix well. Sorry you missed out, sure they are great at BS are´nt they all?? At the end of the day its not plot, location ect..but how good they are at BS and convincing you that out of 200 towers yours is THE ONE TO BUY. All said and done I am still satisfied with the purchase at BC and I guess time will tell in regards to maintenance costs ect....If its a bit more so what, the money I will be saving on taxi´s by having bars next door will prabably make up for it!!


Yup easy access to :cheers: covers the maintenance costs! :lol:

Does any one know how the maintenance will be covered in regards to 3 properties in one plot. From what i know, each tower is classified as its own, and will have its own allocation to costs. Am i wrong?

the most logical thing would be calculating mntc cost for each tower individually... Certainly will not pay maintenance cost for hotel guest in the east tower....:lol:

...and in regard of using the hotel services - there is obviously a surcharge for room service and cleaning, however understand all other instalations (pool gym etc) are incoporated in each of the towers anyway....

OK SORRY GUYS A BIT HARSH Last night went for a few beers with a mate he worked for Belfour Beaty on marina hights, when the torch was up for grabs he warned me off because of plot in front.Last night I spoke about Bay Central and when they had west tower ava I tried to book something in east tower thinking it had better views, but no go they said not until east was sold.So I moved on to something else, well blow me they launch central,but it was too late for me. Still what I was comming to is last night my good friend tells me there will be an issue with maintenance as all three towers will be billed collectivly and the Hotel element will demand continuous expenditure on upkeep.Yes you are right its a great location and should be good ,but I have spoken with DS about torch and bay central and either there guys are in the dark or they have been taught to BS well


I wouldn't give your mate who works for Balfour Beatty (or even Belfour Beaty :lol: )too much credit, what would he know about DS and Bay Central maintenance charges ? He's just comming out with BS and a bit of scaremongering to try and look clever. Each tower is billed separately, and as stated in the contract (not that you or your mate would have seen it) there is definitely nothing linking the hotel maintenance costs to the residential towers. DS have confirmed that the maintainance charges will be roughly the same per sq ft as The Torch, so we can put this rumour to bed.

^^ Have DS not set the maintenance charges along with the accounting periods at the outset of the contract?

I am confused, you say they have confirmed that it will roughly be the same. That does not confirm anything in my books. :ohno:

^^ Have DS not set the maintenance charges along with the accounting periods at the outset of the contract?

I am confused, you say they have confirmed that it will roughly be the same. That does not confirm anything in my books. :ohno:

The contract does not stipulate the actual amount of the service charge other than saying it will be set each year (and accounts produced of exenditure incurred). Are you saying it's normal for the service charge to be stated in the contract at the outset then, have they done this with your Jewels property ?? I would have thought it would be left open as it is impossible to forecast exactly what future charges will be ??

With contracts for both TT & BC were additional FAQ sheets whereby it's stated that for both developments they say the charge will be set for the first year and in each year thereafter this will be based on a budget of anticpated expenditure, which they expect to be in the region of 10-12 dirhams per sq ft. I phoned DS to clarify the BC charge given the hotel connection and they told me that they would expect this not to have any influence on the residental West Tower and that it should be roughly the same as TT at around 10/12 dirhams.

Do we have a group of Bay Central owners somewhere, if not i was thinking it might be useful to create one?

Do we have a group of Bay Central owners somewhere, if not i was thinking it might be useful to create one?

Good idea!

Good idea!

Here we go:

I have been looking for the info on the Marina Community charge and can't find it now. I seem to remember that it was an AME info article announcing that Emaar had decided on the level of charging to be levied in the Dubai Marina community. Best people to ask are the current residents as they will know for sure. :dunno:

Had a look at The Palm Jum thread as I was sure they were mentioning the community charge on their thread and there certainly is a mention of a Master Community charge.

Fingers crossed it's not required as I have it in my budget for this year, more money for beer!:cheers:

http://www.emaar.com/MediaCenter/PressReleases/October10.asp

This is I think the article you are referring to but it is for the Emaar own buildings.

From a marketing point of view the DS website until last week stated that the lowest price for any apartment in BC was around £79000.

Today the website: http://www.dubaiselect.com/ now states starting price from £136,198 so im guessing studios are now all sold out and maybe the west tower is nearly fully sold out.

Remember there is a further Marina community service charge levied by Emaar currently about 12AED/ft/annum.


I emailed Emaar about the community fee as an MP owner and this is the reply I got:

We also checked about the community fee and we’re advised that there is no such fee. The only fee that will be collected will be the service fees.

The fact you've received a reply is shocking. I gave up a year ago, after umpteen attempts but never got any replies. Cheeky bastards decided to add my email address to their crappy mailers though, just to rub salt in, that they did get my emails but were just too busy desperately finding alternative cladding companies to have bothered to reply to me.

^^ if your emails were anything like your posts here i am not surprised :D

but seriously, I always get a reply from emaar's customer service.. they take 3 to 4 days to reply

I have moved the maintenance and community fee discussion to the property thread

http://www.skyscrapercity.com/showthread.php?t=438574

please continue the discussion there.

Taken this morning 8th June

http://img101.imageshack.us/img101/1713/dsc0054wk2.jpg

^^

Thanks Ronski, great picture. Regular updates would be appreciated by all

Should this project now not be "under construction"?

I emailed Emaar about the community fee as an MP owner and this is the reply I got:

I have recieved a reply from DS in regards to the community fee...

'Thank you for your email. I wanted to reply following confirmation from our Dubai office that the master community charges will only apply to Emaar developed properties at present.

I hope this information further clarifies your additional costs to the purchase price.'

^^ that's clearly bullocks. Check out the investment thread, Emaar has nothing to do with the community charge, it's Dubai Municipality.

^^ that's clearly bullocks. Check out the investment thread, Emaar has nothing to do with the community charge, it's Dubai Municipality.

Ive followed the posts in the investment thread...thats is why i put it in this thread, since its DS telling us this!

DS company moto;

Don't tell the truth, say what they want to hear.

