and one of the Burj Khalifa through the trees in the Palace hotelhttp://i1081.photobucket.com/albums/j348/marklane/011.jpg

http://i1081.photobucket.com/albums/j348/marklane/102.jpg

another kitchen shot

http://i1081.photobucket.com/albums/j348/marklane/092.jpg

sometimes the beer just needs to be chilled!!http://i1081.photobucket.com/albums/j348/marklane/015.jpg

The Fountainshttp://i1081.photobucket.com/albums/j348/marklane/015.jpg

http://i1081.photobucket.com/albums/j348/marklane/048.jpg

http://i1081.photobucket.com/albums/j348/marklane/078.jpg

to the right of silverenehttp://i1081.photobucket.com/albums/j348/marklane/079.jpg

view from starbucks by marina walkhttp://i1081.photobucket.com/albums/j348/marklane/080.jpg

better one of the Burj K

http://i1081.photobucket.com/albums/j348/marklane/012.jpg

so just to explain the photos of the apartment,they are of a STUDIO apartment located on the 17th floor,everything was finished except the kitchen doors to be fitted and the bathroom to be finished off,all the photos were taken back in June 16th 2010

I don't think anyone would dispute that it is a very generous studio. Full width balcony looks quality as does the kitchen. In fact I have seen 2 bed units in the marina that don't have as good a kitchen as this. Nice wee bolt hole for someone:)

We have a great development here with a good developer. These units will become premium rental apartments; especially the front units with full panoramic marina views!!

:)
I too have apartments in a number of developments. All have done brilliantly for me so far.
My criteria is as follows:
1. Due Diigence completed on developer. (This ruled out buying ANYTHING Select tried to sell me).
2. Marina Mall side of the Marina. (Access by car from SZR and close to Metro
3. Reasonable likely delivery quality. (Avoid any refit costs)
4. All apartments FRONT LINE, PANORAMIC MARINA VIEW, and the best units on the floorplan.
5. All apartments on LOW FLOORS, which give you sensational views while sitting in your lounge, (not from the terrace)

This is only my personal view, but all 9 of my apartments are out on long term rent to Blue Chip companies at ROI's of between 11% and 18%.

Balconies: Not too relevant to business renters.

Size: Most business renters want 2 bed's, size is not as important as layout and quality. Obviously larger apartments fetch a premium.

I broke this rule once with Marina Promenade, but even these small EMAAR apartments have rented brilliantly.

Best Towers in the Marina: Anything between the first 5 EMAAR Towers and Waves on the front line on the Marina Mall side of the Marina.

Best of the best in my experience are:
Trident Marinascape, Al Majara, first 5 EMAAR Towers, Marina Sail, ARY, Waves, (front tower) and if you want a 4 bed; Horizon, although this tower is not front line.

Best return on anything I own: Al Majara by EMAAR.

I only bought 2 bed's in Tower A in Silverene, and I am 100% totally happy with my investment having been into all of my actual apartments. I have also bought in Infinity. same comments!

Hope this helps......

http://i52.tinypic.com/21y1e0.jpg

Ceiling looks high too:banana:

^^Glad to see so many posters on here from experienced landlords who agree with the low floor view principle:okay: Some people don't realise that above 20th floor you won't see much, or any of the marina from your sofa. BC on 25+ will have a cracking SZR and JLT view. My tenant on 8th floor Dorrabay, moved his sofa into the dining area as the balcony was blocking his view of the boats sailing past. That's what a marina is all about!!

Quality here is terrible .......... absolutely shocking. You have all been done here.

I prefer the classic, old, 20 years worth of use kind of look we have at the Torch. I will not post any photos, you will only get jealous ............. :cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry::cry: :cry::cry::cry::cry::cry::cry:

I don't think the finished torch apartments will look that bad. :nuts:

In some respects I prefer them over Silverene. Certainly the larger size is important to me.

http://i53.tinypic.com/14461jc.jpg

With regard to views, I agree that when right on the water low views are great except if next to a road or bridge such as this or dorray bay etc.

http://i1081.photobucket.com/albums/j348/marklane/088.jpg

However other towers have better overviews of the marina such as the Torch.

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

All things being equal, I think most people would go for larger space.Granted the Torch could be better but just think how fab those apartments could look with a little TLC.
The world is your oyster guys!

P.S. What a fab picture of the marina at night!

^^Nice view but remember Silverene views are guaranteed for the life of the building. To be honest I wouldn't want to take the chance because if something does get built infront of TT it's game over.

Remember, you have to be on the waterfront to be next to a water bridge.:lol:

All things being equal, I think most people would go for larger space.Granted the Torch could be better but just think how fab those apartments could look with a little TLC.
The world is your oyster guys!

P.S. What a fab picture of the marina at night!

They're not equal though, TT living/dining pic is of a 3 bed unit taken with a wide angle lens, just looks bigger;)

Akward shape to furnish also!

They're not equal though, TT living/dining pic is of a 3 bed unit taken with a wide angle lens, just looks bigger;)

Akward shape to furnish also!


Granted a square room is a lot easier, I just can't wait to get out there next week and see the comparison! I shall be seeing 2 and 3 beds in silverene , and a 2 bed in the torch. I just hope that when i give my truthful and honest opinion and im not going to be target practice...........Im not as young as I used to be...

This is not at all correct. In my considerable experience as a landlord in Dubai Marina, all my tenants without exception look for location, view, quality and size, in that order.
As I said in an earlier post, a small 2 bedroom FRONT LINE will always show the BEST ROI. :bash:

All things being equal, I think most people would go for larger space.Granted the Torch could be better but just think how fab those apartments could look with a little TLC.
The world is your oyster guys!

P.S. What a fab picture of the marina at night!

This is not at all correct. In my considerable experience as a landlord in Dubai Marina, all my tenants without exception look for location, view, quality and size, in that order.
As I said in an earlier post, a small 2 bedroom FRONT LINE will always show the BEST ROI. :bash:



I said -'all things being equal' Sydney, which means , the location view and amenities would all be similar then if they were, then the next thing a tenant would be looking at is size don't you agree?

guys,remember some tenants will have different requirements and having a huge 3 bed will take a lot of money to furnish also

where as a nice one bed or studio furnished by someone tuned in would turn out just as nice

propertymagnet...Jeetha has released her frustration already,she will be fine when you give your honest opinion...ha ha

propertymagnet...Jeetha has released her frustration already,she will be fine when you give your honest opinion...ha ha


Hey leave my friend alone :)

You talking about me?

I’m always happy…:banana:.. specially when I see pictures like this (…..to follow)

http://i52.tinypic.com/9pm07t.jpg

http://i53.tinypic.com/2s17i4p.jpg

http://i56.tinypic.com/256w6iw.jpg

http://i55.tinypic.com/ae88ck.jpg

Thanks Sale

thanks Jeetha,it looks great

Yes, I do agree, but layout is equally important, but remember size also effects ROI.
So, let's take Silverene for example. The best 2 bed apartments in the development in my opinion are Tower A units, 07 and 08 on the lower floors. I have 2 of each.

The way the rental market is now, I am expecting a higher ROI from the smaller unit, and as a business renter, its debatable which will easier to rent.

Experience also tells me that 2 beds will be easier to rent than 1.

I said -'all things being equal' Sydney, which means , the location view and amenities would all be similar then if they were, then the next thing a tenant would be looking at is size don't you agree?

Hi

If you don't mind me asking which company to you use to rent out to business people.

Thanks in advance
beer

Hi

If you don't mind me asking which company to you use to rent out to business people.

Thanks in advance
beer

This is not at all correct. In my considerable experience as a landlord in Dubai Marina, all my tenants without exception look for location, view, quality and size, in that order.
As I said in an earlier post, a small 2 bedroom FRONT LINE will always show the BEST ROI. :bash:

Well lets clear it up once and for all....

