#COMPLETED: Jumeirah Beach Residence (Dubai Marina) [Archive] - Page 9

Chicken

April 2nd, 2007, 02:45 PM

RE: Short-term rentals

Am I the only one who got the email below! I then got another a month ago saying that they were not doing it anymore!!

There is no way they can then turn around and say it was never the intention to allow short-term rentals when they were advertising for them themselves?

******************************

Are you looking for short term rental returns?

As a privileged owner at Jumeirah Beach Residence, Dubai Properties would like to introduce you to Dubai Vacation Apartments, backed by the prestigious
Jumeirah Group.

This experienced vacation rental company offers to handle your property from the outset; from furnishing through to housekeeping and reservations.

Enjoy the potential to earn higher returns than you would on long term leases, whilst benefiting from dedicated weeks for personal use of your apartment. Their experienced marketing and hospitality network will provide exceptional service and support to encourage more bookings.

If you would like to find out more information about how Dubai Vacation Apartments can help you enjoy the rewards of leasing your apartment, please visit www.dubaivacationapartments.com or call +9714 314 3636

Endorsed by Dubai Properties and Jumeirah Beach Residence

If you cannot see this email correctly please click here. A member of DUBAI HOLDING
Please click here to unsubscribe from this e-communication

appletree87

April 2nd, 2007, 03:53 PM

Naz UK

April 2nd, 2007, 03:59 PM

My developer's just told me I cant use Morphy Richards clock radios anywhere in my apartment. Damn. I hate this... Bullies.

kano

April 2nd, 2007, 04:11 PM

^^^ well Naz they might change their mind when your tower is complete!

AltinD

April 2nd, 2007, 05:05 PM

^^ They better not. They can't let people use such unsafe and hazardeous product, when they can have the qualitative products from Sony, Panasonic and Philips.

... want some? :D

thedubailife

April 2nd, 2007, 06:22 PM

DAMAC are only allowing Jaguar cars into the car parks

I wonder if there is a clause which say what your allowed to store in the kitchen cupbaords

True Blue

April 2nd, 2007, 09:54 PM

Aerial views March 07 by Brian McMorrow;

http://img235.imageshack.us/img235/1912/76394345tojjb9fedxbaerids6.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/1087/76394362seobmh5mdxbaerihf7.jpg (http://imageshack.us)

http://img524.imageshack.us/img524/1507/76394366hmrk6ai4dxbaeriqq3.jpg (http://imageshack.us)

http://img53.imageshack.us/img53/1376/76394367udxhprq3dxbaerihj1.jpg (http://imageshack.us)

http://img108.imageshack.us/img108/4918/76394368iticuvr2dxbaeriow6.jpg (http://imageshack.us)

Naz UK

April 2nd, 2007, 10:16 PM

^^ Apparently, there will be a bridge connecting the Hilton Jumeirah Beach, with their new JBR property behind it... And apparently Hilton will also develop some "Jumeirah-style" holiday villas on the site too..not sure where though.

P@ddy

April 3rd, 2007, 06:18 AM

My developer's just told me I cant use Morphy Richards clock radios anywhere in my apartment. Damn. I hate this... Bullies.

Let's assume this was not an 'April Fool' ruse; did you ask why?
:cheers:

bobbyjohn1

April 3rd, 2007, 09:58 AM

kano

April 3rd, 2007, 10:24 AM

mrsuezjbr

April 3rd, 2007, 10:41 AM

Went there again yesterday and again i went into my appartment. Looks the same ;o).

Asked a few new questions.

They will not provide Whitegoods for the appartments. But they will present some furniture packages at the handover meeting including these and more options.

Also I was informed that all JBR residents will have free access to the large beach park between Hilton and Sheraton. If you should bring guest they must be accompagniet by a resident and they will have to pay an intrance fee. It will not be a public beach park!

There will be a fitness area per sector. I saw the sector B room and looks ok, but far from finished. It is located halfway up the stairs at the "Hilton Corner" of Sector B. When coming from the ground level where all the construction is going on and to the plaza level.

They have located a wireless internet/phone/tv signaltransmitter on each floor.

I saw one of the Penthouses in my tower and is far from finished. maybe 2 months of work still to go. However the rest of the normal appartments are fully completed. Dubai Properties is doing the final snagging before handover to Idama. Who then has to snag aswell. They are still doing the final touch up painting and finishing inside, but all is complete.

If you have any questions, dont feel shy.

mrsuezjbr

April 3rd, 2007, 10:42 AM

I think there are going to be three bridges connecting the beach to jbr .

Yes there will be 3 bridges connecting JBR to the beach.

Chicken

April 3rd, 2007, 10:54 AM

mrsuezjbr

April 3rd, 2007, 11:05 AM

mrsuezjbr,

Do you know if they will be handing section B over all at the same time? or in Blocks? When do you think this will be?

Also do you know how high B04 T01 is (Think it is going to be a hotel)? That tower is just infrom of mine?

Thanks,

Chicken

According to what I have been told and heard on this site they will handover 50 appartments per day. they want to make sure the handovers are smooth and thourogh, leaving few questions to be answered afterwards. Think this is the best as we would all otherwise struggle getting an answer from Idama. Who by the way is much more proffesional and gives more information than Dubai Properties.

The hotels are currently built to their full hights. So what you see in the pictures is what it will look like. however still alot of external/internal work to do on the hotels. Which floor are you one and which appartment?

Chicken

April 3rd, 2007, 11:11 AM

Mrsuezjbr,

Thanks for this? I have a 2 bed on the 24th floor of B04 TO1. I think with the additional 2 floors at the bottom this gives me a clear view but still not too sure?

Cheers,

Chicken

mrsuezjbr

April 3rd, 2007, 11:18 AM

Mrsuezjbr,

Thanks for this? I have a 2 bed on the 24th floor of B04 TO1. I think with the additional 2 floors at the bottom this gives me a clear view but still not too sure?

Cheers,

Chicken

Think you can see it on this picture. Hope it is working otherwise I will make a new link. As far as i can see - you only have a slight view if you are on the corner. Otherwise you can only see a little bit.

http://img95.imageshack.us/img95/8606/dsc01233fx6.th.jpg (http://img95.imageshack.us/my.php?image=dsc01233fx6.jpg)

Chicken

April 3rd, 2007, 11:32 AM

Yeah I am on the corner, facing the Sheraton! They did sell it with a Partial Sea-view so can't complain.

Thanks mrsuezjbr.

nicpic

April 3rd, 2007, 11:34 AM

i never did recieve those photos mrsuezjbr! Ah well. nevermind. They must be lost in the skys somewhere!

nicpic

April 3rd, 2007, 11:36 AM

Did you ask anything about the short term lets mrsuezjbr? I have just emailed them and I am waiting for a response.

mrsuezjbr

April 3rd, 2007, 11:38 AM

i never did recieve those photos mrsuezjbr! Ah well. nevermind. They must be lost in the skys somewhere!

problem is that they are 2,5mb each - will devide and send a few at a time.

kano

April 3rd, 2007, 06:23 PM

Looking at this article it looks like they only want to do the snagging after handover. So they want our last instalment before they do any snagging. Can we accept this. What if they fail to do any works properly and also delay completing the job.

JBR: apartment handover starts
Manoj Nair, Editor

Published: 28/03/2007

There is a significant build-up in secondary market activity for Jumeirah Beach Residence, which is now starting its handover programme on March 28 after initially planning to do so from December.

In the re-sale market, apartment prices are around Dh1,000 a square foot. The sea-facing apartments are receiving the highest level of investor interest. In all JBR will have 6,500 apartments.

The first of the 36 residential high-rises, the A02 in the Shams zone, is being handed over on March 28. According to a media report, the handover dates of the residential towers in the C and D sectors have not been finalised.

But according to Mohammad Binbrek, Chief Executive Officer of Dubai Properties, “The delivery of 6,500 apartments will take place over a three-month period to ensure customised services for each resident. The phased handover will also enable us to manage the logistics in an efficient manner to prevent any hitches for the buyers when they move in.”

Meanwhile, premiums in the secondary market for JBR is hovering between 40 and 50 per cent but could decline in the medium term.

Amr Solaiman, Residential Sales Manager with Coldwell Banker, a real estate agency, says, “The premium could drop by 10 per cent when the handover starts. Many investors want to sell their interests in it. The falling prices will not just impact JBR but Dubai Marina as well which already people think is over-priced. JBR has the most unique location in Dubai and the way it looks from the outside is all very attractive.”

In fact, there has been an over three-month delay in starting the handover process. The developer, Dubai Properties, said the extra time was required to ensure the handover proceeds as smoothly as possible.

Apartment owners will be issued with a Certificate of Record once the payments have been received. This is the interim record of ownership for an apartment unit. They will be required to register the apartment in their name with the Land Department after the handover process is complete.

“Jumeirah Beach Residence has been designated a freehold ownership area and we are currently working with the Land Department to ensure that a separate title will soon be issued in the buyer’s name for the apartment on the basis of ‘as built’ area,” adds Binbrek.

Idama, the facilities management company that is part of Dubai Holding, is supervising the delivery of units.

“As part of the delivery procedure, an appointment is being scheduled with each home owner for the handover of their respective apartment,” the Dubai Properties CEO adds.

“The snagging will be undertaken once the owner has the keys or moves in as opposed to being completed during the handover appointment to ensure that all care is taken with individual requirements.”

Will the release of the 6,000 plus apartments leave any mark on the wider supply and demand equation in Dubai? "We have had a shortage since the last two years. And you can't have all developers delaying their projects to do away with over-supply,” says Solaiman.

“If you see the last year we have not had any supply. We are talking of 6,000 plus units in JBR and another 1,000 in Jumeirah Lake Towers from the nearly completed ones. But this is still a short supply compared to the demand in the market," he adds.

“The other thing JBR needs to take into account is that anywhere over 5,000 vehicles could be coming from the 6,500 apartments. I wonder what the impact will be from such a high number hitting the roads simultaneously,” says Solaiman.

Welcome pack

Dubai Properties will offer a welcome pack comprising basic amenities to JBR residents on their first day in the community. A booklet with details of neighbourhood retail outlets will also be part of this pack.

lovedubai

April 3rd, 2007, 11:08 PM

5000 vehicles simultaneously!!!! What planet is this guy from?

bobbyjohn1

April 4th, 2007, 01:07 PM

Hi
just received a mail from JBR info staeting that I will receive a mail within the next 2 weeks telling me a handover date for my apatment that is in C06 T01.2. I will wait with baited breath.

mrsuezjbr

April 4th, 2007, 02:39 PM

I called Idama today as 9 (nine) days has passed since I recieved my letter claiming that I would get a call within 7 days. They acknowledged my request and booked my handover appointment for 30/4 10:30. Which means that I will be one of the first in Sector B (RIMAL) :banana:

Furthermore I has been informed that Washing mashine/dryer can be placed in the storage room in the service area which is on each floor. I think this is a great feature.

Well i guess you can imagine how exited I am and once fully installed I will let you know.

Does anyone know which shops, restaurents will open in "The Walk"?

appletree87

April 4th, 2007, 03:28 PM

gaze

April 4th, 2007, 04:08 PM

I believe chillis, Pauls cafe, virgin megatore, of course starbucks, sharaf electronics, a local supermarket chain ( I think Al Mayas but am not sure as spinneys is in marina walk), Books corner (I think), some high end boutiques in D sector.
Does any one know other names ?

cosmi

April 4th, 2007, 05:48 PM

glover

April 4th, 2007, 06:18 PM

Naz UK

April 4th, 2007, 06:39 PM

Thats fantastic news! Good luck....I know that there is going to be a 'Butcher Shop and Grill' restaurant, I read it somewhere. Hoping there will be Gucci, Saks, Harvey Nics for me, and the list just goes on .......