The confusion arises around the actual name for the charge. I believe it is billed as "Housing Fee" by DEWA. It's nothing at all to do with Emaar - not sure how you posed the question to DS but perhaps if you have asked about an "Emaar community fee " then their answer would in fact be correct. Perhaps it's worth asking them about the DEWA charge and see what they say.

Well done Krazy, you fine fellow............we're now officially:


UNDER CONSTRUCTION


:cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer::cheer:

You guys think you can ask DS for the heights for these towers?

You guys think you can ask DS for the heights for these towers?

I will try and get that info soon...

Morris....i knew they would reply as they did in regards to the EMAAR 'community charge'... so i was awaiting the reply where they ignore the DEWA charge. (which they did)

I asked.... if the Emaar community charge will effect BC. And also to let me know of other costs in regards to the marina lighting, roads etc and how that will be covered. So that second bit was ignored.

I am not awaiting information on this....to get an idea of what utility bills we should be looking into at this point in time. And as a developer what information they can give us in regards to charges in relation to maintanence of the marina itself that relate to BC residents..

Hopefully someone can give us a transparent answer!....sorry about going on about maintenance issues in this thread...!!

But atleast we seem to be UNDER CONSTRUCTION now!:banana:

I need a :cheers:

With the marina mall coming up right opposite, having a hotel at your door step and good enough views of the yatch club....
this should be a pretty good place to live in!.......well just trying to convince myself anyway!

I don't think all three towers will be complete before end 2010 though.....?!

With the marina mall coming up right opposite, having a hotel at your door step and good enough views of the yatch club....
this should be a pretty good place to live in!.......well just trying to convince myself anyway!

I don't think all three towers will be complete before end 2010 though.....?!


I agree, compensation does not kick in until 31.12.10 so I think we're safe to assume will be unlikely to complete until then.

Please stop trying to convince yourself about the location, it's the best you can ever get in the Marina.

I agree its a lovely location and I am sure will be a very good buy. We have a hell of a long way to go and really coudn´t handle 3 years of DS bashing. Be happy you bought there and watch the value of the marina grow until its built.

I agree its a lovely location and I am sure will be a very good buy. We have a hell of a long way to go and really coudn´t handle 3 years of DS bashing. Be happy you bought there and watch the value of the marina grow until its built.

Yes I agree. Good news is that Mackie hasn't bought here so we may be spared the DS bashing on this thread.:lol:

Yes I agree. Good news is that Mackie hasn't bought here so we may be spared the DS bashing on this thread.:lol:

How do you know that I did not buy here? :ohno:

You do not know everything after all :)

How do you know that I did not buy here? :ohno:

You do not know everything after all :)

Of course you haven't bought here.

I agree, compensation does not kick in until 31.12.10 so I think we're safe to assume will be unlikely to complete until then.

Please stop trying to convince yourself about the location, it's the best you can ever get in the Marina.

Yes....thats why i said end of 2010....so they dont have to pay compensation!

Krazy for you from DS:

Central 180 metres
East and West tower 155 metres.

The west tower is 39 floors, the central tower is 48 floors and it’s not been confirmed but I think the east tower will be a similar size to the west tower.

Of course you haven't bought here.

All what I have to say is our view is much better than yours, and that we are not immediate neighbours:bash:

I am negative when there is something to be negative about and I am not blinkered like some people!

We better pack it in, before The big guys tell us off:)

Yes....thats why i said end of 2010....so they dont have to pay compensation!

Krazy for you from DS:

Central 180 metres
East and West tower 155 metres.

The west tower is 39 floors, the central tower is 48 floors and it’s not been confirmed but I think the east tower will be a similar size to the west tower.

Cheers for the info Suj-D.

If the East and West Towers are both 155 metres then they must be the same size.

All what I have to say is our view is much better than yours, and that we are not immediate neighbours:bash:

I am negative when there is something to be negative about and I am not blinkered like some people!

We better pack it in, before The big guys tell us off:)

I love you really Mackie......:hug:

:lol:

thanks for the heights Suj-D

I love you really Mackie......:hug:

:lol:

I know.....:hug:

I always said how good the location was :)

Trueblue is the real trouble maker :)

Height is better I expect!! :okay:

dont think that the hotel agreed on compensation only from end 2010...or are they going to give priority to the East Tower ? ...:bash:

To be honest I doubt whether any of us will ever really know what has been agreed in terms of compensation for the hotel, it all depends what's in their contract. I'm sure they're not daft enough to believe it will be completed by Dec 2009 though !! If piling is finished in say 12 months then they have 2.5 years to get it built. So Dec 2010 seems about right IMO.

The confusion arises around the actual name for the charge. I believe it is billed as "Housing Fee" by DEWA. It's nothing at all to do with Emaar - not sure how you posed the question to DS but perhaps if you have asked about an "Emaar community fee " then their answer would in fact be correct. Perhaps it's worth asking them about the DEWA charge and see what they say.

An update for us from DS in regards to the costs we discussed:

Apologises for the delay in sending this information to you. I have been looking into all the additional costs when purchasing a property in Dubai and can confirm the following.

We have spoken to Emaar and it has been confirmed the community charges are for Emaar developed properties. At present we are not aware of any community charges for Bay Central.

The service charges are estimated at 10-12 Dirham’s per square foot per year for your Bay Central apartment.

There will be a fee a 1-2% fee to register your apartment with the lands department.

Dubai Electricity and Water Authority (DEWA) is the sole provider of water, electricity and sewage. To sign up for connection you will have to pay a deposit of 1000 Dirham’s which is refundable when you leave the property. Your DEWA bill also includes the municipality housing tax, which is 5% of the rental value of the property and covers refuse collection and utilities maintenance.

Obviously there will be additional charges if you wish to install a phone line, satellite, internet etc.
If you have any further questions or queries then please do not hesitate to contact me via the methods below

Where was True Blue when the Lighthouse investors were getting fucked over? Just a thought. :D

Don't understand the registration fee. How can it be 1 - 2 % ?? Are they not sure or something ?? Perhaps it depends whether the Land Registry are having a good or bad day :lol: Last I heard the fee was 1% of the purchase price.