Does size matter?

A good big un always beats a good little un....:)

Not at all. From a investor point of view, there can be, especially with Silverene 2 beds, a much better ROI with smaller apartments......

Well lets clear it up once and for all....

Does size matter?

A good big un always beats a good little un....:)

Just out of curiosity SJ how do you calculate your return on investment, ?

.. rental as a percentage of cost, minus service charges....

This is why smaller 2 beds always show a better return.

Just out of curiosity SJ how do you calculate your return on investment, ?

^^thats the formula we all use in general. However, how do we incorporate market risks, depreciation, recession, etc.

Moreover, yearly rental yield should be within 5-8% at least of your investment to make it a good roi. How do we forecast, in how many years we get our money back because real estate market is quite uncertain...

I have heard that many people got their asset value back in few years by short term rental during the 2006-2008 period. I wonder is it still the case?

Cheers

.. rental as a percentage of cost, minus service charges....

This is why smaller 2 beds always show a better return.

yes thats the correct way, its amazing how many people dont even understand the term ROI

does that make you a genius propertymagnet that you understand ROI,what a stupid comment.

lets remember its a forum guys and if someone has a question be it small or an "amazing"one,all you have to do it answer it without the sting in the tail!!

does that make you a genius propertymagnet that you understand ROI,what a stupid comment.

lets remember its a forum guys and if someone has a question be it small or an "amazing"one,all you have to do it answer it without the sting in the tail!!

Looking back it probabley was, my humble apologies. us women what do we know:) I knew I should of stuck to my knitting:)

just visited silverene this morning, its a beautiful development, especially the bathrooms i think, they really have pushed the boat out with the finishing. The only disappointing thing I would say if i was being picky I thought the coving on the ceiling was very basic, and i thought they might of fitted tray ceilings, but the interior doors, bathrooms, tiling and kitchens were really good for the standards in Dubai, i would of thought most people buying there would be pleased with there investment, the sliding wardrobes are of a good spec as well, and the 2 bedroomed apartment I was in the smallest bedroom was 3700 x 3400..........

We inspected Silverene yesterday.
We have already commented on the excellent quality throughout, so we will only deal at this point with likely delivery date.
The interiors are pretty much finished throughout.
We parked in the car park which is finished. All the elevators are working, and snagging is well on the way to being finished.


QUOTE=propertymagnet;66391653]just visited silverene this morning, its a beautiful development, especially the bathrooms i think, they really have pushed the boat out with the finishing. The only disappointing thing I would say if i was being picky I thought the coving on the ceiling was very basic, and i thought they might of fitted tray ceilings, but the interior doors, bathrooms, tiling and kitchens were really good for the standards in Dubai, i would of thought most people buying there would be pleased with there investment, the sliding wardrobes are of a good spec as well, and the 2 bedroomed apartment I was in the smallest bedroom was 3700 x 3400..........[/QUOTE]

A cautionary tale.

Just to point out that Dorrabay was effectively finished in September 2008 but Dewa's contractors were still pulling down ceilings and running cables everywhere causing caos. Power was not turned on until November and the contractor finished commisioning etc in December, 3 months after it should/could have been finished.

It just depends how Dewa's work sheet is stacked and no doubt they will be like everyone else in a downturn, under manned, under resourced and over commited.

Hi,
i will be in dubai from 6 until 15 november,looking for furniture appartement silverene tower b,if someone want to meet to have a chat or drink o coffee ,let me known
this time i will be staying in oceana residence palm jumeirah
regards yves belgium

Hi,
i will be in dubai from 6 until 15 november,looking for furniture appartement silverene tower b,if someone want to meet to have a chat or drink o coffee ,let me known
this time i will be staying in oceana residence palm jumeirah
regards yves belgium

hi i should be in Dubai on nov 14 and could be avalaible on 15 for a coffee or drink. i'm going to stay at Sheraton jumeirah. just let me know...

Since I have no experience in this, could anyone clear this out for me ?

Does the process of DEWA connections require the presence of the owner for any time, or it it something that the developer oversees ?

I am asking because, as many others I guess, don't live in Dubai and I will go there just for handing over. I was wondering how long shuld my stay be and what I am supposed to do there, except for signing a doc. confirming that I received my apt.

A cautionary tale.

Just to point out that Dorrabay was effectively finished in September 2008 but Dewa's contractors were still pulling down ceilings and running cables everywhere causing caos. Power was not turned on until November and the contractor finished commisioning etc in December, 3 months after it should/could have been finished.

It just depends how Dewa's work sheet is stacked and no doubt they will be like everyone else in a downturn, under manned, under resourced and over commited.

True you are correct the DEWA hook up at Dorra was a nightmare but there were other factors involved (DEWA had to lay additional cable)
That is not the case with Silverene. I'm not saying DEWA wont delay things but the hook up will be much simpler than at Dorra.
I am also sure you are aware that there is a massive difference between Arabtec (Silverene) and CRC (Dorra)...........evidenced by some of the finishing, and materials used in Dorra. The finishing in the Silverene apartments I have been into is way superior. Its 'chalk and cheese' to be honest. I am not just referring to the show apartment......every complete unit I have visited has been very well finished.
Bottom line, pretty much anyone who owns in Silverene will be delighted with what they get.

^^I think that was CRC's first big job in Dubai. If they put the ceilings up without calling in Dewa to install the infrastructure cabling then that is down to experience.

Kitchens and tiling all look far superior in Silverene but I know how much I paid for my Dorra unit and have plenty in reserve for that luxury makeover once I'm by with renting it out:)

Your are right. Dorra was a totally different situation, also handed over at peak, when DEWA were short of power. Now, they are desperatly short of revenue, and will be very fast in connecting any new business.
You will not have to be in Dubai for this connection to be made to your individual apartment, but you will need to be in Dubai, (or have someone do it for you) to have the power signed over to you. This can be part of your handover proceedure.


^^I think that was CRC's first big job in Dubai. If they put the ceilings up without calling in Dewa to install the infrastructure cabling then that is down to experience.

Kitchens and tiling all look far superior in Silverene but I know how much I paid for my Dorra unit and have plenty in reserve for that luxury makeover once I'm by with renting it out:)

True you are correct the DEWA hook up at Dorra was a nightmare but there were other factors involved (DEWA had to lay additional cable)
That is not the case with Silverene. I'm not saying DEWA wont delay things but the hook up will be much simpler than at Dorra.
I am also sure you are aware that there is a massive difference between Arabtec (Silverene) and CRC (Dorra)...........evidenced by some of the finishing, and materials used in Dorra. The finishing in the Silverene apartments I have been into is way superior. Its 'chalk and cheese' to be honest. I am not just referring to the show apartment......every complete unit I have visited has been very well finished.
Bottom line, pretty much anyone who owns in Silverene will be delighted with what they get.

Very much like my Torch apartment then :cry: :cry: :cry: :cry:

Good advice for people travelling to do the handover whenever it happens. Take copies of your passport with you for the dewa registration. Get Cayan to issue duplicate copies of the no objection/payment completion certificates and copies of the front page of the S and P agreement. Otherwise you will be queued at the photocopier in dewa offices filling the coin slot with dirham coins. Only other thing you need is thick skin and 1000AED:)

Good advice for people travelling to do the handover whenever it happens. Take copies of your passport with you for the dewa registration. Get Cayan to issue duplicate copies of the no objection/payment completion certificates and copies of the front page of the S and P agreement. Otherwise you will be queued at the photocopier in dewa offices filling the coin slot with dirham coins. Only other thing you need is thick skin and 1000AED:)

Good advice True…..Thanks

It’s a good feeling to know people here are getting ready for snag/handovers.