You already have a Harvey Nichols and Saks and some half-dozen Gucci shops. :ohno:

kano

April 4th, 2007, 06:47 PM

I wonder why its outrageous to be concerned about 5000 vehicles trying to exit JBR at the same time? Presently the only way out of there is via a two lane road, which incidently cannot be widened because there are high-rises on either side. Even now, with most towers in the area empty, it takes up to an hour to get from JBR to Sh. Zayed road during morning / afternoon rush hours. I'd say thats something to worry about!

Have you tried asking the CEO

'Binbrek also allays concerns that Dubai's already overcrowded roads will be unable to cope with the 30,000 more residents that will live in the congested Marina area. He said that a traffic impact study was undertaken, in association with a consultant and Dubai Municipality, to assess the demands that will be put on Dubai's road transport system and to ensure that it has the capacity to cope. "The calculations have been done," he said.
"We are confident that there will be ease of access to JBR," he said. The bridge at intersection 5 1/2 will capture the traffic from JBR as well as the Marina, and the Roads and Transport Authority (RTA) will be widening the Grosvenor Bridge to three lanes. '

kano

April 4th, 2007, 06:49 PM

^^^ SO SIMPLE AS FAR AS HE IS CONCERNED

nicpic

April 4th, 2007, 07:08 PM

You already have a Harvey Nichols and Saks and some half-dozen Gucci shops. :ohno:

A girl can never have enough of these shops :)

Naz UK

April 4th, 2007, 10:27 PM

Like Barclaycard can never have enough punters like you??? :D

Josau

April 5th, 2007, 09:29 AM

Have you tried asking the CEO

'Binbrek also allays concerns that Dubai's already overcrowded roads will be unable to cope with the 30,000 more residents that will live in the congested Marina area. He said that a traffic impact study was undertaken, in association with a consultant and Dubai Municipality, to assess the demands that will be put on Dubai's road transport system and to ensure that it has the capacity to cope. "The calculations have been done," he said.
"We are confident that there will be ease of access to JBR," he said. The bridge at intersection 5 1/2 will capture the traffic from JBR as well as the Marina, and the Roads and Transport Authority (RTA) will be widening the Grosvenor Bridge to three lanes. '

http://i12.tinypic.com/34jc80i.jpg
http://i9.tinypic.com/4caegba.jpg
^^ Intersection 5 on march 30th:still a way to go and the new bridge at Grosvenor House hasn't really been started

kano

April 5th, 2007, 11:04 AM

appletree87

April 5th, 2007, 11:20 AM

Just to tell you guys...Dp have confirmed that there can only be rentals of over 6 months. They say this is in the contract | not had a chance to check this) and further they clarified this in 2006.( i don't remember receiving anything saying this)....so.... It looks like if you don't like it then it's tough!

KANO

Did they say where they clarified this? Was it via letter or email? I didn't receive anything either. Also, do you think that this applies to family and friends occupying the apartments for vacation purposes?

kano

April 5th, 2007, 12:45 PM

Hello Appletree

They have stated the foloowing to me:-'Sales & Purchase agreement clarifies that the apartments must be used for private residential purposes; this was further defined in late 2006 that residential purposes would be defined as permanent occupancy or lettings of not less than 6 months'.

I dont know in what manner they defined in late 2006. I know that they have not sent me anything on this.I am going to go through the papers over Easter and will let you if i find anything in the contract.

I am not very bothered about short lets as i intend to give it long tenancy. But this does greatly affect people a lot of people ( some who have four to eight apartments). I don't think they can really stop family and friends using the apartment. I just can't see them trying to do this.I guess they may have problems getting to the beach park...but lets see.

bobbyjohn1

April 5th, 2007, 01:36 PM

Kano
thanks for the info. It seems the information got lost along with the CD'S

Naz UK

April 5th, 2007, 03:39 PM

It's quite obvious they've done this as a measure to "protect" the revenue of the 4 hotels, and perhaps other hotels in the region. Short-term holiday lets are a direct competition for hotels and I think DP had agreed this clause with the hotels well in advance.

It's another blow for individuals by the corporate mafia. :ohno:

nicpic

April 5th, 2007, 04:24 PM

Thats a very good point naz uk, I had'nt thought of this.

How annoying. How on earth they expect people including myself, who have bought the apartment as a holiday home, to afford to pay that amount of money to only use it a couple of times a year and never rent it out. Its outrageous.
This will mean that I will have to rent it out 6 monthly and never use it myself. I feel bitterly disapointed. I find it incompetent that if this was in a contract then why did the sales staff not know about it since i asked them directly about this issue before buying. They assured me that the apartment would be fine to use as a holiday let. It is difficult to believe that they would be unaware of such an important issue when directly asked. Totally unproffessional.
I think there are going to be a lot of people very unhappy about this. I am certainly not going to accept it without a fight! :ohno:

nicpic

April 5th, 2007, 04:41 PM

I have just read the contract and it does indeed say under PURCHASERS ACKNOWLEDEMENTS AND UNDERTAKINGS clause 8.4

" The purchaser agrees and undertakes to use the property for private residential purposes only and shall comply in all respects with the provisions of all laws, decrees and regulations now or from time to time in force in relation to his unit or anything done to his unit."

I dont know whether it was complacency on my part by assuming you would be able to do what everyone else seems to be doing in dubai and in fact the world, that you could rent out for holiday lets!
Or maybe it is that you are not asked to read your contract clause by clause in front of them so you know what you are signing.
I dont suppose much can be done if it is written in the contract. This still doesnt answer the question of why I was told that this would be possible from JBR representatives. :ohno:

Chicken

April 5th, 2007, 05:25 PM

I think this is going to be an issue for a lot of people, including myself. I just can't understand why this has only just come to light, as I have said I have spoke to a number of agents who are looking for short term rental properties on JBR and also how could DP actively seek people to let their properties for short term rentals. I for one am going to go ahead and do short term rentals, we can then see what happens then. We own the freehold so what is the worst they can do? Buy it back off me? If they are willing to pay me a premium then I am happy to hand it back? Does anyone know if this is the same issue on the Palm? There are hotels on that development as well?

DubaiMarina

April 5th, 2007, 05:44 PM

You still can rent them but not short term rental .

nicpic

April 5th, 2007, 05:50 PM

As far as I am aware it is fine to rent out on the palm on a holiday let basis, in fact some people are already doing so judging from the palm thread.

Yes it is true we can still rent it out on a 6 monthly basis but we wouldnt be able to use it ourself as even if it was free after a tenant moved out there would be no furniture!

I bought for an investment, yes, but also i bought it to enjoy using it myself a few times a year. That is now not possible.

Chicken

April 5th, 2007, 05:59 PM

I guess it all comes down to what the definition of "Private Residential use" is? Who has decided that means 6 month min lets?

Palm-Host

April 5th, 2007, 07:40 PM

Hi, I Manage a short term rental company (Dubai Vacation Homes) we already Manage around 70 properties in Dubai and around 35 already on the Palm, we have had noproblems with Nakheel and in fact get along very well with them. I cannot see why we wouldn't be able to do this with JBR, unless JBR are going to set up their own division of Property Management in which case they would be monopolising the market. Can anyone send me a copy of the contract so that I could read through it thoroughly!

Morrismarina

April 5th, 2007, 08:00 PM

I guess it all comes down to what the definition of "Private Residential use" is? Who has decided that means 6 month min lets?

Good point.

DP seems to be saying that a 6 month let is "private residential use" but a let shorter than 6 months is not. Does not make any sense at all, if you let out to a family for two weeks and assuming they do not start running a business from the apartment whilst they are on holiday (the chances of which are stupidly remote !!! ) then they are using it for private residential use, the same as a person taking the property on a 6 month let.

The contract appears to state "regulations in use from time to time" so IMO it's down to whether these newly imposed regulations are fair, given that purchasers expected to let short term and as this was not expressly permitted at the time of signing the contract then it could be looked on as an unfair contract term which may not be enforceable. At worst might take a Court case to sort this one out. Also what effect is this going to have on property values seeing as any prospective purchaser in the secondary market, looking for a holiday home and a bit of holiday let rental income to help the finances, is going to look elsewhere ??

It's very sad indeed that they are trying to impose this, wouldn't happen anywhere else and could give Dubai a very bad name if they're not careful, affecting all developments if this becomes headline news around the World.

GoDubai!

April 6th, 2007, 07:47 AM

Wonder if the purchaser contract makes reference to owners being able to change management terms. Wouldn't it be the right of the owners' association to do so. For example, the developer may be designated as the authorized management for a given period--1 year, 2 years? After this the owners take over.

This sort of thing, however, seems to vary by property. In the Al Hamra development in RAK, for example, it specifically states that the developer will remain in charge of management, not the owners. But in other contracts I've seen this is limited to a one-year period.

appletree87

April 6th, 2007, 12:26 PM

I wonder if the Villa, another one of DP properties will have the same problem with renting on a short term lease?

Dubai_Steve

April 6th, 2007, 12:34 PM

Morrismarina

April 6th, 2007, 01:20 PM

If everyone was to let there unit as 6 months+ then the price of property will fall in Dubai for sure. The majority of JBR owners want to keep them for holiday homes and rent short term. This will keep the property values and rental values up as there will be less supply. Also Dubai is short of hotel units right now so short term lets for JBR is the best for the economy of Dubai right now.

I agree who in their right minds would want to buy a JBR property as a holiday home with restrictions like this. Also it will have a knock-on effect on all the other Marina properties as we envisaged most of JBR being kept as holiday homes and not that many used for long term rentals. This affects everbody indirectly, including those who have not bought in JBR.
Funny how this has all been kept quiet up until now & only just come to light after the majority of payments have been made and hand-over imminent. I smell a big rat here. This is unbelievable stuff.......an absolute fuckin' disgrace.......needs to be sorted out quickly.
I bet the press would love a story like this........oh sorry forgot, this is Dubai !!

Naz UK

April 6th, 2007, 01:46 PM

It just shows ppl dont read the small print until they really have to.

Morrismarina

April 6th, 2007, 01:54 PM

It just shows ppl dont read the small print until they really have to.

It's the interpretation of the small print that's at issue here.

dubaiflyer

April 6th, 2007, 09:31 PM

I am not a JBR purchaser, but would like to make one or two (or more) points re the short term rental situation.

1. Dubai Properties should have included a prohibition on lets of less than six months in the purchase contract. To pre-sell so many apartments so blatantly to investors for whom the holiday let market was clearly the principal attraction and not include such a restriction is quite simply fraudulent.

2. The terminology ' private residential use' clearly implies no commercial enterprise - ie offices, showrooms etc. Distill the term - 'Private' - owners must be individuals rather than companies - 'Residential' -residing or living in the apartment and 'Use' would generally mean the apartment not being left empty for most of the time.

3. Most importantly, the scale of this development - almost 7,000 units in 34 towers on a site 1.5 kilometres long, anticipated to house up to 30,000 people, must make it a virtual impossibility for Dubai Properties to know who is staying in each apartment at any given time. How do they hope to control owners and their tenants other than where the normal clauses regarding noise, disturbance etc are being ignored? And that would only be in response to neighbours complaints. Assuming that the majority of holiday tenants are well mannered, sensible people, no complaints would mean no DP involvement.

4. Finally, if the majority of the JBR purchasers can demonstrate, through the owners' associations, that they do not agree with the 6 month restriction, and refuse to comply with it then what could DP possibly do? Sue 3500+ people, and for what? Attempt to forfeit their property? Let's face it, JBR was designed by Sheikh Mohammed personally as a symbol of the scale of Dubai's success and growth. and having pulled off a unique feat that virtually nobody else in the world would have even contemplated, it would be national suicide to then stir up an enormous hornet's nest with the JBR owners for no reason.