:ohno:

Found the Dubai Land Registry fees page here's the link:

http://www.dubailand.gov.ae/ld_website/english/Fees_English.aspx

In "Other Fees" section half way down it shows Sales Registration Fees -Buyer pays 1% and Seller pays 1%

Where was True Blue when the Lighthouse investors were getting fucked over? Just a thought. :D

Standing on a pile of sand on the other side of the water believing in the Dubai Dream!

That was then, but now wondering what brought on that thought?

^^ Coz many of your comments (in particular re: DS) come across presumptious, as if you're advising people about preventative measures, etc I'm assuming to avoid another "Lighthouse"... which lets face it is all speculation and hypothesis as far as I am aware about Dubai Select..so just wondered where u were during the "actual" worst case so far that "did" take place with investors in Dubai.

15/June/2007

Bay Central

http://img142.imageshack.us/img142/5702/imresolt166ru5.jpg (http://imageshack.us)

http://img508.imageshack.us/img508/1646/imresolt167mb2.jpg (http://imageshack.us)

http://img142.imageshack.us/img142/8859/imresolt168id0.jpg (http://imageshack.us)

great to see DS is not sitting idle anymore

thanks Imre for the update!!

So someone enlighten me with the approx. timescales for the construction phases. How long does the piling normally take? Im guessing it will be longer coz we are looking at a plot for 3 towers.

thanks Imre for the update!!

So someone enlighten me with the approx. timescales for the construction phases. How long does the piling normally take? Im guessing it will be longer coz we are looking at a plot for 3 towers.

I'm no expert but as the towers are not supertall height piles won't need to be so deep as compared to the Torch, but would as you say need to cover a wider area as there are three towers. I would expect piling to take 6-8 months and at least 12 months for the slab to be poured.

^^ True piling doesn't have to be as deep as for the Torch, but being on the Marina edge, there's a very big problem WATER.

Not only they have to dewater more consistently as on the Torch site, which will slow down the overall piling work, but also they have to be very carefull with the construction monitoring and securing of the site's diafragm/perimeter wall, especially after the A.P.C.C.'s (Infinity) fiasco.

Sorry guys,

All piles will be installed to the same depth as I'm sure they are end bearing and not skin friction piles. What changes is the spacing, number and diameter.

Engineering design is about providing an economic solution to a partiular requirement. Any idiot can specify over the top designs that add to the cost and end up making the project financially unviable. Soil and foundation Engineers design based on loadings and the results of the soil or site investigation. A factor of safety is then incorporated to allow for unforeseens, which ultimately eats into the budget. Sometimes this factor of safety is enough to deal with these unforeseens and other times it turns out not to be enough (Infinity).

Make no mistake, the designers and the majority of the contractors are very professional and know exactly what they are doing.

I think it is a fair assessment that piling will take around 6 months here.

Hope this is of help here and hope I have not made too many spelling errors to allow my opinions to be discredited.

Sorry guys,

All piles will be installed to the same depth as I'm sure they are end bearing and not skin friction piles. What changes is the spacing, number and diameter.

Engineering design is about providing an economic solution to a partiular requirement. Any idiot can specify over the top designs that add to the cost and end up making the project financially unviable. Soil and foundation Engineers design based on loadings and the results of the soil or site investigation. A factor of safety is then incorporated to allow for unforeseens, which ultimately eats into the budget. Sometimes this factor of safety is enough to deal with these unforeseens and other times it turns out not to be enough (Infinity).

Make no mistake, the designers and the majority of the contractors are very professional and know exactly what they are doing.

I think it is a fair assessment that piling will take around 6 months here.

Hope this is of help here and hope I have not made too many spelling errors to allow my opinions to be discredited.

No worries your grammar is fine, well done. :lol:

Taken yesterday 22nd June:

http://img526.imageshack.us/img526/5194/dsc0134hl5.jpg

Some old photos, showing off the beautiful location of Bay Central.

http://img149.imageshack.us/img149/6871/dsc02254sd9.jpg

http://img503.imageshack.us/img503/3190/img0332sc9.jpg

Thanks to ronski

Hey - that looks nice - Thanks ! Wonder how the right side of BC looks like...

Cheers....:cheers:

^^ Why wait 4 years for Bay Central? Emaar's Marina Promenade has the best view of the Yacht Club and will be ready for occupation end of this year.

^^ This got me thinking, and damn right common sense logic.
Bought a unit in the Baycentral central tower, and recieved my sale and Purchase agreement over the weekend. Not quite happy with the contractal terms. What do others think? I feel it is largely in the developers favour, with little or no regard to the purchaser's interest or common sense.

My initial concerns are as follows.
Thanks to the 15 year payment plan, any Prepayments (like top-up payments) would be limited to 100000AED per year, of which you will have to initial provide a 30 Business day notice to the developer + would be charged by the developer for cost incurred for such Prepayments.

No mention of compensation amount or percentages paid if development is delayed. Simply addressed as "Penalties" would be paid, but this is not clearly defined. What is this Force manevure crap

Purchasers are fined if payments reach the developer later than the so-called due date. Kinda of like a credit card company charging u if your mininium payments has not reached their account by a specified date. This I believe forces the buyer to pay regardless of construction progress. I read in "the Torch" forum that some investors have paid up to 90% of the purchase price and still the development has not developed out of its foundation. Why pay for stuff if progress is slow or not encouraging? Wish the payment plan was/is pegged to the construction progress.

Looking at all Emaar development in the Marina, they come with dishwasher and dryer/washer - the contract specifies that ONLY provisions are made for these. Some may say trivial point but i think for the relatively high price of the BC units, DS is having a laugh.

I think i rushed into the Bay Central development predominantly for location reasons, and the 14sq ft balcony overlooking the Marina sounded great. Wish I did more in-depth research on the developer. Currently, not feeling very confident in dealing with DS. They have great girls/sales crew with excellent customer service skills but hey all I want is an apartment and less cleverly- worded BS.