This thread has been my second home from since March 2007. I almost feel I know you all. :)
Thanks for all the pictures and your good and bad stories/experiences etc.:cheers:

thank you Jeetha for all the updates,we all owe you a drink

thinking now of flying over to dubai for a week at christmas as the weather in ireland isnt very good at the moment....rain and more rain and then rain

is the pool tiled guys

have you any photos

is the pool tiled guys

have you any photos

The pool is completely tiled. There are a lot of guys working on the pool area, it will be done within a month for sure.

Great but photos please.

This is not at all correct. In my considerable experience as a landlord in Dubai Marina, all my tenants without exception look for location, view, quality and size, in that order.
As I said in an earlier post, a small 2 bedroom FRONT LINE will always show the BEST ROI. :bash:

Hi sydneyjay

Interesting what you say with your experience as a landlord. I have been fretting that we bought too low in Botanica. We bought a studio on the 3rd floor which will face Grosvenor House (and marina in between?) and a 1-bed on the 16th floor facing the sea. Hoping to rent both to holiday makers and business men travelling through.

Did you refurbish any of your apartments? Would be interested in picking your brains nearer the time of completion on Botanica as you have seen and got the T-shirt so to speak!

Actually, I have to say, if you have an ocean view, higher floors are generally much better. However, if you have a marina view, in what is quite often, quite a tight marina, the low floors have much better panoramic marine views. However a very low floor can have privacy issues..... I tend to think 5th floor to 7th/8th floor generally are the best in the marina, depending on the podium. It's worth spending some time before buying, looking very closely at each individual situation.
The test is always to sit in your lounge, and see what the view is out of the window while seated? Or, if the kitchen is open plan, what is the view standing from the kitchen? High up, you will just face other towers on the opposite side of the marina. Low down, you will have some wonderful water views.
All my tenants seem to prefer the low panoramic marina views.
Higher marina views are sometimes sought by people who use the terraces, It's often a personal choice, but overall, lower are more popular in the marina.
Both of your choices seem good, so I would not worry, as long as you have a great view, and it is one of the best on each floorplan.....

Hi sydneyjay

Interesting what you say with your experience as a landlord. I have been fretting that we bought too low in Botanica. We bought a studio on the 3rd floor which will face Grosvenor House (and marina in between?) and a 1-bed on the 16th floor facing the sea. Hoping to rent both to holiday makers and business men travelling through.

Did you refurbish any of your apartments? Would be interested in picking your brains nearer the time of completion on Botanica as you have seen and got the T-shirt so to speak!

^^Absolutely agree:applause:

There is also a lot of merit for some higher views, sitting on the sofa or in bed looking at such a view below, especially at night. Reminds me of being in a new york apartment standing at a window, admiring the world below from a height.

http://i55.tinypic.com/346b4ld.jpg

Is your sofa on the terrace????? :lol:

There is also a lot of merit for some higher views, sitting on the sofa or in bed looking at such a view below, especially at night. Reminds me of being in a new york apartment standing at a window, admiring the world below from a height.

http://i55.tinypic.com/346b4ld.jpg

I think if you like high level views it is unimportant where the building is situated. If you are in a marina featuring millions of ££££££££ worth of beautiful yachts, you want to be waterfront with low level view, it's a no brainer.:okay:

That view Paul Dubai posted will be fought over by tenants.

I think if you like high level views it is unimportant where the building is situated. If you are in a marina featuring millions of ££££££££ worth of beautiful yachts, you want to be waterfront with low level view, it's a no brainer.:okay:

That view Paul Dubai posted will be fought over by tenants.

Yes, after looking again at the view it is just about the right height too.

Will look fab when there are some nice sunseekers moored there.:)

Just have to find a 4ft tenant to rent it now......

Just have to find a 4ft tenant to rent it now......

Is the sealing that low?:)

Actually, I have to say, if you have an ocean view, higher floors are generally much better. However, if you have a marina view, in what is quite often, quite a tight marina, the low floors have much better panoramic marine views. However a very low floor can have privacy issues..... I tend to think 5th floor to 7th/8th floor generally are the best in the marina, depending on the podium. It's worth spending some time before buying, looking very closely at each individual situation.
The test is always to sit in your lounge, and see what the view is out of the window while seated? Or, if the kitchen is open plan, what is the view standing from the kitchen? High up, you will just face other towers on the opposite side of the marina. Low down, you will have some wonderful water views.
All my tenants seem to prefer the low panoramic marina views.
Higher marina views are sometimes sought by people who use the terraces, It's often a personal choice, but overall, lower are more popular in the marina.
Both of your choices seem good, so I would not worry, as long as you have a great view, and it is one of the best on each floorplan.....

Thanks sydneyjay. Yes, that makes perfect sense to me. We did go out and inspect the site before we bought but it's so difficult to visualize sometimes. We agonised and agonised and looked from every single angle you could think of. The podium seems quite high on Botanica so I just hope that the studio on the 3rd floor will have an OK view. I also thought at the time, although this may sound rather silly, that if ever there was terrorist activity or a fire, I would rather be on a lower floor than a higher one and I am sure there are many people out there who prefer to be on lower floors too.

Power failures aren't unheard of either. Do you want to contemplate 20 floors with no lifts or a/c?

Power failures aren't unheard of either.

:|:| sorry, that's just not true.

The company has not been doing well these days thanks to the market and Maydan.
Yet another bad quarter here:

http://www.emirates247.com/arabtec-q3-profit-plunges-80-2010-11-07-1.314366

anymore bad news guys

its turning into grim reaper forum,at least silverene is nearly finished

i dont think arabtec will be going hungry!! this is typical for such a large company and given the recession and world economics,this is normal

i wouldnt worry about it really

any pictures of the pool guys

^^I'd rather see some pics of the pool chics.:lol:

I'm sure the Silverene pool set up is going to outshine the disappointing TGR set up.

Went to look round silverene today, still a long way to go, agent reckons February, pool area still all concrete, still too dangerous for visitors to access it in provided hard hats, so viewed from above, looks decent not sure how much sun it will get if any once those big towers behind it go up though.

^^
The pool is completely tiled. There are a lot of guys working on the pool area, it will be done within a month for sure.

Are you two looking at the same pool?
One said done the other said not even started yet.

Pool area from 2 weeks ago.....http://img703.imageshack.us/img703/9809/pool1.jpg (http://img703.imageshack.us/i/pool1.jpg/)

Power failures aren't unheard of either. Do you want to contemplate 20 floors with no lifts or a/c?

No I definitely don't fancy that!

:lol: This is True Blue scare mongering trying to increase demand for his 1st floor units.

^^:lol: As long as the fire truck hose can reach my windows I'll be fine:)

Yes that's the same one, I viewed it from 12th floor through a window and didn't make out it had been tiled from up there as is a bit greyish blue but the surrounding sundeck etc is all still yet to be finished. They finished the fountain round the marina side and most of the granite tiling there which looks nice though so hope it will be done to similar standard.

Measured the lounge and bedrooms in a 2 bed, they are 11ft wide which is ok but bit tight, second bedroom had 10ft between the built in wardrobe and the window. Trying to work out if could get two singles in there for guests and whether you could get a chest of drawers opposite the bed in the master suite without having to squeeze past it. Couldn't find any kind of general storage place to keep the vaccum cleaner, ironing board, boxes etc cupboard, which is a shame and the bedroom wardrobes are quite small. Would like to remove a unit in the kitchen next to washing machine to fit a dishwasher too. Nicely finished balconies though.

RMJM news. Saw something similar in FT as well.
http://scotlandonsunday.scotsman.com/business/RMJM-rocked-by-late-pay.6615640.jp

^^It is a shame to see this famous Scottish founded firm of archtects, who expanded world wide and are recognised throughout the global architecture community, to now be in difficulty.