Comments?

AltinD

April 6th, 2007, 10:08 PM

^^ By Law in Dubai a male and a female cannot share the same apartment/house if they are not related or married.

GoDubai!

April 6th, 2007, 10:51 PM

^^AltinD, your point is?

AltinD

April 6th, 2007, 10:58 PM

^^ Let me quote you:

...How do they hope to control owners and their tenants other than where the normal clauses regarding noise, disturbance etc are being ignored?...

... basically if they can't stop people (including myself before) doing what I wrotte, they can't do much on what you wrotte either.

cutecameljockey

April 6th, 2007, 11:19 PM

Does anyone have the exact Arabic text from a sales contract for the phrase ' private residential use’? Because courts in Dubai will only consider Arabic text in any ruling.

Morrismarina

April 7th, 2007, 10:36 AM

^^ By Law in Dubai a male and a female cannot share the same apartment/house if they are not related or married.

So are you saying for example that it's illegal for an unmarried couple from say the UK, to book a hotel holiday in Dubai and share a room ??

glover

April 7th, 2007, 10:56 AM

^^ By Law in Dubai a male and a female cannot share the same apartment/house if they are not related or married.

this one is one of the many unenforced laws here in Dubai (see them as laws on the book with no intention to enforce them, issued just to appease a certain group in the society)

Morrismarina

April 7th, 2007, 11:00 AM

Sorry I'm going off topic but........ is alcohol technically illegal as well ??

nicpic

April 7th, 2007, 11:03 AM

I think altin D meant that because they havent been able to enforce this, then they certainly wouldnt be able to do anything about holiday lets (i think thats what he is saying)

I dont think this rule would apply to holiday makers anyway. Just to people residing in dubai. However I know lots of people who live in dubai with someone who they are not married to. It would be impossible to enforce such a law.

nicpic

April 7th, 2007, 11:06 AM

Sorry I'm going off topic but........ is alcohol technically illegal as well ??

I dont know whether it is illegal but i do know that you can apply for a liquor licsence in dubai which is quite expensive and there are certain places that you can buy it from with your licsence

nicpic

April 7th, 2007, 11:08 AM

You can go out drinking in dubai so I think it must be a case of whether it is against your religion or not.

Morrismarina

April 7th, 2007, 11:22 AM

Ah good, so we don't need to worry about this male/female sharing thing then. :)

glover

April 7th, 2007, 11:23 AM

Sorry I'm going off topic but........ is alcohol technically illegal as well ??

my understanding is that for Muslims it is illegal to drink, i could be wrong on that though!

AltinD

April 7th, 2007, 11:53 AM

So are you saying for example that it's illegal for an unmarried couple from say the UK, to book a hotel holiday in Dubai and share a room ??

Basically yes, but they can't control that becouse they need no visas. Is different from people comming from countries that require visas. They will reject the application (done prior to the visit) if in the form it is written "single" as civil status. Just writte they're married, even if they aren't, and no problems (been there, done that).

As for the rest (alcohol):

- It is ilegal for Muslim to consume and buy alcohol
- Non Muslims can buy alcohol in Duty Free and bring them in, as per world-wide rules (i.e. restrictions in quantities).
- Non Muslims can consume alcohol in licenced places, like bars and restaurants.
- Non Muslims can not drink or be drunk in public places.
- Non Muslims needs a Licence to cunsume alcohol in their homes (of course no one will come and check, unless someone complains about their behaviours)
- With the Licence (renewable yearly) you can purchase alcohol in specialised shops operated by MMI and African & Eastern. One such shop is in Marina, there's another one i Mall of Emirates.

Basically just don't drink and don't be stupidly drunk in the open, and you'll be ok.

JTF

April 7th, 2007, 02:35 PM

AltinD, as you have a knowledge of the alcohol laws, I wonder if I could pose this question to you... would it be illegal to purchase wine (say a case of 12 bottles) over the internet (from, for example, South Africa) and then import it into Dubai for personal consumption?

AltinD

April 7th, 2007, 06:01 PM

^^ I don't think you can, even if holding a liquor licence, at least not that quantity.

zee

April 7th, 2007, 08:45 PM

GoDubai!

April 7th, 2007, 08:53 PM

^^ My guess is you certainly cannot. It is often said that it is illegal even to purchase alcohol legally in one Emirate and transport it to another. As others have indicated, no problem to enjoy alcohol in the confines of your home and in licensed hotel establishments. But don't create disruptions that could have someone call in a complaint, whether in the home or outside. Also, be aware that any guest who has consumed in your home and later become involved in an altercation can have implications for you, the host. That being said, drink up and enjoy--for most this amount of freedom should be sufficient.

GoDubai!

April 7th, 2007, 08:57 PM

In fact, this may be the biggest risk to owners letting out their flats for short stays. If a guest in a hotel is involved in any issues it will be the problem of the guest, but if it happens in a short-stay arrangement which is not legally permitted, then this could be a problem for the owner. The best thing for JBR residents would be to get DP to reverse their restrictions.

AltinD

April 8th, 2007, 12:16 AM

^^ Of course that will be the best thing.

nicpic

April 8th, 2007, 10:46 AM

got my handover appointment yesterday. I will get the keys on the 30th April. Not that excited now as I wont be able to use the apartment because i will have to do long term lets :ohno:

Naz UK

April 8th, 2007, 06:40 PM

Get your key, get the deeds and the transfer documents. Then just disobey them and do what you want. What exactly are they gona do about it? They can hardly throw you out. How exactly are they going to enforce this asburdity? Just rent your apartments out short term privately, on the sly. What, are they gona send round inspectors every day?

appletree87

April 8th, 2007, 10:47 PM

The response I received when I asked about family and friends using the apartment. Depeding on how many visitors passes, it might still be possible to rent short term, although I feel this will be a hassle.

The Idama team will give you a complete overview of the security systems & procedures in place at your handover appointment but in brief the security system is set up so that you would need an access card to gain entry to all areas and to use the lifts. As it has been explained to me you will be able to escort or “buzz” your guests into the tower as you choose so while you are with them it will be straight forward enough. If you are not physically there to do so then they would not be given access to the tower unless they presented a visitors pass to the security personnel. The process for obtaining visitors passes will be shared with you at your handover meeting by the Idama team.

BETHANY'S MUM

April 9th, 2007, 12:38 PM

Thanks to everyone for adding all this information, I've learnt more since finding this thread than in the 4 years since I bought my apartment. Any news on D sector? Is this called Mujan? I still haven't worked out which sector is called what. I haven't been told any of this information by DP. Also have bought at JLT from Al Attar, that thread has been dead since 2006. Does anyone have any updates on Vue de Lac?

Pure Dubai

April 9th, 2007, 01:20 PM

Just a quick post. I'm pretty sure there will be short term lets, as there are companies setting themselves up to do it. I'm not planning on this myself, but if I was I would not care if it was written in the contract. It's my apartment and I will do what I like with it.

I have just spent 2 hours in a JBR building and had a good look at everything from 1 bed Marina facing (which are great by the way), right up to the 2 penthouses.

Lots of small snagging to be done in JBR. I would still not count on living there until September, the whole place is a building site - I just can't see people moving in to C and D until then. I could be wrong though!

Have some bad news - there are these horrible pieces of concrete blocking many windows, you can see them on the front on the building and they are an absolute nightmare when you try and look out of your window - you simply cannot see a thing, and so it is like looking out of a prison window, only worse. Check if you have got one of these - if you have sell it NOW!

Anyway I'm happy to answer questions, quick obesrvations were.

The Laminiate kitchens already had many faults - be prepared to argue for a new one.

Black Granite worktops, actually one of the better things in an apartment.

Bathrooms Looking good

Standard of paint finish surprisingly high

All in all very spacious apartments indeed. Good parking with fast elevators.

Can't stop but I hope that this helps, PM me any questions. I didn't take pics, but I can remember quite a lot, I can also give you some tips on how to get in!

For those of you with one bedders (not me) they are great, spacious and much more like a 2 bed in size really. The agent that showed me around said you can convert.

For those of you with 2 bed sea facing - tremendous views, some small kicthens

For those with 4 bed plus terrace - terraces are huge, has to be the best apartment I saw.

The Penthouses are great if you have the 5800 sq ft one since the second terrace is amazing. The pools are about 3 ft deep though so don't expect to practice your diving, and certainly no laps! Master bedrooms are small, bedroom 4 is a disapointment.

dubaidreaming

April 9th, 2007, 04:48 PM

appletree87

April 9th, 2007, 09:08 PM

uktodubai

April 9th, 2007, 10:12 PM

This maybe a silly question, but my 2 bed I hope will finaly be getting released to us soon, and I want to start getting my facts straight before I set off on the long haul over there.

Does anyone know what happens with getting water, electricty and phone lines switched on? I heard you need a residency visa to get these all switched on - but as residency visas can take months to come through, how do we get all our stuff swicthed on?

Or have I just been mis-informed - anyone who "knows the know" on this would appreciate some insight! Hate it get over there thinking I can just move in when nothing will work! :ohno:

Anyone who has already been handed-over, did they tell you anything?

GoDubai!

April 10th, 2007, 12:14 AM

My apologies in advance for putting my 2 cents in, not being a JBR purchaser. But from what is being said above, I think you guys will really need to clarify the short-let issue with DP. Someone has said, and it seems to make perfect sense, that there will be issues with people getting through security. You can't very well expect on any regular basis to sneak unapproved short let guests past security.

Monument

April 10th, 2007, 10:03 AM

Hi Pure Dubai, I've been silently watching this board for some time as, like the rest of you, i feel it is a good source of information but had to post my first reply when I saw that you have been into your apartment! :banana: I have repeatedly asked the service team to arrange this for me and am always denied. So please do let me know how to get in, I am in tower C02 T02. The comments you shared about the finishing are encouraging but I would love to see it myself.

I too have a flat in the same block. I was in the JBR Sales Office when I visited Dubai two weeks ago. The salesman told me that block plus all of Sector C (Sadaf) and D would be handed over in about 4 months (that would make it July). But I have had nothing official from JBR on that subject except a letter from JBR saying handover would be between April and June! No surprise there.

clydd

April 10th, 2007, 10:34 AM

I can symphatize with the people who have bought an apt there as a holiday home...but to a certain extent...

Sure it would be nice to be able to rent out the apartment to cover the expenses etc, and then a healthy profit (why else would anyone want to rent on weekly or monthly basis?) ... but ...

Think of the neighbours who are actually Living 24/7 , 365 in thier homes.
Its well known that short term (weekly/monthly) tenants dont really care too much for upkeep and decency .. when was the last time someone went on a vacation, had an overdose of lovely sunshine AND tried to be caretakers of the place where they were staying? ... yes yes families and middleaged people would.. it's the punters and revellers im talking about.

i do know this from experience, the greens... a perfect example.
I think JBR is also striving to be a seaside community living experience, so we would have to spare a thought for people who actually have bought to live there, and what the impact of 10,000 or so people changing continously on a monthly basis would be on the
community property, neighbour disturbances and utilities. (not uncommon to see "sophisticated" short term tenants destroying the pool area, and not knowing how to operate the garbage hopper in on the floors...
.. and no... labourers cant afford the rent on short term leases of the greens ;) so trust me when i say sophisticated fun in the sun - holiday makers :lol:

to be fair, I'd prefer that the option was a quarterly rent option, rather than half yearly.. so everyone would get the best of both worlds..

- my 50 fils..
:)

ps. alcohol permits are not expensive, AED 150 and then too , most times its given in vouchers for the same amount to be spent in the licenced liquor stores.

to answer a previous question in this thread, I dont think that its allowed, even with posessing a licence to import a case of wine over e-bay etc.. as there are to my knowledge two players here that have the market only.
MMI and african&eastern (A&E)

GoDubai!