Definitely considering bailing from this development. Rather lose my £3000 initial reservation deposit now, and invest in a developer with some degree of urgency to deliver it's projects. Also the fact they have recently changed their name from "Dubai Select" to Select properties does not go down well with me. Normally, companies chose to do this to hide or detached themselves from past, most likely negative proceedings.

^^So basically you did fuck-all research before you parted with your cash. What do you want? Sympathy?

Buster all contracts basically cover thier arse I bought in BC central tower and am generally happy. Its a long way off so if you start worrying now you are going to be a nervous wreck in 4 years. They do have an eskrow account which means a bank holds your money until a certain percentage of the tower is complete then releases the capital to Select Property. Your apartment at the front will be a cracker directly at the front of the Marina. I got an 07 to the side. Good luck in whatever you do.

^^ This got me thinking, and damn right common sense logic.
Bought a unit in the Baycentral central tower, and recieved my sale and Purchase agreement over the weekend. Not quite happy with the contractal terms. What do others think? I feel it is largely in the developers favour, with little or no regard to the purchaser's interest or common sense.
.........

Several ways to look at this issue...

1. Yes DS know how to use their language and hence ensure they make sure they capture your attention.
2. If you confirm about the prepayments with DS, i am not 100% but i think you always have an option to pay the whole amount if you wish, at the reduced price as per you plan and the date when you make the payment. But if you are looking at making small lumpsum payments then the restriction comes in.
3. Yes it is quite annoying in regards to the compensation as there is no information on how much you are looking at to get....but i guess the escrow gives buyers a little trust is DS.
4. Late payments always would be something as a seller you wana cover yourself against. I had to do this, and i spoke to them and they were quite happy to give me sometime, as long as you do not play them around im guessing.
5. Construction wise....yes they seem slow...we'll soon find out.

But then again if you dont mind waiting it 'MITE' just be the most amazing investment.

^^ Also the fact they have recently changed their name from "Dubai Select" to Select properties does not go down well with me.

Are you INSANE?

I LOVE the new name.:carrot:

^^ What is this Force manevure crap.

I am however completely with you on this point. I am not at all familiar with force manevure.

It sounds EXTREMELY dodgy.>(

^^So basically you did fuck-all research before you parted with your cash. What do you want? Sympathy?

You could say i did limited research but happy to know what i know now about the developer this early into the development. Plus, especially before I part with some six-figure AED amount.

Losing 300quid wont hurt much as all this is profit from selling a unit in the marina. No sympathy required, thanks. Wrote to DS about my concerned and their response is quote "our response is being collated as a matter of priority and will be sent forward to you as soon as possible". OK - cant wait to receive their response.

[QUOTE=buster007;13932965]You could say i did limited research but happy to know what i know now about the developer this early into the development. Plus, especially before I part with some six-figure AED amount.
.....QUOTE]

I recieved this from DS earlier:

Compensation:
With regards to completion and compensation, there is a clause in the contract which protects the buyer that ‘if we do not complete by 1st January 2010 and it remains the case for the following 12 months then the buyer will be entitled to make the decision to receive payment penalties paid by the seller to the buyer at 1 % above the libor rate’. Therefore if we do not complete by 30th December 2009 compensation will be paid from 1st January 2011.

what is "1 % above the libor rate"?

what is "1 % above the libor rate"?

LIBOR stands for "London Inter-Bank Offered Rate." It is based on rates that contributor banks in London offer each other for inter-bank deposits. From a bank's perspective, deposits are simply funds that are loaned to them. So in effect, a LIBOR is a rate at which a fellow London bank can borrow money from other banks. Rate calculations are complex as they incorporate variables such as time, maturity and currency rates. There are hundreds of LIBOR rates reported each month in numerous currencies.

Usually it is around 5.25% to 5.4% so libor +1% is 6.25% to 6.4%.

http://www.moneycafe.com/library/libor.htm

True that there is a good sum upfront until completion and would give good revenue in other places - however understand once finished, investment should come clear within a short period of time... positive thinking (until now ) ... :nuts:

^^ If the development ever gets finished. DS have three building projects - the torch, the point and now Bay central (a total of 5 towers) - all of which are still in their infancy or havn't risen from the ground. Volume of labor force appears to be minimal on the torch, very slow progress till date despite 1year+ delays. Agree with Krazy that the torch if it ever gets completed would be in the year 2011. Predict, Bay central likewise or more. I sure do hope DS get their act together. Not very confident with their approach/commitment in delivering their projects. Why launch more projects when your initial projects are not productive and not likely to be in 2+ years? What lessons have they learn't from previous projects that can be improved in future projects? Answer - Nothing, cos they havn't delivered anything. Kinda like trying to run before you learn how to walk. I have till 4th July to sign my contract but at the moment think I'll get out of this project.

good luck then out there...:)

^^ If the development ever gets finished. DS have three building projects - the torch, the point and now Bay central (a total of 5 towers) - all of which are still in their infancy or havn't risen from the ground. Volume of labor force appears to be minimal on the torch, very slow progress till date despite 1year+ delays. Agree with Krazy that the torch if it ever gets completed would be in the year 2011. Predict, Bay central likewise or more. I sure do hope DS get their act together. Not very confident with their approach/commitment in delivering their projects. Why launch more projects when your initial projects are not productive and not likely to be in 2+ years? What lessons have they learn't from previous projects that can be improved in future projects? Answer - Nothing, cos they havn't delivered anything. Kinda like trying to run before you learn how to walk. I have till 4th July to sign my contract but at the moment think I'll get out of this project.

Please, please don't buy in Bay Central..........couldn't stand your negativity on this thread for the next 3 years. Why not buy in Marina Promenade, nearly finished, good prices, can rent out in Jan 2008.

But for God's sake I beg you, don't buy in BC.