My understanding is that they hired Fred Goodwin(Ex RBS top man, note I dropped the sir) in an effort to expand the business further. Although many believe internaly that this was done out of helping out a friend down on his luck. Well done Fred, looks like you might have "shred" another global business.

You used to be able to look up RMJM's portfolio online but I couldn't locate it. They were the architects of the Emirates towers, The Jewels and Silverene all coincidently 2 tower developments. It would be interesting to know what other projects are currently on their books in the UAE.

I believe they also designed Saba Tower1,2 and 3.

One more question.

When in Dubai you get an annual rent e.g. in 4 installments, that is you get 4 cheques, is it possible to deposit the cheques to your bank account, so that the bank collects each cheque at the designated date and credit its' amount to your account ?

One more question.

When in Dubai you get an annual rent e.g. in 4 installments, that is you get 4 cheques, is it possible to deposit the cheques to your bank account, so that the bank collects each cheque at the designated date and credit its' amount to your account ?

yes you can deposit post dated cheques in your account. the bank charges 25AED each cheque

Not directly relevant but interesting. When I did a Project Mgmt course in GWU in DC in '93, I saw a video of a house being constructed from basement in 2 hrs. Hmm..

http://www.huffingtonpost.com/2010/11/12/chinese-hotel-construction-video_n_782622.html

Can anyone help me.

Im struggling to find a decent map of Dubai marina with all the hotels and towers listed, can someone help me please? And if you can point me in the right direction of one for JLT I will be your best friend forever thanks :)

yes you can deposit post dated cheques in your account. the bank charges 25AED each cheque
^^Also, if you go through a real estate agent, they'll do it for you against a fee.

Can anyone help me.

Im struggling to find a decent map of Dubai marina with all the hotels and towers listed, can someone help me please? And if you can point me in the right direction of one for JLT I will be your best friend forever thanks :)

You can try Wikimapia.com (www.wikimapia.com), which has most buildings in Dubai if you search:"Dubai" in the top right hand corner. The King (http://www.skyscrapercity.com/member.php?u=186912) did most of the towers-I think.

You can try Wikimapia.com (www.wikimapia.com), which has most buildings in Dubai if you search:"Dubai" in the top right hand corner. The King (http://www.skyscrapercity.com/member.php?u=186912) did most of the towers-I think.

thanks every so much thats a big help:)

^^
Best Marina map to date i have seen ...
http://dubaiinvest.ru/maps/view/dubai_marina/

^^
Best Marina map to date i have seen ...
http://dubaiinvest.ru/maps/view/dubai_marina/

yes its very good, how do i know which building is which, ? and thanks for your help :)

^^
Best Marina map to date i have seen ...
http://dubaiinvest.ru/maps/view/dubai_marina/


Buster are you able to get me an equivalent for JLT, or point me in the right direction where I could find one, I would be so grateful..thanks

do you think silverene will be ready for handover in January?

Silver bullet

http://www.arabianbusiness.com/incoming/article360774.ece/ALTERNATES/g3l/Silverene+Buildin.jpg

It has been six months since the Silverine Twin Towers in Dubai Marina was topped out by developer Cayan.

Back then, as now, the project was defying the stagnant market in Dubai and racing ahead of its deadline, with the developer able to announced that structural work at Silverine had been completed 90 days ahead of schedule.
Right now, main contractor Arabtec Construction is overseeing the fit out of the US $173.69 million (AED638million) tower project, which was due to be completed in October but is likely to now run a little later in the year. RMJM project architect Eugene de Villiers explained that it was the space, rather than the climate, that was holding Silverine up.

“We’re a few months from the handover. We are doing pretty well with the towers at the moment but the podium is slower, and that is holding us back,” he said.

The site was an inevitable challenge for RMJM and Arabtec, with the location in the heart of Dubai Marina and intersected by two major routes to and from the beach. This had led the contractor to use the podium area of the project to store materials while working on the tower.

“It is a slightly congested site, which is why we were using the podium for storage. Other than that it was a pretty straightforward building. Very good facades, easy to procure and not too challenging,” he said.
“It also has to be said that having a good contractor kept us on target,” he added.

Speaking to Construction Week in July, developer Cayan also paid tribute to Arabtec, as well as to its dedicated workforce, which has allowed the project to stay on target.

“We are dedicated and we were one of the only projects running 24-hours a day with an amazing workforce. Cayan promised to deliver an A-class project and Arabtec has helped us do this,” CEO Kareem Derbas said.

Villiers added that the market in Dubai two years ago had made the tendering process fairly difficult, with prices changing by as much as 15% week-on-week. That said, the project actually benefitted from the crash that followed in Dubai and prices fell accordingly.

“We’ve had to make some compromises, but the fact that the market sank actually worked in the client’s favour,” he said.

The Silverine Tower A clocks in at 35-storeys, while Tower B is 27. The buildings comprise one-, two- and three-bedroom apartments, duplexes and penthouses. Linking the two buildings is a three-storey podium offering two floors of retail outlets.

In the current climate, some may question whether there is a demand for more apartments in the high-end residential sector, but in an interview earlier this year, Cayan chief development officer Ahmad Kasem said: “Over-supply and lower demand will never stop us from developing our projects because we ensure that there is a need for them,” he said.

http://www.arabianbusiness.com/silver-bullet-360776.html

:cheers:

^^Thanks Bizzy, I hope the BC investors take note of the comments regarding the podium. How will they try and build a podium with material deliveries scheduled right up to completion?

[QUOTE=bizzybonita;67079685]Silver bullet

1. Right now, main contractor Arabtec Construction is overseeing the fit out of the US $173.69 million (AED638million) tower project, which was due to be completed in October but is likely to now run a little later in the year. RMJM project architect Eugene de Villiers explained that it was the space, rather than the climate, that was holding Silverine up.

2. “We’re a few months from the handover. We are doing pretty well with the towers at the moment but the podium is slower, and that is holding us back,” he said.

QUOTE]

I don't understand point 1 above. What is 'overseeing the fit'?

Point 2 is of concern. 'Few months from the handover'? It is not clear though when the interview was given. Was it July or sometime this month?

Silver bullet

http://www.arabianbusiness.com/incoming/article360774.ece/ALTERNATES/g3l/Silverene+Buildin.jpg

**which was due to be completed in October but is likely to now run a little later in the year**.

:cheers:

Thanks bizzy.

Rags....a little later in the year could mean December:banana:
If he is talking about 2010.

Rags, overseeing means it's fit out contractors working as subcontractors under Arabtec managment and control. Arabtec are not a kitchens and bathrooms company.

That's it? OK.

yes its very good, how do i know which building is which, ? and thanks for your help :)

^^

Elementary my dear watson - Place the mouse cursor on a tower shape on the map, and the name of the tower is highlighted in red below or in reverse - place cursor on name of tower, and its location is highlighted on the map.

No - I haven't come across one for JLT .. Maybe the Nakheel website.

^^

Elementary my dear watson - Place the mouse cursor on a tower shape on the map, and the name of the tower is highlighted in red below or in reverse - place cursor on name of tower, and its location is highlighted on the map.

No - I haven't come across one for JLT .. Maybe the Nakheel website.

doh! .............thankyou ................and it is a great map.........

I guess there is no longer any expectation for December delivery, as, I guess, if this was the case, we should have already been contacted or somehow invited by Cayan.

Does anyone have any information on that issue ?

any latest photos of silverene

i think december is out the window for defo,its probably best anyway,delaying the hamdover for 2 months isnt going to make a huge differenece,well to me anyway

hi guys for those who have not done their property inspections yet due to not being in dubai .Then you can contact company better livings who will do it for you from snaggimg to snag rectification with complete report. Also they can rent your units and manage them on your behalf. You can contact them at 056-789-2941.