April 10th, 2007, 10:48 AM

^^ Excellent point, and as you say you are speaking from experience at the Greens. If it were me, a mid-40's working person, I WOULD respect that sanctity of even a short-term vacation property. We need to be courteous and decent even when we travel. But everyone isn't like this. Revellers, heavy smokers and drinkers, people with the attitude I'm paying for it, why should I clean it up, etc. The smart thing to do is to have a common mangement throughout the project to take good care of these kinds of issues. I agree, some compromise is in order. I would say even a monthly minimum for letting would be acceptable if you have strong management in place. If, say, in the second week the guests cause problems--then they're out without a refund. I think this sort of thing could work for all.

appletree87

April 10th, 2007, 10:53 AM

bobbyjohn1

April 10th, 2007, 01:49 PM

Hi
has anyone got any up to date pics of JBR? they all seem to have dried up. Would be very interested in seeing "the finished article" and the progress being made on the rest.:cheers:

chefdude

April 10th, 2007, 02:01 PM

The issue of building access must surely come down to the availability of the pass card. On my first visit to Dubai in early 2005 I had booked to stay in the Marina in a 2 bed apartment through Hotels.Com. I arrived on my overnight flight from the UK and turned up at the building lobby at 8:30 am to be met by unhelpful building security and no way to contact the website people as it was the middle of the night in US.

The poor guy at the desk knew nothing and eventually he ordered me a taxi so I could go away and try and sort things out. I spent my whole 1st day trying to get alternative accomodation, which was at Towers Rotana on SZR. It was a real pain as I had wanted to see what apartment living was like whilst waiting for my apartment in JLT (Goldcrest 1 soon to be completed!).

My analysis of the whole holiday let experience was that a local agent is needed to provide local management of the apartments.

1. Hand out keys to visitors.
2. Ensure apartment is cleaned, bedding changed after each let.
3. Make sure nothing is stolen or broken during each let, replace things as required.
4. Make sure local bills for utilities are paid.
5. Make sure owner abroad gets payment.

etc etc

So if you have an agent in Dubai that you short let tenants meet prior to arriving at JBR they will already have a pass key and should not stand out like "newbies".

If anyone is interested in having their JBR apartment managed from July onwards send me a PM. Myself and Imre are discussing offering this service to foreign investors.

nicpic

April 10th, 2007, 03:57 PM

kano

April 10th, 2007, 04:17 PM

nicpic...it's still early days....you are right they had said that you could give it for short lets ...but the contract prevails at the moment.I remember in 2005 when DP did not like people making huge profits they had were going to charge a transfer fee of 7% but they backed off that quickly.

nicpic

April 10th, 2007, 04:27 PM

^^
just to add, im not saying that i dont respect residents rights, far from it. :) its just that the apartments have been mis-sold to many people. I understand completely that residents may not take too kindly to holiday makers renting the apartments but this should have been made clear from the outset. The problem is that people like myself who bought as a holiday home and to rent out weekly have had their rights completely disregarded. The sales staff blatently lied when asked only months ago about holiday lets, saying that this would be fine. :ohno:

Chicken

April 10th, 2007, 04:31 PM

Morrismarina

April 10th, 2007, 04:32 PM

nicpic

April 10th, 2007, 04:39 PM

Nicpic,

I am in a very similar position to you, I assume that there will be a lot more out there too. As Kano has said I am sure DP will come around eventually. There is no way they will be able to police this there are too many towers and too many apartments. As for the security issue, I am already speaking to a letting agency who will pick my short-term rental guests from the airport, take them to the apartment and check them in, so that will not be an issue as they will have the keys.

I recieved an email this morning from a letting agency who I was supposed to be using for holiday lets and they have come up with some good ways around the situation to say the least! JBR have sneakly changed the meaning of words in the contract for their gain so now letting agents and people like me are just going to do exactly the same to get our rights back. There are always loopholes :)

Chicken

April 10th, 2007, 04:50 PM

Nicpic,

Good stuff, DP have been a disgrace all along, they simply think they can do what they want. I suppose until handover they are in control, but once we have the keys the power is back with us?

I'd be interested to know what ways thay have come up with for getting around it?

paw25694

April 10th, 2007, 04:51 PM

huge nice tall unique dubai :)

Gorilla

April 10th, 2007, 05:02 PM

is this (no short let clause) common practice im Dubai or unique to JBR?

kano

April 10th, 2007, 06:24 PM

someone here had bought 8 apartments.....forgot who it was.....wonder what he has to say or whether he has taken up the matter with DP...i expect that they will tell him he can have
his money back so that they can sell at a premium.

appletree87

April 10th, 2007, 09:11 PM

is this (no short let clause) common practice im Dubai or unique to JBR?

I maybe wrong, but I believe it's unique to JBR. All other areas are fine with short term lets.

NICPIC - do you think there is a genuine way around this? I too have an agency waiting in the pipeline to handle my rentals. Lets hope so!

clydd

April 11th, 2007, 09:27 AM

**sigh**
I know im going to come across at the stick in the mud,
but again to re iterate, and no i do not work for JBr .. they are giving an option to do half yearly rental .. i still say to be fair it should be quarterly rental option...

... a weekly or a daily rental "short term" is really actually a HOTEL in disguise.

heres a scenario that merits some thought.. can teh landlord of a short term tenant warrant that thier chosen tenant is a decent person and not a crack head or metal head or that other kind of head :devil: that will not cause a nuisance to the neighbours, the floor, the building and the surroundings?

heres an even better scenario to contemplate, supposing you, the landlord of the hotel-apartments, decides to come in for a short well deserved break from being exiled in a sun starved place....

what would be your take on the fact that the whole floor is chock a bloc of short term rental people creating a racket.

why this party pooper attitude on my part? because this is Dubai...
A melting pot of people, and at the risk of stereo-typing.... I have to say it...
rich ... depleted of class and etiquette... revellers.

-- Oh and dont for a minute think that the short term rent will go out to cultured sober families who are on a holiday--- far from that, the biggest business there is , is from the full time UAE RESIDENTS! :rofl:
(read residents of dubai, and the neighbouring emirates)
Who would love nuthing more to do that to get a group together ..
each pitch in 100 Dirhams and rent your lovely JBR apartment under a single persons name for the weekend...

...you see where im going with this... ;)

So food for thought, but yes .. lobby for a quarterly rental option at least, it allows you to make a profit and cover your yearly expenses of the apartment.

Cheers

clydd

April 11th, 2007, 09:55 AM

Hi
has anyone got any up to date pics of JBR? they all seem to have dried up. Would be very interested in seeing "the finished article" and the progress being made on the rest.:cheers:

Sorry ..got so caught up in the trauma of "short term rentals" i forgot this.

here you go.. live updates of what the place looks like
http://www.jbr.ae/highband/sitevision_live/

nicpic

April 11th, 2007, 10:00 AM

^^
thanks for the update that everyone can access! :)

nicpic

April 11th, 2007, 10:05 AM

[QUOTE=clydd;12604112]**sigh**
I can teh landlord of a short term tenant warrant that thier chosen tenant is a decent person and not a crack head or metal head or that other kind of head :devil: that will not cause a nuisance to the neighbours, the floor, the building and the surroundings?

How do we know you are not a crack head, metal head or any any other kind of "head"? :lol:
The point im making is there could be lots of people moving in as residents who behave like "crack heads" as you like to put it. There is no way of knowing either way is there?

clydd

April 11th, 2007, 10:46 AM

I get your point nicpic ;)

when you get infected , you take several shots and a few pills (no pun intended!).. and hope to get better = when yor already living with a crack head next door resident neighbour, you have no choice and you hope for a cure
(or a pair of bose noise cancelling headphones)

but when you hear theres a plague due or possible in the short term.. you take precautionary shots :)

;)

cheers! :cheers:

kano

April 11th, 2007, 11:19 AM

^^^look for solutions not arguments.

nicpic

April 11th, 2007, 12:29 PM

^^^look for solutions not arguments.

Point taken :)

nicpic

April 11th, 2007, 12:38 PM

I maybe wrong, but I believe it's unique to JBR. All other areas are fine with short term lets.

NICPIC - do you think there is a genuine way around this? I too have an agency waiting in the pipeline to handle my rentals. Lets hope so!

Im not sure whether it is appropriate to post things that the letting agency have said on here. Dont want to get anyone in trouble :)

In a general sense they would rent it from me for 6 months and then sub-let it to "clients" from their company. They went into more detail and if anyone wants me to send them the email then I will.
Not sure whether it will work but Im sure with a bit of tweaking and a heap of determination everyone can make their apartment work for them :)

Dubai_Steve

April 11th, 2007, 01:43 PM

^^ I am not sure that renting to someone for 6 months who then sub let to "clients" is considered "private residential use'" ?

clydd

April 11th, 2007, 02:18 PM

heheheh evil..:devil:

They will have to rename the project to the biggest time share single residential complex.

you all know whats gonna happen... a JBR building society will have final Veto power.

Chicken

April 11th, 2007, 03:45 PM

The two points I am sticking with are

1) Where does it state that Private Residential use means 6 months or longer

and

2) It has to be in Arabic as that is all the Dubai Courts accept.

As for the 3 month rental, nobody is going to do that? People are not going to move 4 times a year?

Dubai_Steve

April 11th, 2007, 04:16 PM

^^ corporate lets often want 3 months at a time

sub-letting may not be considered private residential use though ? In any case if it is not clearly defined it is meaningless.

The question is did anyone get the communication that this was further defined in late 2006 that 'residential purposes would be defined as permanent occupancy or lettings of not less than 6 months'.

nicpic

April 11th, 2007, 04:20 PM

how do i put pictures on here?

DubaiPads.com

April 11th, 2007, 04:25 PM

In response to the metalheads, crackheads causing a problem remarks etc I have stayed at GoldenSands and other serviced apartments many times in the past and feel that the clientele is generally working/lower middle class. Never had any problems with noise and behaviour. Most of the riff raff tend to stay at the cheaper hotels downtown.

I think the landlord should keep control over who they let their home out to rather than give it over completly to a lettings agent who will never say no to a booking.

I will be handling all the bookings for my properties myself (when they are ready!) and using a local agent to handle the changeovers, cleaning, key handling services etc.

I am in the process of creating a website to allow owners to advertise their Dubai properties themselves and handle bookings wherever they are in the world.
I will be needing some beta testers when the site is ready. You must be the owner of the property and not an agent, the whole concept is "Properties Direct From Owners". In return I will be giving beta testers free listings on the site. The site will be advertised online and offline in Dubai/Europe. I won't provide a link in case I get told off but please PM me if you are interested.

Dubai_Steve

April 11th, 2007, 04:39 PM

^^ The clue is in the name

How are you going to deal with the no lettings under 6 months problem for JBR?

DubaiPads.com

April 11th, 2007, 04:50 PM

I have not invested in JBR but I know many people that have. I think the main problem will be the security passes rather than getting permission to holiday let, I see no way how the law can be enforced/policed on a freehold property. A local agent providing key handling and meet/greet services should be able to circumvent the hurdles for now but in the long run the matter should be cleared up once and for all using the correct (legal?) channels.

kano

April 11th, 2007, 04:54 PM

david

April 11th, 2007, 07:22 PM

For me its simple - I purchased a FREEHOLD apartment which will be used for residential purposes as per the contract, therefore because I own the unit its my decision who resides in the apartment.
I have not signed a contract with a 6 monthly minimum letting clause.