I absolutely agree wit hyou morris we dont need 3-4 years of that, everyones scared of losing their money but all 3 developements are are although slowly progressing they are progressing and things are happening. Just like any other developement. Lets all give it a rest now, when DS run of with our cash then maybe we will sit back and say ok you told us so......until then go buy in the trident grand or somewhere thats really moving quickly, lol

^^ If the development ever gets finished. DS have three building projects - the torch, the point and now Bay central (a total of 5 towers) - all of which are still in their infancy or havn't risen from the ground. Volume of labor force appears to be minimal on the torch, very slow progress till date despite 1year+ delays. Agree with Krazy that the torch if it ever gets completed would be in the year 2011. Predict, Bay central likewise or more. I sure do hope DS get their act together. Not very confident with their approach/commitment in delivering their projects. Why launch more projects when your initial projects are not productive and not likely to be in 2+ years? What lessons have they learn't from previous projects that can be improved in future projects? Answer - Nothing, cos they havn't delivered anything. Kinda like trying to run before you learn how to walk. I have till 4th July to sign my contract but at the moment think I'll get out of this project.


Please buy in Bay Central, I love neighbours like you, I would enjoy your company for the next 4/5 years, we have to give Morris some hard times :lol:

...BC should put the lost deposits into a community pot for some good partying at later stage... :banana:

Ha ha that should cover quite a few happy hour rounds at our local "next door" love how people call DS idiots and then give them £3000 to keep.

If Buster007 moved in next door I'd jump off my balcony head first into the Marina :lol:

BTW Grubbman here's an interesting comparison:

Trident Grand - official launch July 2005 - current build status: just poured the slab.

The Torch - official launch June 2005 - current build status: nearly at ground level.

BTW Grubbman here's an interesting comparison:

Trident Grand - official launch July 2005 - current build status: just poured the slab.

The Torch - official launch June 2005 - current build status: nearly at ground level.


The data about TGR is correct Morris, piling start was delayed 9 months (something to do with Infinity :lol:) The main difference between Torch and TGR, besides the high tech stuff, is the payment structure. TGR is linked directly to progress so if the job is delayed so are payments.

Payment % Due date
10% of purchase price on booking the apartment
10% of purchase price in 45 days of booking apartment
10% of purchase paid in 90 days of booking apartment
10% of purchase price upon completion of basement
10% of purchase price upon completion of 5th floor
10% of purchase price upon completion of 12th floor
10% of purchase price upon completion of 20th floor
30% of the balance on completion of the building (Dec 2008)

NB. Check out the final chunk of money on completion! These are the investments I go for, it's a no brainer IMO.

The data about TGR is correct Morris, piling start was delayed 9 months (something to do with Infinity :lol:) The main difference between Torch and TGR, besides the high tech stuff, is the payment structure. TGR is linked directly to progress so if the job is delayed so are payments.

Payment % Due date
10% of purchase price on booking the apartment
10% of purchase price in 45 days of booking apartment
10% of purchase paid in 90 days of booking apartment
10% of purchase price upon completion of basement
10% of purchase price upon completion of 5th floor
10% of purchase price upon completion of 12th floor
10% of purchase price upon completion of 20th floor
30% of the balance on completion of the building (Dec 2008)

NB. Check out the final chunk of money on completion! These are the investments I go for, it's a no brainer IMO.

Yes linking payments to construction is good........BUT do they operate a non-status payment plan ?? To buy into Trident Grand you either need an incredibly large amount of cash (to pay their sky high prices) or, you need to get yourself a mortgage. Both of these are not options for many DS buyers. I could not have bought anything else in Dubai if it were not for the DS 15 year payment plan.
You never seem to ackowledge this True Blue but that's down to your selective memory.
Also please try and remember.....I know how difficult it must be for your massive "construction" brain :lol: DS pay COMPENSATION for delayed completion. I didn't opt for the payment plan with my Torch purchase (although I had to do this for BC) and I'm 90% paid now, but I will be receiving compensation on ALL that I have paid at LIBOR + 1% as from 31st Dec'08.
AND just incase your memory lets you down further.....I have this in writing from DS AND they are NOT crying force majeure so I will get my compensation payments.

BTW completion of Trident Grand December 2008 ?? You're having a bloody laugh :lol:

^^ Its a facsimile of the payment plan.

BTW, I don't mind you taking personal shots at me on every post, if it makes you feel good.

Just remember, like any kind of therapy, you may be charged for the service. I now operate a non status payments plan :D

Love it, this part of the forum is back alive again:banana:

^^ Its a facsimile of the payment plan.

BTW, I don't mind you taking personal shots at me on every post, if it makes you feel good.

Just remember, like any kind of therapy, you may be charged for the service. I now operate a non status payments plan :D

I don't need any therapy thank you very much. As much as you hate the fact and want to dismiss it, I just want to help you remember that DS pay COMPENSATION. It's nothing to do with making me feel good at all. Hopefully by emphasing the point this way to you, the facts will finally sink in !!

If Buster007 moved in next door I'd jump off my balcony head first into the Marina :lol:

And I certainly do hope you land on your head cos Men - you need a correction. Surely, after parting with 90% of your cash on the torch project - common sense should tell you not to possibly get yourself in a similar situation in another project.

And I certainly do hope you land on your head cos Men - you need a correction. Surely, after parting with 90% of your cash on the torch project - common sense should tell you not to possibly get yourself in a similar situation in another project.

Why ??

if compensation is what you want, why not invest the money instead in a dividend yielding stock and buy a property that's already completed? :D

if compensation is what you want, why not invest the money instead in a dividend yielding stock and buy a property that's already completed? :D

You're quite right Krazy I do want compensation, it's not a problem for me though, it compensates me for the delay. I don't have any kind of issue with it. I don't want to buy anything that's completed as it's way more expensive - I'm probably going to double my investment by buying off plan.

The point I was trying to make, which I've done a few times already on the TT thread, is that DS do not link payments to construction stages, instead their contracts provide for compensation if the development is not finished by a certain date. No other developer does this.

Now DS bashers don't like this, as it's something positive and constantly ignore it and harp on about DS taking all the monies upfront and it's such a bad deal as against those that require payments linked to construction stages. But it's like comparing chalk with cheese, they're completely different. Both good in their own way.