Belgianman has sent me some photos of the pool area and i will try to upload

looking from the pictures,i would think that it will be end of feb or end of march before handover at the earliest,there is a lot of second fix to be completed,second fix meaning tiling,painting and finishing

in regard to snagging etc,i am thinking of going over for a week in the new year so if anyone wants me to have a look at their apartment and check out the finish,i will do this if i end up going,send me a message

It will probably be Feb/March by my reckoning, but I still dont get one thing. I know I have asked the question before but why is the Tower A roof feature taking so long, can anyone give a definitive answer?

^^.....December handover seems very unlikely now.

any pic anyone?

I’ve now booked to go Dubai second week of December.

Anyone else there same time as me?

I’ve now booked to go Dubai second week of December.

Anyone else there same time as me?


I might be there Jeetha, buts its a 'might' at the moment....

I might be there Jeetha, buts its a 'might' at the moment....

That would be great.

I’m there for a week. We could go “Duvets hunting” together.:lol:

^^.....December handover seems very unlikely now.

I was there today and December is out of the question!:gaah:

I think that there is months to go yet as there are still cranes attached to both towers and in my experience looks nowhere near handover. When the buildings are finished then they have to get all the inspections done and approved. This takes time......

^^Thanks Paul. Any workers there?

I booked my flights knowing that there might be more months delayed.

That would be great.

I’m there for a week. We could go “Duvets hunting” together.:lol:


Do you think Dubai is ready for us Jeetha ?:)

That would be great.

I’m there for a week. We could go “Duvets hunting” together.:lol:

Make that 3 of us. Please count me in.:)

Make that 3 of us. Please count me in.:)
Crikey at this rate we will be having a party! As long as you dont expect me to throw my keys into the middle of the table:lol::lol::lol::lol::lol:

Crikey at this rate we will be having a party! As long as you dont expect me to throw my keys into the middle of the table:lol::lol::lol::lol::lol:
^^Thanks Paul. Any workers there?
I booked my flights knowing that there might be more months delayed.


LOL, There were lots of workers onsite and it looked very busy but I dont think that handover will be before Q2 2011.

Do you think Dubai is ready for us Jeetha ?:)

Not sure!
But we are READY for Dubai.:banana:

'We don't have a confirmed handover date yet' is the response I received from Cayan this morning.

Have a good trip, Jeetha. I am there from x-mas to new year.

Cheers.

i am looking to purchase a one bed in tower b, plan 3 or 4 or 2 if any one wants to sell please send me a PM.I am ready to complete immediatley. Thanks in advance.

Hi dubaifirst iI havve a one bed onthe 20the floor of tower B 931sqft. Let me know if you are interested

Thanks, sent you a PM.

i am looking to purchase a one bed in tower b, plan 3 or 4 or 2 if any one wants to sell please send me a PM.I am ready to complete immediatley. Thanks in advance.

Hi i have one bedroom in tower B 10 floor. If u're interested just let me know

I am looking to exchange one (1) Bedroom type 4 in Tower B (direct marina view) for two (2) bedroom type 8 or 9 in tower A... Paying for difference in price in cash..
This could be ideal way for some one who wishes to downsize and re-arrange his/hers finance. Let me know

I am looking to buy a one bed in tower b plan 2,3 or 4 and will complete within a week , please let me know if any of you guys wants to sell, many thanks in advance.

how come a lot of people are now looking for apartments in silverene?

lads

will be flying to dubai also on the 31st until the 7th of january if any of you folks are meeting up for a coffee or drink

I am looking to buy a studio in silverene. Can anyone please let me know what the studios are going for please. Thank.

There is a very good reason for this. There are a small number of quality developments that still fetch a premium over other similar developments in Dubai.

These are now all completed delivered developments. Take Tiara on The Palm as a good example, fetching a significantly higher price per square foot than all of its neighbouring developments.

The smart money is on Silverene to do the same, and the cleaver buyers are beginning to see this.

In terms of the combination of location, fit out quality, and a decent developer, both Silverene and Infinity will become 2 of the most sought after developments in Dubai Marina, and the cleaver investors know this.

Some are trying to drive prices down with crazy offers. They know they will make good money when this development completes.

So, I advise everyone to hold onto their investments. Do not accept any silly offers below OP. Stand firm; you will have a great investment in a few months time.

how come a lot of people are now looking for apartments in silverene?

2 bed for 1.1m here http://dubai.dubizzle.com/property-for-sale/residential/apartment/2010/11/22/beautiful-2-bed-dor-sale-in-dubai-marina-silvere/?back=c2VhcmNoL1NQLw==&ps=2&keywords=silverene&is_basic_search_widget=1&is_search=1

2 bed for 1.1m here http://dubai.dubizzle.com/property-for-sale/residential/apartment/2010/11/22/beautiful-2-bed-dor-sale-in-dubai-marina-silvere/?back=c2VhcmNoL1NQLw==&ps=2&keywords=silverene&is_basic_search_widget=1&is_search=1

Approx 900.00 AED per sq/ft is just about right market price...unfortunately....

2 bed for 1.1m here http://dubai.dubizzle.com/property-for-sale/residential/apartment/2010/11/22/beautiful-2-bed-dor-sale-in-dubai-marina-silvere/?back=c2VhcmNoL1NQLw==&ps=2&keywords=silverene&is_basic_search_widget=1&is_search=1

This unit is advertised as full marina view but when I enquired it was not!

Full panoramic marina view properties are not 900 PSF....

I am looking to buy a one bed in tower b plan 2,3 or 4 and will complete within a week , please let me know if any of you guys wants to sell, many thanks in advance.

^^^^
Some are trying to drive prices down with crazy offers. They know they will make good money when this development completes.So, I advise everyone to hold onto their investments. Do not accept any silly offers below OP. Stand firm; you will have a great investment in a few months time.

:ohno:

The building boom is over so what is being built now and what is finished is the choice you have. Cash buyers trying to predict the bottom of the market, or creating it, know the time to buy is just before handover. For this reason, Silverene will generate some extra interest in these final months.

Not many people pay attention to the team that put a development together, but I always have. The employment of RMJM was the primary reason I bought in The Jewels and they are the same architects here. Add this to possibly the best contractor in the region and a developer who has remained true to their aims of building landmark developments on carefully selected plots and you have a product with a wining formula which is; waterfront location + contemporary design + well built + efficiently delivered = highly desirable.

Other factors that keep them on top of the pile are highly specified common areas and archtectural lighting themes. I am eagre to see what they have done with Silverene in this respect but I did see them experimenting with LED lights at Infinity so have a good idea of what to expect there. Most other developers have avoided the subject of archtectural lighting completely which is very dissapointing.

Cayan have to be congratulated for not being drawn into the market of churning out mediocre mass market developments full of studios and 1 beds in pursuit of maximising profit. Believe it or not, Silverene and Infinity were the first projects to include studios, but in controlled numbers. Jewels only have 55 very large apartments in each tower and Dorrabay have no 1 beds above the 4th floor with the mainstay being 2 beds and 3 beds. Le Residencia Del Mar also has mainly only large 2 and 3 beds. The only other developer to adopt this strategy is Trident.

Back in 2005/6 there was only 1 market in the marina. Almost everyone thought that all developers were the same. As the market matured the business model adopted by Cayan and very few others ensured that their products are the most admired and sought after developments positioned in the top end of the market.

Spotted!!! One of the individuals trying to drive prices down... Watch out for a post soon saying... "Wanted, apartment in Silverene"... so transparent.
Interestingly, I have just looked at this individuals other posts. Looks like he has upset a few people on "Fairmont Palm" thread, doing exactly the same.

So, to reaffirm my position. Look out for individuals trying to talk down development prices, and then trying to buy apartments.....

In Australia... we call them "The Sharks"....