Dubai_Steve

April 11th, 2007, 07:32 PM

^^ but you need to conform to the association rules. In my freehold apartment in the UK, I am not allowed to rent to anyone at all because of the association rules dictate that so that only owners who care for the property will live there. As a member of the association I voted for this.

nicpic

April 11th, 2007, 08:12 PM

does anyone know how to post large pictures? I cant seem to upload them at photobucket etc. Not a clue what im doing, ha ha.

nicpic

April 11th, 2007, 08:20 PM

http://aycu10.webshots.com/image/13889/2006339617279781096_th.jpg (http://allyoucanupload.webshots.com/v/2006339617279781096)

nicpic

April 11th, 2007, 08:22 PM

mrsuezjbr sent me these pics via email. Thanks mrsuezjbr!!

nicpic

April 11th, 2007, 08:52 PM

http://aycu10.webshots.com/image/13889/2006339617279781096_th.jpg (http://allyoucanupload.webshots.com/v/2006339617279781096)

nicpic

April 11th, 2007, 08:53 PM

http://aycu26.webshots.com/image/12865/2001334033558495332_th.jpg (http://allyoucanupload.webshots.com/v/2001334033558495332)

appletree87

April 11th, 2007, 09:09 PM

I have just received an e-mail from my agent out in Dubai. She has been in touch with JBR regarding the short term lets. They have asked her to e-mail them and they will get back to her within 48 hours. Will post response asap.

Chicken

April 12th, 2007, 10:39 AM

Got my handover pack this morning. My tower is due for completion 15th May, so will be able to get the keys any time after that!!

I find it so strange that they make the point quite clearly in the handover letter about no short term rentals, but have never done so before!!

Anyway here's to a trip to Dubai in June!!

alley

April 12th, 2007, 11:26 AM

Good luck chicken, which area is your apt in?

Chicken

April 12th, 2007, 12:05 PM

Thanks Alley,

It is in B04 T02!

bobbyjohn1

April 12th, 2007, 12:09 PM

alley

April 12th, 2007, 12:29 PM

Anybody in Area C had any contact from JBR yet, i have a 2 bed in CO 8

bobbyjohn1

April 12th, 2007, 01:27 PM

Anybody in Area C had any contact from JBR yet, i have a 2 bed in CO 8

Hi Alley
I am in C06, I e-mailed Idama on 02/04/07 to find out any information they may have had and got a reply from info@jbr.com saying they would let me know a handover date in 2 weeks I make that 19/04/07 and if not e-mail them straight away so heres hoping

Imre

April 12th, 2007, 01:58 PM

12/April/2007

JBR

http://img178.imageshack.us/img178/3179/photo088tg3.jpg (http://imageshack.us)

http://img181.imageshack.us/img181/5308/photo087hw3.th.jpg (http://img181.imageshack.us/my.php?image=photo087hw3.jpg)http://img181.imageshack.us/img181/1113/photo089up8.th.jpg (http://img181.imageshack.us/my.php?image=photo089up8.jpg)http://img149.imageshack.us/img149/305/photo090xl8.th.jpg (http://img149.imageshack.us/my.php?image=photo090xl8.jpg)http://img181.imageshack.us/img181/9392/photo091jk8.th.jpg (http://img181.imageshack.us/my.php?image=photo091jk8.jpg)http://img181.imageshack.us/img181/8326/photo092ht4.th.jpg (http://img181.imageshack.us/my.php?image=photo092ht4.jpg)
http://img178.imageshack.us/img178/6607/photo093bf3.th.jpg (http://img178.imageshack.us/my.php?image=photo093bf3.jpg)http://img178.imageshack.us/img178/6607/photo093bf3.th.jpg (http://img178.imageshack.us/my.php?image=photo093bf3.jpg)http://img181.imageshack.us/img181/1816/photo095jf6.th.jpg (http://img181.imageshack.us/my.php?image=photo095jf6.jpg)http://img149.imageshack.us/img149/5117/photo096yh2.th.jpg (http://img149.imageshack.us/my.php?image=photo096yh2.jpg)http://img181.imageshack.us/img181/3471/photo097xz1.th.jpg (http://img181.imageshack.us/my.php?image=photo097xz1.jpg)http://img101.imageshack.us/img101/170/photo098rn4.th.jpg (http://img101.imageshack.us/my.php?image=photo098rn4.jpg)
http://img181.imageshack.us/img181/7462/photo099ra5.th.jpg (http://img181.imageshack.us/my.php?image=photo099ra5.jpg)http://img101.imageshack.us/img101/5836/photo100mn7.th.jpg (http://img101.imageshack.us/my.php?image=photo100mn7.jpg)http://img178.imageshack.us/img178/3340/photo101al4.th.jpg (http://img178.imageshack.us/my.php?image=photo101al4.jpg)

Dubai_Steve

April 12th, 2007, 02:05 PM

^^ Great to see the shops starting to open.

bobbyjohn1

April 12th, 2007, 02:20 PM

dubaiflo

April 12th, 2007, 05:02 PM

the first starbucks in dubai, great!

http://i18.tinypic.com/42i5x1y.jpg

http://i17.tinypic.com/2w70eh2.jpg

http://i13.tinypic.com/34j2mhj.jpg

gaze

April 12th, 2007, 10:05 PM

Does anyone know who the contractors for D sector are ? and when the handover is ?

BETHANY'S MUM

April 13th, 2007, 10:25 PM

This is a copy of the e-mail received from DP when I enquired about the dates for handover of Sector D. This was sent to me on 02.04.07, I'm not holding my breath but according to this we should soon hear about sector D.

Thank you for your email.

As per your inquiry, Handover for first batch of apartments commenced on 28 March and is to run throughout April. The next sector due for handover is the Rimal sector and it is expected that those units will be handed over during May. We have not received any confirmed dates for the C & D sectors as yet, but our handover department advises that all remaining handover dates will be confirmed by week three April at the latest. You will be sent a notice 30 days prior to the handover and you will be contacted by a representative for a handover meeting.

We regret the inconvenience caused and ask you for your continued patience.

AltinD

April 13th, 2007, 10:46 PM

the first starbucks in dubai, great!

Are you serious ... I mean SERIOUS!?

Krazy

April 14th, 2007, 05:09 AM

^^ only if he's the first german in Dubai :lol:

dubaiflo

April 14th, 2007, 05:40 AM

^^ c'mon this was sarcasm and u altin must know that.

david

April 14th, 2007, 08:52 AM

^^ i agree with flo, a warm fuzzy feeling came over me when the starbucks magic sign appeared.

Naz UK

April 14th, 2007, 11:27 AM

^^It's OK don't worry, Warm Fuzzy Feeling is safely back in pervert-jail now.

david

April 14th, 2007, 02:55 PM

:) gotcha

Dubai_Steve

April 15th, 2007, 03:03 PM

Morrismarina

April 15th, 2007, 05:39 PM

The release of thousands of apartments at the Jumeirah Beach Residence over the next few months could have an impact on rental prices in the Dubai Marina area, reported Gulf News. It is thought a large number of the 6,500 apartments set to be released will come on to the rental market and Karl Markarian, a Property Consultant at RE/MAX Unlimited, predicted prices could dip by up to 10%.

I'm sure this will happen without a doubt, now that DP are trying to change the terms by which people purchased and are now only allowed to let long-term. I bet Gulf News didn't report this ?? As I've said before this affects everybody in the Marina........ except the hotel trade which must be rubbing their hands with quiet satisfaction.
I wonder if the Government are behind this, a way to reduce the high rents in Dubai ?? I'm worried about other developements in the Marina, if Jemeriah Beach Residences can't be let for holidays then anything can happen !!!

appletree87

April 15th, 2007, 05:55 PM

Just received this from my rental company who have contacted JBR regarding short term rentals. They suggested the owners lodge a formal complaint. Already done so, but to no avail.....They are not budging on this one....disgraceful.....they make up the rules as they go along!

Property owners at JBR are able to appoint companies such as ****** to represent them at the handover meeting and take possession of the property on their behalf. Dubai Properties are including a template of a special power of attorney for this purpose in their handover communications to their clients. JBR home owners may also use property management companies to manage the long term rental of their property.

As for the vacation / holiday rentals portion of your proposed business activity , Dubai Properties can confirm that this would not be permitted within towers at JBR where there are multiple owners. Should clients need further clarification on this point they should be referred directly to Dubai Properties representative below.

Imre

April 15th, 2007, 06:03 PM

Gulfnews:

JBR may reshape realty market
By Ivan Gale, Staff Reporter

Dubai: Jumeirah Beach Residence (JBR) - billed as the world's largest single-phase project - could dramatically affect the local rental property market when it comes online this summer, insiders say.

More than 6,500 apartments are due to be released to owners over the next 10 weeks, and many will turn their apartments over to rentals and flood the existing market, said Karl Markarian, property consultant at RE/MAX Unlimited.

Markarian predicted rental prices could dip in Dubai Marina and surrounding areas as a result of the new supply, creating a windfall opportunity for new renters.

"Prices for one-year rentals could go down by five to 10 per cent, which is a good sign for the market," Markarian told Gulf News, adding that the savings should stimulate new demand in a market known for elevated prices.

"We were losing a lot of customers because prices were too high," Markarian added.

But what's good for the consumer doesn't bode as well for investors, noted Myles Bush, leasing manager of Easy Property Group.

Worry

Bush said many in the rental property industry are jittery about the effects of such an avalanche of new units becoming available.

"There is a slight worry and sense of fear among investors and real estate agents that we're talking to," Bush said.

Tight traffic patterns in Dubai Marina could also be affected.

With the addition of as many as 25,000 new residents living in Jumeirah Beach Residence, and around 15,000 cars overall, the project could complicate traffic flows already dealing with construction detours.

Jumeirah Lake Towers Interchange (Interchange No. 5.5), scheduled for completion in August, has been designed to ease traffic to and from new Dubai Marina projects.

Jumeirah Beach Residence, which encompasses 36 residential towers and four hotels, hit several snags during the construction of this freehold mixed-use development, resulting in delays of at least six months that caused a flak among investors.

Officials at Dubai Properties, the developers of the project, highlighted volatility in the price and availability of construction materials such as steel, as well as restrictions on site access and availability of labour as factors which hampered progress.

...

there will never have 25000 residents and 15000 cars... and Interchange No. 5.5 completion is August ?? maybe August 2008

Morrismarina

April 15th, 2007, 06:46 PM

As for the vacation / holiday rentals portion of your proposed business activity , Dubai Properties can confirm that this would not be permitted within towers at JBR where there are multiple owners. Should clients need further clarification on this point they should be referred directly to Dubai Properties representative below.

There are areas in the world where short term/holidays lets aren't allowed and of course this has to be regulated. For example parts of Florida........but the difference is you are told by the selling agent clearly at the start of discussions whether holiday lets are or are not allowed. And it's clearly in the contract.
What DP have done here is dishonest and dispicable .......but I can see why.......they wouldn't have sold many if they'd have been upfront at the start.
(I'm convinced there's something bigger behind all this).

appletree87

April 15th, 2007, 07:03 PM

Yes, me too. I believe they have known this from the outset and have negotiated this with the hotels within JBR.

When all other developments can lease short term, I don't see what difference it would make to allow JBR owners to do this. The Palm is not a million miles away and it has hotels as well as apartments built on it. I thought this would benefit Dubai, considering how many visitors they are expecting to visit by 2012.

Not everyone wants to rent, some people have bought to live there!

Morrismarina

April 15th, 2007, 08:32 PM

The other thing to remember is the effect this with have on the value of JBR apartments. I suspect a lot of purchasers have been from overseas. You'd have little chance now of selling to overseas buyers...... who'd want to buy a holiday home with a restriction on short term letting........when they can choose other developments in the Marina (Dubai or the rest of the World for that matter) that give them that option ?? Why would they buy something with such a restriction when they can buy something else that hasn't ??
I suspect only a Court case can sort this out, but who's got the funds to pay for legal action which could be very expensive. Other option if you want an apartment for the occasional holiday, but need to have holiday let income to help with the finances is sadly, to sell for whatever you can get and buy elsewhere......... What a f@ckin' nightmare !!