Now buying completed properties can be a good thing. Gives you that piece of mind that your property is already built and you can achieve rental income straight away. Would suit somebody like Buster who would probably have a nervous breakdown buying off plan. Hence why I advised him to have a look at The Promenade so long as he's got the cash of course, or can obtain a mortgage. If these issues are a problem then the DS long term payment plan would be his only option, I suspect this is the case and hence why he is looking at DS developments. The concern I have for him is that he will have no confidence in DS at all given the contents of his post here and why therefore I think he should leave well alone, otherwise he's going to be very nervous and unhappy and demoralise the rest of us DS investors for the next 3 years, which isn't frankly any good for him or anybody else.

And I certainly do hope you land on your head cos Men - you need a correction.

:lol:

Arrrrrrrr Go easy on Morris!

:lol:

You are quite right Morris - I certainly have no faith in DS and doing other investors no good expressing my concerns. I have invested off-plan in Dubai. Bought into the Marina Diamond in June 2004, collected keys Jan 2007,and sold last month with a £60K profit. Hence cash exists to further reinvest in another off-plan development. Losing £3k from that doesn't hurt one bit.

The data about TGR is correct Morris, piling start was delayed 9 months (something to do with Infinity :lol:) The main difference between Torch and TGR, besides the high tech stuff, is the payment structure. TGR is linked directly to progress so if the job is delayed so are payments.

Payment % Due date
10% of purchase price on booking the apartment
10% of purchase price in 45 days of booking apartment
10% of purchase paid in 90 days of booking apartment
10% of purchase price upon completion of basement
10% of purchase price upon completion of 5th floor
10% of purchase price upon completion of 12th floor
10% of purchase price upon completion of 20th floor
30% of the balance on completion of the building (Dec 2008)

NB. Check out the final chunk of money on completion! These are the investments I go for, it's a no brainer IMO.

True Blue

If you opt for the lengthy payment plan with DS on Bay Central you would pay:
30% now
a further 5% by June 2008
a further 5% by June 2009
etc.
Even if completion was mid 2011 you would have only paid 50%, you also have option to settle balance in full at any time.

Personally this why I have opted for the payment plan rather than parting with my cash upfront. This combined with an escrow account should make for a relatively low risk (but more expensive) investment

29/June/2007

Bay Central

http://img505.imageshack.us/img505/1189/imresolt136gt3.jpg (http://imageshack.us)

http://img101.imageshack.us/img101/7012/imresolt137pq0.jpg (http://imageshack.us)

http://img329.imageshack.us/img329/6850/imresolt138ie4.jpg (http://imageshack.us)

Thanks Imre, more progress on this plot as well as the Torch, what on earth are the DS bashers going to do now if DS actually start pulling there finger out and make the towers rise? Hopefully turn their frustration on t oanother developer.

^^ that's a big "IF" for at least another year

Cheers Krazy your optimism is overwhelming:lol:

^^ As a total outsider, I'm not being optimistic.. rather realistic. You can change my name if these three are above ground level before at least 365 days from today.

Ok mate we will see what happens, have you already got a new name in mind?

I see that Bauer are doing the piling, was originally told it would be Zublin but that was last October.

Anybody know anything about Bauer, are they equivalent to Zublin and from Germany ?? how good are they and what else have they worked on in Dubai ??

One of the best spots in Dubai Marina without doubt! :) Don't think these towers will be above ground for quite some time though... Hopefully I'm wrong!?

I see that Bauer are doing the piling, was originally told it would be Zublin but that was last October.

Anybody know anything about Bauer, are they equivalent to Zublin and from Germany ?? how good are they and what else have they worked on in Dubai ??

Bauer are the one if not the best pilling company. However they are some of the biggest piling machineries manufacturers also, so they rent them to other companies. Most probably ZUBLIN just rented from them as they partially did for work on the Torch.

BAUER: Burj Dubai, Dubai Metro, Trident Grand Residence and others.

Bauer are the one if not the best pilling company. However they are some of the biggest piling machineries manufacturers also, so they rent them to other companies. Most probably ZUBLIN just rented from them as they partially did for work on the Torch.

BAUER: Burj Dubai, Dubai Metro, Trident Grand Residence and others.


Thanks for the info Altin.

:cheers:

dont you worry - that piling is in good german hand - that only confirms my decision of investment....just to bad that we lost some 60 yrs ago - only joking.... :banana:

Well you joke was a very poor dicision,best keep them to your self.

dont you worry - that piling is in good german hand - that only confirms my decision of investment....just to bad that we lost some 60 yrs ago - only joking.... :banana:

Gog forbbit your (German) administrative burocratcy was involved ... then we would have seen those "good German hand" ... while our hairs were going white or ... missing.



... BTY I support the Bavarian's claims not to be Germans or be better then the rest of them, so Flo you don't have to send your black evil one (relax people is just a cat ... even if a very mean one) to hunt me down and exterminate me. :D

dont you worry - that piling is in good german hand - that only confirms my decision of investment....just to bad that we lost some 60 yrs ago - only joking.... :banana:

England 2 - Germany Nil

:lol: :lol: :lol:

:nuts:

England 2 - Germany Nil

:lol: :lol: :lol:

MOrris I thought you were a lot older,retired even,that was not the 1966 score.

MOrris I thought you were a lot older,retired even,that was not the 1966 score.

Sorry you're right should have said:

England 4 Germany 2

:)

^^ In May 1945?

dont you worry - that piling is in good german hand - that only confirms my decision of investment....just to bad that we lost some 60 yrs ago - only joking.... :banana:

What the FUCK!!! :weird: :nuts: I know where I'd love to do some piling!!! :bash:

Ah c'mon man, get a fucking grip!!!

29-06-07
The piling rig (the largest type to be found in Dubai) has finished the relevant bore hole. The Rebar will then be lowered into the hole and filed by the cement pump seen in the background with the cement mixer supplying the concrete. There are now 3 pile rigs to be found on site in total.
http://i9.tinypic.com/6fsl2mo.jpg

The shore piling guide wall is now complete around the back of the development site.

http://i18.tinypic.com/63vqerd.jpg

The guide piling wall is all marked ready for the bore holes to be drilled. The red marks signify priority as they drill every other one first and then go around again.

http://i8.tinypic.com/4leq5ic.jpg

One of the smaller pile rigs piling for the shore wall of the development. Almost 40% of the 660 piles of the shore wall are now complete and they are working at a rate of about 20 a day.


http://i10.tinypic.com/4yullx5.jpg

and what the hell do you want Tate ? ... I was joking nothing else...you better moderate your comments...