^^^^


:ohno:

Well said. Anyone who doubts the fact that a premium delivered product can attract a premium price when handed over, should take a look at Tiara on The Palm..... What a development....

The building boom is over so what is being built now and what is finished is the choice you have. Cash buyers trying to predict the bottom of the market, or creating it, know the time to buy is just before handover. For this reason, Silverene will generate some extra interest in these final months.

Not many people pay attention to the team that put a development together, but I always have. The employment of RMJM was the primary reason I bought in The Jewels and they are the same architects here. Add this to possibly the best contractor in the region and a developer who has remained true to their aims of building landmark developments on carefully selected plots and you have a product with a wining formula which is; waterfront location + contemporary design + well built + efficiently delivered = highly desirable.

Other factors that keep them on top of the pile are highly specified common areas and archtectural lighting themes. I am eagre to see what they have done with Silverene in this respect but I did see them experimenting with LED lights at Infinity so have a good idea of what to expect there. Most other developers have avoided the subject of archtectural lighting completely which is very dissapointing.

Cayan have to be congratulated for not being drawn into the market of churning out mediocre mass market developments full of studios and 1 beds in pursuit of maximising profit. Believe it or not, Silverene and Infinity were the first projects to include studios, but in controlled numbers. Jewels only have 55 very large apartments in each tower and Dorrabay have no 1 beds above the 4th floor with the mainstay being 2 beds and 3 beds. Le Residencia Del Mar also has mainly only large 2 and 3 beds. The only other developer to adopt this strategy is Trident.

Back in 2005/6 there was only 1 market in the marina. Almost everyone thought that all developers were the same. As the market matured the business model adopted by Cayan and very few others ensured that their products are the most admired and sought after developments positioned in the top end of the market.

I am looking to buy a studio in silverene. Can anyone please let me know what the studios are going for please. Thank.

There is a studio with marina view with asking price of 630k here, so you could probably get it for around 550k or so.

http://dubai.dubizzle.com/property-for-sale/residential/apartment/2010/11/29/studio-for-sale-in-dubai-marina-silverene--2/?back=cHJvcGVydHktZm9yLXNhbGUvcmVzaWRlbnRpYWwvYXBhcnRtZW50Lw==&ps=2&bedrooms__gte=0&bathrooms__lte=&bedrooms__lte=12&is_search=1&size__lte=&price__gte=&places__id__in=Enter+Location%28s%29+Here&places__id__in=&keywords=silverene&real_estate_agent__id=&size__gte=&is_basic_search_widget=0&price__lte=&bathrooms__gte=

There is a studio with marina view with asking price of 630k here, so you could probably get it for around 550k or so.



Look out for individuals trying to talk down development prices, and then trying to buy apartments[/B].....

In Australia... we call them "The Sharks"....

So SidneyJay can we call Steve "a SHARK".
or is he just a small shark with a big wooden spoon.:lol:

Jeetha!!! Maybe he is baby shark!!!! In Sydney there are some people who constantly try to talk a development down, then in the next breath try to buy at lower prices.... Blatent sharks.....
Anyone just looking to bid low are mini sharks. You may have seen on TV, the baby fish swimming around the sharks mouths!!! :)

So SidneyJay can we call Steve "a SHARK".
or is he just a small shark with a big wooden spoon.:lol:

we should check if these ad on dubizzle are all truthful...

if you check cayan website you can find out that price of a studio in silverene ranges from 764K AED to 1.250K AED

we should check if these ad on dubizzle are all truthful...

if you check cayan website you can find out that price of a studio in silverene ranges from 764K AED to 1.250K AED

I’m there next week so have emailed a few. No one cared to reply.

What you have to remember is that apart from these "Sharks" trying to drive prices down, there are Developers attempting to drive prices up.

Somewhere in the middle there are all the Brokers. Most are amateurs with no direct listings, just stealing details from genuine websites.

When you actually try to buy a unit from many of these brokers, you find the apartment either does not exist, the details are wrong or the price has risen.

I have never experienced such an unprofessional market anywhere in the world.

My advice would be to only use a good broker; someone like Better Homes, and never believe what people tell you about prices on here.

we should check if these ad on dubizzle are all truthful...

if you check cayan website you can find out that price of a studio in silverene ranges from 764K AED to 1.250K AED

The silverene studio is available at 630k or near offer, give them a call.

Silverene Tower B
Studio
Marina view

Cell:+971567587572
Tel:+97144470149

What you have to remember is that apart from these "Sharks" trying to drive prices down, there are Developers attempting to drive prices up.

Somewhere in the middle there are all the Brokers. Most are amateurs with no direct listings, just stealing details from genuine websites.

When you actually try to buy a unit from many of these brokers, you find the apartment either does not exist, the details are wrong or the price has risen.

I have never experienced such an unprofessional market anywhere in the world.

My advice would be to only use a good broker; someone like Better Homes, and never believe what people tell you about prices on here.


I agree with what you say about estate agents in Dubai...ive experienced the same they are pants.......They stole my images of my apartments from the internet, and used them for marketing, in an attempt to get leads for other properties by using my images as bait, and then pretending that other apartments in the same block looked like mine....yeah right.........
I had great fun in visiting the estate agents one by one, 'pretending' I was interested in buying my own property........and it was the look on the agents face when I turned round to them and said' you know what ive got a problem with this, i cant remember putting this apartment up for sale............
they all crapped themselves.......I had the last laugh though....

we should check if these ad on dubizzle are all truthful...

if you check cayan website you can find out that price of a studio in silverene ranges from 764K AED to 1.250K AED

Cayan may have repossesed units that they need to sell at sensible prices and will advise you not to sell too cheaply as this will devalue their stock. Independant agents will advise cheaper prices so they can make a sale. At the end of the day, the market is the market and it is badly affected by lack of bank support.

If you don't need to sell in the short to medium term then hang on, otherwise you are at the mercy of the sharks basking in the marina outside the best waterfront projects.

we are now at the final hurdle and it will be a super development or building when its finished

all you have to do is look at the pictures now compared to a year back

of course there are going to be sharks etc but this is part of life

The silverene studio is available at 630k or near offer, give them a call.

Silverene Tower B
Studio
Marina view Cell:+971567587572
Tel:+97144470149

A studio with a Marina view?

I thought the studio's were facing the pool and SZR????

A studio with a Marina view?

I thought the studio's were facing the pool and SZR????

^^

There are studios facing the marina but available for 630K, please. This sales agent just wants to capture your interest and contact details. Once you contact him or her, be prepare to hear that the studio has been sold and that they have others available for over 1million.

I’m there next week so have emailed a few. No one cared to reply.

Waiting...........:lol:

Jeetha, If you can hang around a few weeks, we can have coffee together at 'The Address' next door in the last week of Dec. Meanwhile, have a good one.

Cheers.

Waiting...........:lol:

Don't worry Jeetha, is very typical of Dubai.Behind all the glintz and glamour all you have is incompetance from every walk of business out there.
How on earth people can live in that enviroment where 'inshalla' is the operative word for the day , god only knows........I'd have a nervous breakdown I think.....:lol::lol::lol::lol::lol::lol::lol::lol:They don't know what it is to return an email, its not in the 'make up' that its the correct thing to do...

Waiting...........:lol:

I am sorry I won't be there.

Since you will, is there any chance of some nice new photos ? I need to understand the reasons of the delay. So I think you should focus on the details of the construction and not in general impression of the building from the opposite side of the marina channel.

I have sent an e mail to cayan's customer service, politely asking for anticipated date of hand over, but have not received any reply YET. I do not have any fear and 2 months earlier or later doesn not mean a great deal, but I must confess, it makes me nervous.

If you think that I (as others I guess) paid them the full balance in April and that with the bank interest I would make in the meantime I could relax for a couple of days in Dubai, it makes me even more nervous.