BETHANY'S MUM

April 15th, 2007, 08:41 PM

While I can understand that not being allowed to short term holiday let has upset many buyers, you can not get away from the fact that it is in the contact that the property is for private residential purposes only. I'm afraid that this is not the only piece of information that the representatives got wrong. I was sold my apartment with a sea view. It is on the first residential floor (but actually the 5th floor of the tower). There appears to be part of the walk built quite high in front of my apartment and when I queried this I was told that I would have a view of the pool and no where in my contract does it say I have a sea view. And they are right, it doesn't. So I don't have a leg to stand on, as they say. I'm afraid that you can not trust anything verbally these days.
With regard to holiday letting. I have lots of experience of holiday letting as I had two cottages in the Lake District (well one now as I sold one in 2003 to buy in JBR). Holiday letting is not as good as it sounds. There is now an abundance of properties in my area for holiday let, the more there are, the less bookings each property gets. What makes you all think that you will have loads of lets? Part of the Dubai experience is coming to the hotels where the service is excellent (ie Al Qasr). By the time your customers have bought a flight and rented your apartment, could they have got a hotel for the same price or slightly more? I would expect that people would compare prices and would an apartment look such a good option then?
If you holiday let don't expect that the place will feel like home when you arrive because it won't. Although I have only had two experiences of damage, (a radiator pulled off the wall when they were only leaning on it, and a hole in an inside door where the wind hand blown it shut, both highly unlikely) and no matter how good your agent is, people do not respect property when they are hiring it for a week or so. Don't think that my property is some run down place, it isn't, it's classed as 4/5 star and costs approx £550.00 a week to let. The more well off the client the less they are to look after it, in my experience.
I have never intended to comercially let my apartment in JBR, I tell people that I will let people that I know go so that I can say 'MAKE SURE YOU LEAVE IT AS YOU FIND IT' but no way would I let it to anyone I didn't know. I read a previous post where someone wrote that they can imagine a group putting 100dhs in each and renting in one name, and this is so true, nothing like being away from the family and letting their hair down, not in my apartment no way and not in my tower I hope. One of the reasons I love Dubai so much is the lack of scum bags in union jack shorts and I for one hope it stays that way.
To all you people who want to holiday let, think carefully, would it be so bad to let long term????
Hope this is food for thought and generates some replies. Good Luck

appletree87

April 15th, 2007, 09:17 PM

[To all you people who want to holiday let, think carefully, would it be so bad to let long term????
Hope this is food for thought and generates some replies. Good Luck[/QUOTE]

Thank you for your advice. There are pros and cons on both sides. However, I have just been looking on the bhomes website and there are already 15 properties being advertised for long term lease in JBR ranging from 135,000Dhs - 210,000Dhs per annum (2 - 3 bedrooms), and when you look at short term rentals on the marina for the same size apartments they are asking for 1,400Dhs per day. That is huge difference to someone who has bought a number of apartments in JBR for this purpose(even if you calculate only 60% occupancy over the year). I know that it's not all about the money, but it does help. Lets face it most people did buy in Dubai as an investment and ultimately to make money.

Morrismarina

April 15th, 2007, 09:29 PM

***

Morrismarina

April 15th, 2007, 09:35 PM

jumeirahdubai

April 15th, 2007, 10:17 PM

I have an apartment with partial sea view in C06-T06 . does anyone know any thing about sector C ? we are waiting its completion since more than one year ? that is unfair to delay the project for such a long time . it becomes dream for us to recieve it , I have contacted realestate for its long term rent and they said three bedroom apartment , 175 -190 000 dirhams for annual rent .

BETHANY'S MUM

April 15th, 2007, 10:18 PM

I don't know about the law in Dubai but in the Uk if you make your property available for letting for more than 140 days in the year (advertising for but not actual lets) then this is not residential use but commercial letting. If you are of that mind then you can interperate anything you want from private residential use but to me it doesn't mean letting to the general public for holidays. As for advertising to let for approx £200.00 per day, I had to smile. If it comes about then great I will be pleased for you all but I would rather stay in the summer houses at Madinat Jumeirah with my own butler etc for about the same price. Don't get me wrong I can't wait till I get my apartment in JBR but don't lose sight of reality, please. What is advertised and promised may not be what you get.
Once again good luck to everyone who is hoping to let whether short or long term.
Just to add... my contract states anticipated delivery date Second quarter 2005. I signed up in May 2003. So more than two years late for me!!!

Morrismarina

April 15th, 2007, 10:34 PM

dubayyy

April 15th, 2007, 10:52 PM

Last time I stayed at the summer houses (Dar al Masayf) at MJ, in 2005, the price was 3000 dhs a night - and that was for a large studio sized hotel room, not an apartment.

GoDubai!

April 15th, 2007, 11:14 PM

Morrismarina

April 15th, 2007, 11:37 PM

Great rebuttal Morrismarina, while Bethany's Mum's comments are indeed excellent food for thought. It's absolutely right to say that the issue here really is the changing of the goal post. Nonetheless, one can argue that long lets or leases are residential use while short lets are not, in the sense that residents take on longer lets, non-residents, i.e. tourists take on short (non-residential) stays.

Seems like it's being interpreted this way........although the contract should have stated that the property is only to be used for long term tenancies.......it's certainly easy to put in such wording........no prizes for guessing why they didn't !!! That's why I'm worried about this short term let restriction applying to the rest of the Marina. Could it be that as other developments are some way off completion stage, developers are not mentioning any short term let restriction now, keeping quiet waiting for all the payments to be made.......at handover stage are others going to suffer the same fate ??
I suggest anybody purchasing a property in Dubai now insist on short term lets being expressly agreed in their contract, unfortunately it's too late for me, not being cynical enough to have thought there would be any issue with this, until now.

dubaiflo

April 15th, 2007, 11:43 PM

there are other developers though which allow short term rentals.

Can you really get a three bedroom apartment in Madinat Jemeriah for £200 per day ?? I doubt it.

i hate to say this, but you are right.

GoDubai!

April 15th, 2007, 11:50 PM

Ultimately, what might need to happen is that people have "guests" over to their apartments rather than short lets. That is, it is done in such a way that no one is paying to stay in the flat. Rather, they are "invited" as guests, who incidentally, present a "thank you" contribution to the host. I know this sounds convoluted and like playing with semantics, but there are sites on the internet where people offer their couches to fellow travellers. It then becomes a club of sorts rather than a business. The fact is, the Internet makes this sort of thing possible. Given the concerns raised by Bethany's Mum over who you let into your apartment, this sort of "guest--host" arrangement would allow owners to be selective, and truly only invite guests who they feel comfortable with. Again, I know it sounds convoluted, sneaky and complicated, but the internet could just make this sort of thing possible. Someone could set up a "non-commercial" website in the form of a kind of travellers' club.

Dubai_Steve

April 16th, 2007, 12:35 AM

I was looking forward to renting a JBR apartment for a holiday. What a shame. I know there are a few JBR hotel towers but this is not enough I think for the demand.

AWE!

April 16th, 2007, 04:53 PM

Has anyone on this forum bought direct from the developers and asked what they could expect for short term rental at the time of purchase.
I asked this same question when I bought my apartments from homes dubai and was told approx £700-£800 per week.
It seems to me that there is no transparency in the contract as the phrase - " Only to be used for private residential use" occurs for towers that can be let short term "and" for those towers where you can't.
At the moment I have not had clarification as to the handover of my eight apartments but, when I do I shall advise you further. Also please note the following.
1. NO SHORT LETS = SMALLER LONGTERM LETS = GLUT OF PROPERTY BEING PUT BACK ON THE MARKET = LESS CAPITAL APPRECIATION = KNOCK ON EFFECT AS PEOPLE WILL LOSE CONFIDENCE IN MARINA.

HAS GORDON BROWN BEEN WORKING FOR THE DUBAI GOVERMENT?

appletree87

April 16th, 2007, 05:04 PM

Imre

April 16th, 2007, 05:12 PM

16/April/2007

Palm Jumeirah , Dubai Marina and JBR

http://img254.imageshack.us/img254/4967/photo44zf2.jpg (http://imageshack.us)

http://img186.imageshack.us/img186/9264/photo43zv5.th.jpg (http://img186.imageshack.us/my.php?image=photo43zv5.jpg)http://img186.imageshack.us/img186/505/photo53hq0.th.jpg (http://img186.imageshack.us/my.php?image=photo53hq0.jpg)http://img400.imageshack.us/img400/467/photo61hq9.th.jpg (http://img400.imageshack.us/my.php?image=photo61hq9.jpg)http://img408.imageshack.us/img408/2797/photo74jv6.th.jpg (http://img408.imageshack.us/my.php?image=photo74jv6.jpg)

anacreon

April 16th, 2007, 07:01 PM

Dubai_Steve

April 16th, 2007, 07:31 PM

^^ Is this license not covered by the agency providing the letting service for you ?

jumeirahdubai

April 16th, 2007, 09:31 PM

Thank you Imre for the nice photos for JBR and JLT .
We are grateful for that .

BETHANY'S MUM

April 16th, 2007, 10:10 PM

Just a quick reply to Dubayyy who paid 3000dhs a night to stay at Dal al Masyaf
Check out www.bestattravel.co.uk. 12 nights for 2 in an Arabian Summer house in August (including flights from Manchester) is £2500, which equates to approx £208 per night, which is less than 1500dhs.

Anjam

April 16th, 2007, 10:26 PM

There is one thing that those of you that are contemplating renting out on a short-term basis are forgetting, which is that short-term furnished lets are regarded as carrying on trade in the hospitality business by the business licensing authorities in Dubai (and this has nothing to do with DP). Licences of this nature are not easy (or cheap) to obtain for non-GCC nationals and there is also the question of the 10% tax levied on most revenue derived from this sector!).

Maybe better to stick to long term lets after all!

^^ ^^ For the last year or so I have been advocating for the future of the Dubai property market. My main point was that it is a market unlike any other in the world and will be able to withstand a downturn in the medium/short term and there was very little chance of a major crash or even correction. I also know there are many many people that have invested in Dubai property to benefit from the ballooning tourism industry in the form of holiday lets. This may be a relatively new concept in Dubai but there are hundreds of thousands of properties all over the world owned by Brits alone that are being used for holiday lettings. There are already hundreds of properties in Dubai being used for thus purpose.

If as the above poster mentions, the Dubai government cause a hindrance or make it difficult to holiday let then there will be thousands of investors looking to bank their profits and plan an exit strategy.
Take the foreign investors out of the equation and I don't think the remaining demand will be enough to prevent a significant drop let alone sustain the current prices.

I think a lot of people on here are under estimating the amount of people planning to holiday let. Maybe it is just something us British do?

I have put on my flame proof suit so bring it on.:bash:

My $0.02 :cheers:

Anjam

dubaiflo

April 16th, 2007, 10:58 PM

Morrismarina

April 16th, 2007, 11:00 PM

Couldn't agree with you more Anjam. Look at for example Florida, Spain & France, loads of Brits (and others) buying and letting out their holiday homes without hinderance. And the rest of Europe. I've not watched one "Place in The Sun" TV programme in the UK where the conversation has been about anything other than the holiday rental potential of a property.
Apologies but I have to keep going back to the real issue here.......I have no problem if a property cannot be let out for holidays, none whatsoever, as far as I am concerned the whole of Dubai can be an area where holiday lets are banned, doesn't bother me.......it's their country they can do what they want.........so long as buyers are told at the time of purchase they can make their decision and if not happy look elsewhere. What isn't right is not being upfront in making this clear from the beginning and intentionally misleading people. They had a duty to put into the contract " for private residential use and if any tenancy is created this is to be for no less than 6 months duration" . There you go, nice and clear.......problem is this wouldn't have sold many apartments !!