^^ I KNOW you were joking...but that was quite an inadequate "joke" don't you think? But yeah, I suppose I was a little harsh there huh? Did I hurt your feelings Caesar7? Well, if I did then:hug::yes::wink2: Seriously though, I think I'm man enough to hold my hand up and admit to the deed...:naughty: I think I've got the :devil: in me sometimes!?

So anyway, are you asking me... or telling me?

no problem - was just checking how many english folks were around here...:cheers:

^^ And I certainly ain't one of them...:cheers: :okay: :lol:

With three piling rigs on site hopefully this work should be done fairly quickly.

^^ Three piling rigs aren't much for a single tower, let alone a complex of three.

Hi All,

My first post, so forgive me if I make a mistake.
For all those people who bought, planning to buy, a property in Dubai a couple of questions.

1. Have you thought about fixing your exchange rates. Buying Futures?
With Euro and Sterling at all time highs against the dollar, the potential savings could be huge.

2. Whats the most common mechanism being used to make payments?
Bank-to-bank tranfers or brokers?


Regards,
AZ_1st

AZ, bank to bank usually works you dont need a broker to transfer funds. If you are worried about the exchange rates but have the capital deposit your sterling funds into a US dollar bank account which any offshore bank could arrange and then you wont miss out if the dollar strengthens.

Hi All,

My first post, so forgive me if I make a mistake.
For all those people who bought, planning to buy, a property in Dubai a couple of questions.

1. Have you thought about fixing your exchange rates. Buying Futures?
With Euro and Sterling at all time highs against the dollar, the potential savings could be huge.

2. Whats the most common mechanism being used to make payments?
Bank-to-bank tranfers or brokers?


Regards,
AZ_1st

Would please post in the Investment thread, whilst interesting stuff this has nothing to do with Bay Central.

AZ_1st
Yes please post to the investment thread and I will reply with the following:

I am considering shorting the dollar using spread bets. If the dollar falls any losses I make due to currency fluctuation will be offset by the gains in my short position and vice versa. Benefit of using spread bets is you get leverage resulting in lower capital investment.

It sounds complcated but is fairly easy.

If you don't know what a spread bet is then it isn't really an investment vehicle for you.

This looks like the best location on the whole marina.

Yes, that's a real sweet location alright. That water looks so tranquil and relaxing:)

31-07-07
Pile rigs continue to create the shore all around the back of the development that will retain the land while the plot is excavated.

http://i12.tinypic.com/61vp9pz.jpg

Tops of the piles being dressed with concrete being chipped off and exposing the steel bars, known as rebar.

http://i10.tinypic.com/4pumgxk.jpg

Dressing of the piles done on 80% of the front shorewall.

http://i9.tinypic.com/6cg37nl.jpg

The steel cages form the reinforcement for each pile. These long steel cages are lowered into the bore hole followed by concrete.

http://i15.tinypic.com/4ungyhl.jpg

^^ Very interesting pics:)

http://i10.tinypic.com/6czv8n5.jpg

This looks like the best location on the whole marina.

SunnyS

Good location I agree but some parts of the Marina are too narrow for my liking. Reminds me of the Kennet and Avon canal!

Taken from 33rd floor of Oasis Beach Hotel.

http://i19.tinypic.com/4lpgmrd.jpg

^^ This is a tight squeeze alright, but it's still a great location!:banana:

03/Aug/2007

BAY CENTRAL

http://img178.imageshack.us/img178/5038/imresolt182hx6.jpg (http://imageshack.us)

http://img101.imageshack.us/img101/8412/imresolt183nu0.jpg (http://imageshack.us)


http://img178.imageshack.us/img178/1172/imresolt184ln0.jpg (http://imageshack.us)

Dear Investors.

I would like to ask a question to the investors of bay central. Which buidling of ds is better in location, price, high yield rentability etc etc. The torch or bay central.

Please take in the fact that the torch does have a location in the supertall sector and very vlose to the amenities of phase 1.

your opinion will be welcome

Dear Investors.

I would like to ask a question to the investors of bay central. Which buidling of ds is better in location, price, high yield rentability etc etc. The torch or bay central.

Please take in the fact that the torch does have a location in the supertall sector and very vlose to the amenities of phase 1.

your opinion will be welcome

I would say both are great location wise. My choice to go with Bay central was i prefered the total marina view, and also because the location of BS is right in the heart of the marina.

Rentability wise, since there is a 5* hotel connected with BC and also that it is right in the marina, there is a plus for BC.

I would also add that BC is nearer the beach area and backing onto the Al Futtan towers (which are ridiculously expensive) is not a bad thing.

I wonder how the price of a 2 bed in the Torch will compare with a 2 bed in BC when both are complete. Should be interesting.

BC is smaller but better views and maybe also better location. If i was to change to BC I would wait until the Torch is complete, sell it, then buy a resale in BC as it will still be under construction and cheaper, leaving some spare cash for a boat so that I do not need to walk to gourmet tower.

Disagree slightly the 2beds in BC dont look out to the marina they are sea facing and will have a partial sea view.

I guess it all depends on whats built in front of the Torch again. If nothing big then I would say the Torch location is better :)

^^

Arfie

The 2 bed type A number 4 in central tower should have uninterrupted views to phase 1

\http://i15.tinypic.com/4v6sq34.jpg

^^

Arfie

The 2 bed type A number 4 in central tower should have uninterrupted views to phase 1

\http://i15.tinypic.com/4v6sq34.jpg



INCORRECT (not 100%)

U say views to phase 1? this is incorrect. the view of phase 1 is not that good from bay central (central tower) 2 bedroom apartment.
A picture is supplied standing on the site of the central tower looking towards phase 1.