Anyway, I still have full faith in the company and I am sure there are a lot worse cases than mine.

^^

There are studios facing the marina but available for 630K, please. This sales agent just wants to capture your interest and contact details. Once you contact him or her, be prepare to hear that the studio has been sold and that they have others available for over 1million.

According to the website the studios are on tower B, No's 6,7,8,9 and all face tower A, not the marina???

Jeetha, If you can hang around a few weeks, we can have coffee together at 'The Address' next door in the last week of Dec. Meanwhile, have a good one.

Cheers.

Wish I could....coffee at 'The Address' have to wait until February 2011.:banana:

Since you will, is there any chance of some nice new photos ? I need to understand the reasons of the delay. So I think you should focus on the details of the construction and not in general impression of the building from the opposite side of the marina channel.


Alex I will take pictures of every angle.

Apparently Cayan have moved offices to their own building (Cayan Business Center), I’ll go and see them too.

Everyone some good news in your inbox .:banana:

Alex I will take pictures of every angle.

Apparently Cayan have moved offices to their own building (Cayan Business Center), I’ll go and see them too.

They have a local sales office in the marina at Dorrabay. I think this is where the staff that conduct inspection tours are based.

Everyone some good news in your inbox .:banana:

yes, strangely, I received first an email from cayan 'Silverene Occupation', then a recall message (twice), then again the same email again.
What could be the reasons? Any one had the same?

cheers

yes, strangely, I received first an email from cayan 'Silverene Occupation', then a recall message (twice), then again the same email again.
What could be the reasons? Any one had the same?

cheers^^

yes I had exactly the same...

yes, strangely, I received first an email from cayan 'Silverene Occupation', then a recall message (twice), then again the same email again.
What could be the reasons? Any one had the same?

cheers

Yes, I received the same.... I think Cayan is preparing us for a delay in handover.... Still a strange way of sending emails..

http://i52.tinypic.com/2mplg8l.jpg

The recalls were because there was a simple typo. They put January 2010 instead of 2011.


Yes, I received the same.... I think Cayan is preparing us for a delay in handover.... Still a strange way of sending emails..

The recalls were because there was a simple typo. They put January 2010 instead of 2011.
The contractor will be finished 100% by the end of December. Snagging starts by appointment from early January 2011.
Connections will dictate actual occupation, but expect this no later than February 2011.

I admire your confidence! I hope you are right...

This is a shame, I was hoping Cayan would be the first big developer to bring a project in on time. I suppose a month or two aint the end of the world it just takes a bit of lustre off the experience.

Emaars last few handovers in Park Islands and Marina Quays were years late and we won't mention your neighbours building West Avenue. Anything less than 3 years late is a miracle with them:lol:

I'm confused -which isn't hard- especially as you are normally so spot on with your facts...and i do mean that btw -
you say on time but now only 1 or 2 months late. surely by the time handover takes place it will be at least 14 months late...like their other projects execpt for infinity as thats about 3 yrs late.
2010
This is a shame, I was hoping Cayan would be the first big developer to bring a project in on time. I suppose a month or two aint the end of the world it just takes a bit of lustre off the experience.

Emaars last few handovers in Park Islands and Marina Quays were years late and we won't mention your neighbours building West Avenue. Anything less than 3 years late is a miracle with them:lol:

2007
Good location but feel prices are high for off plan with no specification details. Completion Dec 2009 which means sometime after mid 2010.

Are Cayan getting greedy with these prices or are they realising that they have been under pricing when compared to Diamond Investments and their competitors on the opposite bank of the water, Dubai Select???

http://i51.tinypic.com/293al95.jpg

^^^^Completion was originally June 2010 when the final 30% was due

but Cayan quickly changed it to October 2010. Later that changed to December 2010.

If handover takes place in Jan 2011 as announced today (and there is no reason why it should not), then the delay is 7 mths compared to the original announcement (as posted above by dxbPC). Jeetha is right.

That said, Cayan announced Dec 2010 well before it gave an opportunity to owners to pay the final instalment in advance against offer of additional storage space, car parking bay of choice and priority in schedule of handover.

I'm confused -which isn't hard- especially as you are normally so spot on with your facts...and i do mean that btw -
you say on time but now only 1 or 2 months late. surely by the time handover takes place it will be at least 14 months late...like their other projects execpt for infinity as thats about 3 yrs late.
2010


2007


http://i51.tinypic.com/293al95.jpg

Yeah I'm confused too. appears that some original sales contracts have June 2010 and some later ones have Dec 2010. Reading the posts above, they have kept everyone notified of the revised dates. So for most it is heading for 8 months late. Not ideal but not terrible either.

Infinity will be the bogie as you rightly point out (the only Cayan project to run beyong 1 year late) but they have a genuine excuse for fm which is patently clear and well known without much that anyone could do. On that subject, I remember many people saying it would not be built following the incident, but look at it now.

what incident?

in regard to the delay,i think we have to give cayan credit as we have a top quality development,when i was there a while back,say 6 months,there wasnt one thing i had an issue with,not one in regard to my apartment finish,i wish they could come and work with me in europe compared to the beauties that are out there.

i think another few months will not mean much,of course cayan are trying to cushion the news by blaming this and that but in the end,we are nearly there at the end!!!!!!!!!!!!!

what incident?

This incident;

http://img80.imageshack.us/img80/1593/infinity0014kr2.jpg

Millions of dollars of plant and equipment were lost together with about 2 years of progress, fortunately no one was hurt.

jesus is that the marina caving in ?

i think another few months will not mean much,of course cayan are trying to cushion the news by blaming this and that but in the end,we are nearly there at the end!!!!!!!!!!!!![/QUOTE]

This is the correct approach. I was really happy to receive Cayan's letter, right at the moment that I was starting to get worried and pissed.

My question is, do we need to visit Dubai 2 times, one for snagging in january and one more after a couple of months, when connections are done ? At which point do we receive an ownership title from the land dept ? I spoke to a couple of real estate agencies and told me that before getting this title, they do not accept to place the unit for rental on their websites.

i think another few months will not mean much,of course cayan are trying to cushion the news by blaming this and that but in the end,we are nearly there at the end!!!!!!!!!!!!!

This is the correct approach. I was really happy to receive Cayan's letter, right at the moment that I was starting to get worried and pissed.

My question is, do we need to visit Dubai 2 times, one for snagging in january and one more after a couple of months, when connections are done ? At which point do we receive an ownership title from the land dept ? I spoke to a couple of real estate agencies and told me that before getting this title, they do not accept to place the unit for rental on their websites.[/QUOTE]

Depends when you want to rent out, you can go say at the hand over and at that time snagging can be done as well, I guess...

^^You have the right to inspect your property upto 1 month before handover but it is not mandatory. You can do the snagging at key handover but best not to move furniture in until tradesmen are mainly done. That said I don't expect there will be any major problems. Remember that damage must be reported at handover or very soon afterwards(within 24hr normaly). Arabtec will not accept liability for damage reported after you have taken possesion of the unit.

jesus is that the marina caving in ?

Exactly, after excavation was completed the workmen noticed cracks appearing in the marina wall, when water started to seep through and the cracks started to become audible, time to get the flock out of here:runaway:

The operation to stem the water coming in from many sources and strengthen up the wall was a tribute to real Civil Engineers. I can't imagine how much it cost in total but it was MEGA$$$$$$$$$$$$$$$$$$$$$$$$$$$$.

Still gives comfort to Select owners that Cayan have a "very late" development.:)

Anyone interested in Civil Engineering should go to the Infinity thread and follow the incident and how it was sorted. It's an education worthy of QUEST.

i think another few months will not mean much,of course cayan are trying to cushion the news by blaming this and that but in the end,we are nearly there at the end!!!!!!!!!!!!!