Morrismarina

April 16th, 2007, 11:06 PM

Wasn't the initial post around this referring to renting a 2/3 bedroom apartment for £200 per day. If this "summer house" is not 2/3 bedroom ( presumably just a hotel type studio room) then surely any comparison is just pointless ?? :ohno:

BETHANY'S MUM

April 17th, 2007, 12:13 AM

Yes sorry I did miss the comparison there, but i was replying to the post that it costs 3000dhs to rent a summer house (sleeping 2/3) which is not strictly true. lots of uk holiday makers have to take summer holidays in the school holidays and the point i was trying to make was that it is as cheap to stay in a hotel with all the added extras, and a lot of people would prefer that to a self catering apartment. I know lots would rather have an apartment, too. But I think a lot of these posts are from people expecting to make loads of money when they may be disappointed. Where do you think all of these holiday lets are coming from?

Dubai_Steve

April 17th, 2007, 12:50 AM

^^ There is a serious lack of hotel rooms in Dubai right now

anacreon

April 17th, 2007, 04:18 PM

I agree that there is a massive shortage of accommodation in Dubai at the moment - and it is for that reason above all, I suspect, that the authorities are effectively turning a 'blind eye' to those engaged in short term letting without being properly licensed. After all, the competition isn't going to scream too many protests if they themselves have as much trade as they can handle.

The whole position could change dramatically, however, once the level of housing supply rises, so look out for complaints coming in about the 'cowboys' from those who are properly licensed and paying their tax once their occupancy rates start falling.

The comparison made above with the position in certain other 'Western' countries isn't always valid - in most of these other countries you are free to carry on any business as and when you please unless there is a law against it. By contrast, in Dubai you have to start with the premise are not entitled to undertake any type of business activity unless you have been properly licensed in the first place.

appletree87

April 17th, 2007, 05:40 PM

Where do you think all of these holiday lets are coming from?[/QUOTE]

From the 6 million visitors who currently visit Dubai, and the predicted 15 million by 2012.

soennecken

April 17th, 2007, 07:32 PM

http://img.photobucket.com/albums/v302/seonnecken/2007_04174170005a.jpg

http://img.photobucket.com/albums/v302/seonnecken/2007_04174170006.jpg

Holiday home or residence, things are starting to come together down by the beach

DUBAI-Boomtown

April 18th, 2007, 02:15 AM

Great shots - and great quality ! :cheers:

kano

April 18th, 2007, 11:28 AM

latest news- Sector D special towers to be handed over on the 4th June. This is a confimed date and will receive the notice of handover at the end of this month.

Humbeek

April 18th, 2007, 11:29 AM

Further to the banning of the short-term market, is anyone going to use IDAMA as their longterm agent and if so, has there been any feedback from them? I've enquired and heard nothing from them. Secondly, we are not based in Dubai for handover so can anyone recommend anyone who may be providing this service for a fee of course? Finally what sort of rates can be expected for a 2 bed seaview, fully furnished - I have seen the rates for unfurnished but not furnished so far. Thanks for any advice!

appletree87

April 18th, 2007, 11:35 AM

latest news- Sector D special towers to be handed over on the 4th June. This is a confimed date and will receive the notice of handover at the end of this month.

Hi Kano

Do you think the remainder of sector D will follow shorthly after this date?

mrsuezjbr

April 18th, 2007, 11:36 AM

kano

April 18th, 2007, 11:43 AM

Hi Kano

Do you think the remainder of sector D will follow shorthly after this date?

Well i think it should all be around the same time...although i only have info on my tower which is the shorter of the two special towers. I had been told previously that my tower would be the last one to be handed over ....but am not sure if they have decided to hand over this before the others in D sector. I have made a lot of noise as these apartments are probably the most expensive in Dubai and have been ready for some time.

kano

April 18th, 2007, 11:45 AM

the commencement of HANDOVER FOR DO2 TO2 is 4th June so i expect that by july every tower in d sector should be handed over....

appletree87

April 18th, 2007, 11:48 AM

appletree87

April 18th, 2007, 11:50 AM

the commencement of HANDOVER FOR DO2 TO2 is 4th June so i expect that by july every tower in d sector should be handed over....

Thanks for the info Kano

Linda1315

April 18th, 2007, 12:40 PM

Hi, Anyone know when C02 - T02 is going to be released? Getting fed up trying to get any info. from DP, its like hitting your head against a brick wall. I have purchased a three bed on the 30th floor with sea views (I hope)! Has anyone out there been in C02-T02?

I like many others was hoping to do short term holiday lets and also use the apartment myself a few times a year but it looks like DP have other ideas! I asked when I purchased and was told that holiday lets were definately acceptable and that their own management company would be setting everything up and dealing with the rentals! Another lie from DP, seems that is the only thing they are good at.

I am going to Dubai on 4th May so I will be venting my anger directly with DP.

Any info from anyone would be much appreciated, so glad I found this thread!!

Humbeek

April 18th, 2007, 01:15 PM

And what rates did you see for unfurnished?

Between DHS 135,000 to 145,000 but this may be optimistic now with 'everyone' having to go down this route!

Humbeek

April 18th, 2007, 01:18 PM

By the way, I'm in BO2, Rimal, and have been given a handover date as from 14th May.

Humbeek

April 18th, 2007, 01:50 PM

Hi Humbeek

I am using a company called Exclusive Property Manangement Services...www.exclusiveuae.com

We had a meeting with them last year and they apperared to be very professional.

Hope this helps!

Thanks a lot. Have just written to them!

phil1275

April 18th, 2007, 01:54 PM

Great thread, just joined. I have a 2 bed in C08, does anyone know of what the predicted handover would be? can't find anything out, head banging time :bash:

jumeirahdubai

April 18th, 2007, 09:29 PM

I have 3 bedroom apartment in C06-T06 and did not recieve any news from DP or IDama.
The long term rental rates for unfurnished property in this area are approximately as follows;

1 Year un-furnished

Type Price

Studio 70,000 - 80,000 AED

1 bed 90,000 - 100,000 AED

2 bed 120,000 – 140,000 AED

3 bed 160,000 – 180,000AED

4 bed 200,000 220,000 AED

These prices will vary depending on view, height and the general market condition at the time of handover; we will of course endeavor to get the best price possible.

The terms of long term rental are; the tenant pays the rent to your bank in advance. The landlord is responsible for payment of the service charge; the tenant pays all other costs such as electricity and water. After 10 months we will contact you, inform you of, the current value, the tenants renewal intentions and the expected rental for the current year. We act as managing agent for the property, and will liaise between landlord and tenant as the need arises. Our fee is paid by the tenant at a rate of 5% of the annual rental, so all of our services are free to the landlord.

As the kitchen comes without appliances, it would increase your rental potential and investment value if you purchased the white goods (for a small administrative charge, we will be happy to purchase these for you). Their approximate prices if bought here in Dubai are also shown;

Item

Oven and top 2000 AED

Fridge 1400 AED

Washing machine 1500 AED

Short term furnished rental is an option that potentially gives more income and allows the owner the opportunity to use the apartment when you require it. The terms for short term rentals are; the landlord is responsible for payment of the service charge, electricity and water. The cost of a twice weekly cleaner and our commission would be paid by the tenant. The minimum short term rental rates for unfurnished property in this area are approximately as follows;

Short term furnished monthly

Type Price

Studio 8,000 AED

1 bed 9,000 AED

2 bed 14,000 AED

3 bed 16,000 AED

4 bed 23,000 AED

These prices will vary depending on view, height and the general market condition at the time of handover; we will of course endeavor to get the best price possible.

For short term rentals, in addition to the above items, you will need to furnish the property, if you would like us to do this for you; the prices for complete furniture packages (inclusive of the above white goods) are as follows.

Type Price

Studio 22,000 AED

1 bed 26,000 AED

2 bed 34,000 AED

3 bed 42,000 AED

4 bed 50,000 AED

jumeirahdubai

April 18th, 2007, 09:33 PM

I recieved the above letter from one of the realestates dealing with rent .
Is there anyone recieved his apartment and can give us an idea about finishing of the apartments and take any photos for it .

GoDubai!

April 18th, 2007, 10:38 PM

Very informative letter. Interestingly, however, short-term lease would provide less income than long-term. I.e. Dhs 108,000 maximum on a 1-bedroom short-stay (minus upkeep charges) vs up to 100,000 for longterm. That is if you could rent out short stay with no gap between months. The only real advantage to short stays are that the owner can use it himself once in a while.

But what some have in mind, I'm sure, are hotel like rates per day or week, rather than by the month.

Marianne

April 18th, 2007, 11:37 PM

dubaiflo

April 18th, 2007, 11:40 PM

^^ we would be happy to see them especially considering you are bavarian and live nearby. beware of the british hooligans.

welcome to the forum.

to post pictures you need to upload them for example to www.tinypic.com or www.imageshack.us - then copy and paste the link in xxx tags you will be given on the site into the SSC post reply window.

that's it :)

AWE!

April 19th, 2007, 12:17 AM

[QUOTE=dubaiflo;12735040]^^ we would be happy to see them especially considering you are bavarian and live nearby. beware of the british hooligans.

HEY I RESEMBLE THAT REMARK!!!!!!

Dubai_Steve

April 19th, 2007, 01:38 AM

I am sure you do resemble it :D

Dubai_Steve

April 19th, 2007, 01:40 AM

But what some have in mind, I'm sure, are hotel like rates per day or week, rather than by the month.

Yes holiday let rates are much higher than the figures quoted for monthly rents.

carpetking

April 19th, 2007, 06:50 AM

Had my handover as one of the first in March, 2-bedroom appartment tower A 02. Tried to put some of my pictures here, but I could not find out how it works. If you can tell me, you see the pictures about the finishing soon. It is fantastic!
Yours,
Marianne from Germany

Welcome to SSC Forum Marianne,

I see a german community in Dubai,do you work in Dubai or is your flat

for holidays?

Viele Grüsse

Frank

Marianne

April 19th, 2007, 10:11 AM

Hello Frank,
just for holidays... I am coming to Dubai since 1992, so I saw it growing, having good friends there. Next flights are booked during Pfingsferien (German holidays). The appartment ist fantastic, just how to bring my pictures here in I cant find out. Do you have also an appartment in JBR? So may we become neighbours. On a list I saw that I am the only German owner in A 02.
Yours,
Marianne.

carpetking

April 19th, 2007, 07:41 PM

Hello Marianne,

No,i have bought an appartment in Timeplace Tower.The flat is only for

holidays and for investment in the future.My next flights are booked for

the summer holiday (2 weeks Hotel) and visit the TP site.

I think i am the only German in Timeplace:cry: but the nighbours are

very good.We all together knows us from this forum.

cheers

Frank

dubaiflo

April 19th, 2007, 08:26 PM

^^ i don't think u r the only german, i know of someone who bought there.

carpetking

April 19th, 2007, 08:33 PM

^^ i don't think u r the only german, i know of someone who bought there.

Flo,is it a forumer and what floor ????????

bobbyjohn1

April 19th, 2007, 09:34 PM

Great thread, just joined. I have a 2 bed in C08, does anyone know of what the predicted handover would be? can't find anything out, head banging time :bash:

Hi Phil
I am in C06 T01.2, I have just heard from JBR that my handover date will be 30th July an I will receive my handover pack via UPS courier mid May. So much for the March-May handovers same old crap just a different day! I suppose we should be thankful for small mercies:bash:

dubaiflo

April 20th, 2007, 12:27 AM

Flo,is it a forumer and what floor ????????

no and sorry no idea which floor.