\http://i19.tinypic.com/6bnzxhk.jpg

and also the marina is not a straight line when those other towers come up to the right of phase 1 who wont even be able to see phase 1

^^

Apologies, I had intended to say that the two beds should have interrupted marina view (as opposed to sea view ?? in the case of the other 2 beds) This view would be in the direction of phase 1, although as you say, you will probably not be able to see phase 1 when all development complete

very quiet lately - any news re BC ? ...:)

Progress on the Bay Central site in now in full swing. Shore piling is 91% complete, leaving just 60 piles left.

Main piling and excavation will take place within next few weeks.


http://img294.imageshack.us/img294/9126/image002rk8.jpg


The Bay Central construction team finish the shore wall.

http://img265.imageshack.us/img265/3691/image003aw7.jpg (http://imageshack.us)


Pictured below; Sections of the enormous tower cranes move onto the site ready for action.

http://img294.imageshack.us/img294/543/image004az8.jpg (http://imageshack.us)

thnx for update pictures

Anyone been in touch with DS for Bay Central recently on how much of the central tower has been sold off?....

Been informed every studio in Bay West is sold...dont know about the rest.

suggest they are selling at good rate now...as construction is finally moving...

delele

just got back from duabi bought a one bedroom apartment in the cental tower overlooking left side of the marina 23 floor..

didnt buy it from duabi select..

bought it from jamal al habtoor.. are they any good?

so whens the expected completion date? i take its not gonna be dec 2009?

ill post some resent picture of the plot i took few weeks old later this week..

Hi Beppe,
Welcome to the forum and congratulations on your purchase, a good choice. The Central Tower will be a great investment. Not sure which side of the Marina you have a view of though as the left side depends on where you are viewing from. We've labelled the Marina in a way that's very easy to understand........there's the "supertall end" and the other is the "arse end". A view of the supertalls will be the better one but if it's the other end, this will still be okay as you'll be able to wave at me from your balcony. :lol:
Completion date is officially set in the contract as Dec'09 but as compensation is not payable until Dec'10 better to work on the later date, as can't see BC being finished in just over two years time.
Not sure who the agent is that you mention, I though DS were dealing direct with purchasers so perhaps they have a few agents onboard at the Dubai end now.
Look forward to seeing your pics, we don't seem to have as much of a following on the BC thread yet, not as busy as the TT thread, so any pics of construction are much appreciated.

having the beach behind you i have the right hand veiw of the marina..

which side is that?

^^ Hi Beppe,

Completion date is officially set in the contract as Dec'09 but as compensation is not payable until Dec'10 better to work on the later date, as can't see BC being finished in just over two years time.

Shame - you buy an apartment in BC, and the DS fan club caution you on receiving compensation from the onset. Some demonstration of faith in DS. Of course, this is Dubai - delays are expected :ohno: . Looking forward to see if this would be near completion at 2011.

taken a few weeks ago...

http://www.aucc37.dsl.pipex.com/pictures/07082007010.jpg
http://www.aucc37.dsl.pipex.com/pictures/07082007013.jpg
http://www.aucc37.dsl.pipex.com/pictures/10082007054.jpg
http://www.aucc37.dsl.pipex.com/pictures/10082007053.jpg
http://www.aucc37.dsl.pipex.com/pictures/10082007055.jpg

Just 2 pics i came across from my last trip to dubai i got when i met the DS team. Its a sample plan they had made for the studios i think


http://img240.imageshack.us/img240/2003/st1eo5.jpg
http://img117.imageshack.us/img117/9593/st2to2.jpg

so can someone confirm that the centre tower will not have full hotel facilities? and is solely residental..

i opted for the right hand side of the marina view as a new yacht club is gonna be made there..

any guildance on transfering money too duabi gettting a good exchage rate?

anything too watch out on...? ive just paid the 20% and waiting for the contract to arrive.., which is taking its time..?

so can someone confirm that the centre tower will not have full hotel facilities? and is solely residental..

i opted for the right hand side of the marina view as a new yacht club is gonna be made there..

any guildance on transfering money too duabi gettting a good exchage rate?

anything too watch out on...? ive just paid the 20% and waiting for the contract to arrive.., which is taking its time..?

The Central and West Towers are solely residential - the East Tower being the hotel.

I use Moneycorp to transfer funds to Dubai, one of the larger currency exchange outfits, very good service, were recommended by DS in the early days, but they promote HiFix now (probably as they pay them more commission).

Contract does take a little while to arrive, I didn't get a lawyer to check it but looked fine to me, usual kinda stuff.

I'd recommend you fix all your payment using forward contracts as the exchange rate is fantastic at the moment, can't see it going up any more, but could come down over the next 12 months IMO.

I check the rates with Moneycorp and Secure Currencies 01689860007. I find Secure Currencies better as I think its a smaller company and I usually speak to Paul and he tries to get a better rate than Moneycorp.
I agree with Morrismarina that you should fix as many payments as you can just now (by paying 10%) as this is the best rate it's been for a long time.

I was told to deal with a large company (Money corp are one of the biggest I believe) as your money is safer than a small firm. There is no protection at all with these dealers, no FSA registration in the UK or deposit protection scheme as with a bank. If the company went bust you'd lose all the money you'd paid them. Hence why the rate is better than using a bank. The better the rate the higher the risk. Not sure how true this all is just what I was told.

Used moneycorp earlier days, but rates are much better with RationalFX.

Never used or heard of Secure Currencies, will compare next time.

what sort of money have people paid for there apartment?

last month i heard there was a 10% price increase..

i have bought the apartment C smallest 1 bedroom aporoxx 695 square feet.. i think its gonna be quite small?

anyone got the right hand side view of the marina from a high building wanna see if you can see the end of the marina and sea if possilble?

Last piling activity grinding slowly to a halt. Capping beam construction progressing along the marina side. Signboards prepared for erection.

http://mysite.wanadoo-members.co.uk/cranesetcphotos/dubaibaycentral.jpg

^^ Nice to see that piling is coming to an end here. Tight squeeze but what a fantastic location! You couldn't get more central in the Marina than this!

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i have bought the apartment C smallest 1 bedroom aporoxx 695 square feet.. i think its gonna be quite small?



it is as small for a studio...