Josau

April 20th, 2007, 09:08 AM

Hi Phil
I am in C06 T01.2, I have just heard from JBR that my handover date will be 30th July an I will receive my handover pack via UPS courier mid May. So much for the March-May handovers same old crap just a different day! I suppose we should be thankful for small mercies:bash:

^^ I just came back from a 2 weeks stay at Al Sahab, which is a neighbour of JBR. Even if you have the hand over now, you wouldn't want to live there yet. There is lots of finishing work going on on the ground levels, some top parts need still out side painting, windows are being washed, balconies repared. The beach is a construction site. All in all it will be great there as they really do nice out door finishings, landscaping etc., but you don't want to be on the Marina side on a low floor, it is just like being on 7th Ave in NYC on a low floor: traffic and no view. I am pretty sure that the market will soon be flooded by JBR apartments as there are few end users. The local press predicts a rent cut of about 5 % to 10 % in long term market. Only time will tell.
http://i17.tinypic.com/401kggx.jpg
From Al Sahab 1: 6th floor

DubaiPads.com

April 20th, 2007, 11:46 AM

^^ If the effect of the whole of JBR coming onto the market means just 5%-10% drop in rental yields then I think the Dubai property market will have absorbed such a huge influx of accommodation very well.

phil1275

April 20th, 2007, 02:01 PM

sindubai

April 20th, 2007, 02:07 PM

Hi - great forum (long time reader, 1st time poster) - much like other members, I have learnt far more from this site than from the clueless (although at least enthusiastic) agents at DP. :bash:

Finally got my handover date for B07-T02 - its scheduled from the 21st May (assuming they meant 2007) and am hoping all will go smoothly.

I also wasn't overly happy with the handover package, noting that DP will provide the 'final' copy of the Tower Co-owners Constitution - on the day of the handover - effectively killing off any debate of short term lets in the future - that is if you want to collect your keys! Although I plan to live at JBR, im not happy that the option of short letting has been taken away from me - and i see it will definitely hitting the capital appreciation on my flat. Still, i also accept that i signed a contract back in 2003 that basically allowed DP to do whatever they want and amend things as they wanted, so mustn't grumble too much - especially at the price back then!

And to be honest, im not that surprised of the whole short-lets saga, as DP and the govt are one and the same - and they need to take some action to stop the spiralling inflation in the long term rental market, before the major int'l companies start packing up and leaving (rents in the city have at least doubled in the past two years). If everyone short let JBR (which most probably would) it would do nothing to stop the current supply shortage.

that's my 2 fils.

P@ddy

April 20th, 2007, 02:55 PM

True Blue

April 20th, 2007, 03:35 PM

Yes but perhaps not exclusively. They are to be commercial interests which would mean that if they have the capacity then anyone can subscribe.

bobbyjohn1

April 20th, 2007, 04:00 PM

Is it true that the beach clubs are for JBR residents?

Has anyone seen this in writing?

Has anyone been told by the sales office that the beach clubs are for JBR residents?

Is anyone able to check with the sales office?

Hi P@ddy
probably lots of us have been told and I am sure some will have it in writing but, what difference do you think it will make in the long term as DP will change it to suit themselves.

anacreon

April 20th, 2007, 10:32 PM

As I have mentioned before, I have been told on more than one occasion that there will be five beach clubs in all, four of which will be commercial ventures managed by the big hotel chains and the other (the largest one, which will be located in front of the 'B' section) will be reserved for JBR residents only.

AltinD

April 21st, 2007, 01:02 AM

^^ What is not clear is if the JBR residents will have to pay or not for using it. I think and I hope it will be free for them or at a small fee.

However even if it will be "free" everyuthing it will still be included on the service charges so the residents will still pay.

Monument

April 21st, 2007, 03:39 AM

Has anybody actually moved into one of these JBR flats yet? Is anyone living in this fortification by the sea?

jumeirahdubai

April 21st, 2007, 12:24 PM

Yes , I am also asking if there is anyone moved to his new flat and please try to get photos for interior of the apartments , We want to know is it trully top finishing as the DP always mentions .

AWE!

April 21st, 2007, 01:10 PM

Imre ! Imre where fore art thou Imre?

An Imre! an Imre!, my kingdom for an Imre !

you get the point.

Marianne

April 21st, 2007, 02:25 PM

Finaly I found a way to put pictures on the net everybody can see. Here you find pictures about an appartment in Shams 2, 37. floor. The finishing ist very goot, just a few small things has to be changes. The toilet covers are scratched, they will be exchanged. The bath-tubes are scratched, they will be exchanged. A few ceramics in living-area are scratched, they will be exchanged. When there came the heavy rain, on 4 places at windows the water came in. All of this should be repaired now, while I am back in Germany. The Idama is very endeavoured, so I feel in good hands.
Here you can see the photoes, I have some more, but the side did not take it, I will try again, so look in a few days again.
http://de.passado.com/dubai
Klick on "Meine Fotos", then on the first picture and you see the others, now only 7.
The appartment is fantastic! I am very happy about it.
Yours,
Marianne.

Marianne

April 21st, 2007, 03:14 PM

found a way to post my photoes: http//de.passado.com/dubai
Click on "Meine Fotos", there are 7 now.
Did you also buy an appartment at JBR or Marina? We are nearly (global gesehen) neighbours in Germany/Bavaria, may also in Dubai...
Where are you now? Are you working in Dubai?
Yours,
Marianne.

Marianne

April 21st, 2007, 03:18 PM

I was on the Timeplace Tower page, fantastic! When will it be readyß I will be the only German at Shams 2, JBR. No problem. So may we will have a German-Stammtisch anywhere at Marina. Will be there again from 28. May until 10. June.
The pictures of my appartment you find here: http://de.passado.com/dubai
Yours,
Marianne.

gaze

April 21st, 2007, 06:22 PM

Unfortunately Etisalat in Dubai has blocked this site so we cannot view the photos ! Any other place you can upload them ? I would love to see the finishing of the apt.

carpetking

April 21st, 2007, 06:57 PM

Mariannes JBR Appartment

http://i15.tinypic.com/2s63byw.jpg

http://i11.tinypic.com/2q3ufwh.jpg

http://i16.tinypic.com/2i9mlit.jpg

http://i14.tinypic.com/2e3de6o.jpg

carpetking

April 21st, 2007, 07:00 PM

http://i12.tinypic.com/33a79n6.jpg

http://i19.tinypic.com/4ie59qf.jpg

http://i14.tinypic.com/2ljnuk9.jpg

http://i18.tinypic.com/2wf00ex.jpg

DubaiMarina

April 21st, 2007, 07:00 PM

Very nice! :)

carpetking

April 21st, 2007, 07:02 PM

http://i14.tinypic.com/2yv9zdg.jpg

http://i17.tinypic.com/3ycg8t1.jpg

http://i17.tinypic.com/43qm1zl.jpg

http://i14.tinypic.com/44g25np.jpg

http://i14.tinypic.com/4hklr2b.jpg

http://i10.tinypic.com/30x73x0.jpg

carpetking

April 21st, 2007, 07:09 PM

Hi Marianne

I am in Dubai from 06.aug - 20.aug 2007,a german Stammtisch would

be very nice i think many germans are in the Marina :)

I know Dubaiflo,Marianne,Tom-Green,.......

Marianne

April 21st, 2007, 07:12 PM

Thanks for posting the photoes here!
Unfortunately I am in Dubai from 28. May till 10. June and 25. August till 10. September. Next visit will be in November.
Why carpetking? Are you selling carpets?
Yours,
Marianne.

Morrismarina

April 21st, 2007, 07:14 PM

Great photos Mariane.

carpetking

April 21st, 2007, 07:15 PM

gaze

April 21st, 2007, 07:24 PM

Thanks for the photos. Great finish and the apts are very spacious !

dubaiflo

April 21st, 2007, 07:49 PM

yupp this looks very good :)

and the view is stunning.

jumeirahdubai

April 21st, 2007, 08:31 PM

Thanks Marianne and carpetking for the nice photos , the finishing really looks good and I will be happy to recieve such an apartment .:banana:
dose anyone know whether partial sea view is nice also ?:lol:

gaze

April 21st, 2007, 08:41 PM

jumeirahdubai

April 21st, 2007, 08:42 PM

I have noticed in some realestate websites that the price of apartments in JBR is going up , I am not thinking to sell my apartment but I found that 3 bedroom apartment with full sea view is starting from 2 300 000 dirhams while 3 bedroom apartment with partial sea view and that with marina view is starting from 1800 000 up to 2 300 000 . is that true ?

jumeirahdubai

April 21st, 2007, 08:49 PM

I saw some apartments in the B sector with partial sea view. The views are stunning. Even on the marina side, the building and courtyard view is quite impressive. I believe once all the construction is finished especially on the beach JBR is going to be very unique.

Thanks Gaze for your note , I was afraid that partial sea view is not that much interested because of the obstruction from other buildings .
my apartment in 8 th floor ( 12 th floor if consider it with service floors ) infront of Carlton hotel .

Marianne

April 21st, 2007, 11:55 PM

Yes,Marianne Carpetking's Website:www.teppich-scholz.de :)
Great shop, do you also have a shop in Dubai? I will need some carpets there.
Yours,
Marianne.

Marianne

April 21st, 2007, 11:57 PM

The onliest problem I have with the appartment is that I cant open a window in the bedrooms.
Does anybody here know a possibility to change one part of the window into one to open? Just 10 cm would be enough.
I wrote to JBR, but did not get an answer, may they did not understand my problem.
Would be great anybody has a solution.
Yours,
Marianne.

carpetking

April 22nd, 2007, 10:28 AM

Great shop, do you also have a shop in Dubai? I will need some carpets there.
Yours,
Marianne.

Hi Marianne,

i have no shop in Dubai,but if you are looking for good carpets in DXB

ask Olaf Fey he is a german Business man in Dubai and have many

good answers http://www.ferien.li/dubai-infos/index.html

BETHANY'S MUM

April 22nd, 2007, 10:42 AM

Your apartment looks great, Marianne. I like your bed, where did you get it from? Were you able to have it delivered quickly? If you get any good information re carpets and furniture can you please post it to this site? I have looked at the website that carpetking has recommended but my german is not as good as your english!
Thanks for all your posts so far.

Marianne

April 22nd, 2007, 07:40 PM

First I intended to buy the furniture from a company selling furniture packages, unfortunately I found out that you get much better quality for the same price in the shops.
So I had 3 days to look around, finding out what kind of furniture is sold in Dubai and what kind I like.
I ordered all the furniture on Monday, 2. April between 5 and 8 p.m., asking for delivery before the 6. April, because that day I left Dubai.
All the furniture was delivered on Thursday the 5. April!!! Fantastic!!!
The bedroom I bought at Home Centre in Emirates Mall, also the matress, pillows and small things for bathroom and kitchen. The sofa, coffee table, 2 chairs, and master bedroom I bought at Marina Exotic Home Interiors, Warehouse Showroom, Al Barsha. I prefer latex matress, you get it at neo-living Furniture Trading, www.neo-living.com. The eiderdown I will bring from Germany, because I did not get a washable in Dubai and i dont like to sleep in Polyester.
After I bought everything, I found very good furniture (and latex matress) at Mazaya Centre, at Sheik Saeed Road, the shops name is Homes R Us. You should also look there.
During my next stay I have to buy all electric appliance, like TV, cooker, dishwasher, fridge and washing machine. Does anyone has a commendation for this? May in 4 weeks a shop has opened at JBR...
Yours,
Marianne.