This is the correct approach. I was really happy to receive Cayan's letter, right at the moment that I was starting to get worried and pissed.

My question is, do we need to visit Dubai 2 times, one for snagging in january and one more after a couple of months, when connections are done ? At which point do we receive an ownership title from the land dept ? I spoke to a couple of real estate agencies and told me that before getting this title, they do not accept to place the unit for rental on their websites.[/QUOTE]

You do not have to have the title deed in order to rent out the apartment. It can be rented out on the basis of the completion certificate from the Developer. I know this as I rented out my apartment on the basis of the completion certificate and the title deed was issued after one year.

holy crap

when did that incident happen and why

It was about 3 or 4 years ago. The real reasons why the wall failed are still being debated. I don't think a permanent repair has been carried out yet and think the coffre dam is still built around the area of the breach. Maybe the insurance companies are still fighting it out:dunno:

http://i55.tinypic.com/htgoci.jpg

http://i55.tinypic.com/6fv3bn.jpg

http://www.skyscraperlist.com/showthread.php?423-SILVERENE-35F-25F-Res-m#post2179

Thanks to 234sale (http://www.skyscrapercity.com/member.php?u=72175).:)

You do not have to have the title deed in order to rent out the apartment. It can be rented out on the basis of the completion certificate from the Developer. I know this as I rented out my apartment on the basis of the completion certificate and the title deed was issued after one year.[/QUOTE]

Well, from Better Homes, when I asked some general questions some months ago about their evental future engagment in renting out the apartment, they sent me a form which should be completed, requiring data of the title deed, saying that before this, they do not accept to put a unit in the market. Maybe diectly, without an agent, you may rent out the apartment, or maybe other agencies operate in another way. I haven't asked anyone else though.

Alex I will take pictures of every angle.

Apparently Cayan have moved offices to their own building (Cayan Business Center), I’ll go and see them too.

Thank you. I can hardly wait.

Please try to see if they have somehow covered the ventilators on top of the construction on SZR side, as they seemed rather ugly and, unfortunately, clearly visible from my low (6th floor) bedroom window.

i have just visited these towers and can tell you they look better in reality than photos. stunning. only down side is why they have no marina facing balconies. it seems a waste that the building is constructed such that all views are side ways. why is this?

i have just visited these towers and can tell you they look better in reality than photos. stunning. only down side is why they have no marina facing balconies. it seems a waste that the building is constructed such that all views are side ways. why is this?

^^ you still there next week?

i have just visited these towers and can tell you they look better in reality than photos. stunning. only down side is why they have no marina facing balconies. it seems a waste that the building is constructed such that all views are side ways. why is this?

Architectural license!

In order to keep things moving with the times and in an effort to depart from the norm, sometimes you have to think differently to be different. Practically speaking, a balcony obstructs a view unless the view is taken from the balcony. So in that respect the view inside the room is improved by removing the balcony. It is also difficult to make a building look good if it has random balconies protruding from every elevation so in that respect having them neatly arranged on the sides and off the feature elevation helps to show off the main feature of the buildings. If there were balconies on the front, the "slash" and 2 tone glass features would be diluted.

BTW, the finishing and detailing on the balconies is artwork in itself. RMJM, the best in Dubai and born in Scotland;)

Well said. Take a look at the detail of the balconies. UNBELIEVABLE!!! I am totally happy with balconies on the side. Great forward view from my lounge and kitchen unobstructed by the balcony, and still a panoramic water view from the side!!!

:cheers:


Architectural license!

In order to keep things moving with the times and in an effort to depart from the norm, sometimes you have to think differently to be different. Practically speaking, a balcony obstructs a view unless the view is taken from the balcony. So in that respect the view inside the room is improved by removing the balcony. It is also difficult to make a building look good if it has random balconies protruding from every elevation so in that respect having them neatly arranged on the sides and off the feature elevation helps to show off the main feature of the buildings. If there were balconies on the front, the "slash" and 2 tone glass features would be diluted.

BTW, the finishing and detailing on the balconies is artwork in itself. RMJM, the best in Dubai and born in Scotland;)

^^ you still there next week?

Yes

:banana:i have just visited these towers and can tell you they look better in reality than photos. stunning. only down side is why they have no marina facing balconies. it seems a waste that the building is constructed such that all views are side ways. why is this?

BALCONIES =WASTE OF SPACE --MUCH PREFER FLOOR TO CEILING GLASS

i must say,i do like a balcony when staying in hotels/apartments and i like the balconies in silverene,its great waking up in the morning and having ur coffee out on the balcony with a bit of sunshine

i suppose its different for me as i am in Ireland when its raining all the time

:banana:

BALCONIES =WASTE OF SPACE --MUCH PREFER FLOOR TO CEILING GLASS

Each to their own on the balcony debate. Id prefer one.

TRAM UPDATE PASSING BY SILVERENE:Dubai: Work on the long-awaited Al Sufouh Tram project has picked up pace as the contractor has started building the viaduct for the elevated tracks along Dubai Marina on Shaikh Zayed Road.

"We are completely focused on the Al Sufouh Tram project because it will serve hundreds of thousands of people living and working in the new Dubai areas," a senior official at the Roads and Transport Authority (RTA) said.

The first phase of the Al Sufouh Tram is expected to open in 2012 and the project is scheduled to be fully completed in 2014.

Construction started in late 2008, but progress was somewhat slow in the beginning due to the economic downturn and the delay in completion of development projects.

Once completed, the tram will pass through Dubai Marina and Jumeirah Beach Residence, Dubai Media City, Knowledge Village, Madinat Jumeirah, Mall of the Emirates and the Burj Al Arab.

The Dubai Metro is driverless, but the Al Sufouh trams will have drivers since they will run on normal roads in the traffic.

The project extends 14 kilometres along Al Sufouh Road, with 9.5 kilometres to be constructed in the initial stage starting from the Dubai Marina to the Mall of the Emirates Station and this is why it is also called ‘the Shopping Trolley'.

The tram network includes 19 passenger stations, nine of which will be constructed in Phase I spread over population density and activity areas along the tram path.

Each tram is 44 metres long and has a capacity of 300 passengers.

Fleet size

The fleet comprises eight trains in Phase I and 17 trains in Phase II for a total of 25 trains, enabling them to carry about 5,000 passengers per hour per direction. The tram will be connected to the Red Line of the Metro at Mall of the Emirates and Dubai Marina stations.

Earlier, a senior RTA official said that the RTA was going ahead with the construction of all its infrastructure development projects, although the completion period for some projects has been extended due to a slowdown in developments in certain areas.

"The RTA is proceeding with the construction of the existing infrastructure projects, particularly mass transit systems, introduction of transportation policies and legislation to promote public transport," said Mattar Al Tayer, Chairman of the Board and Executive Director of the RTA.

Sorry to disappoint mlane but I live right by it and there has been no-one on site for the past 18 months. The viaducts were constucted before the contractor pulled off the site a long time ago. That said, if RTA is saying this, maybe it's about to restart which would be good news!

its restarting

they have revised contracts

The first phase of the Al Sufouh Tram is expected to open in 2012 and the project is scheduled to be fully completed in 2014.

Construction started in late 2008, but progress was somewhat slow in the beginning due to the economic downturn and the delay in completion of development projects.

its restarting

they have revised contracts

The first phase of the Al Sufouh Tram is expected to open in 2012 and the project is scheduled to be fully completed in 2014.

Construction started in late 2008, but progress was somewhat slow in the beginning due to the economic downturn and the delay in completion of development projects.

It's great news if this project does in fact re-start. However, you have to love the official wording in Dubai "Progress was somewhat slow" it actually STOPPED for how long after they dug the roads up and left them in a right state?

I like the way they are blaming Select for their slow progress holding them up;

Construction started in late 2008, but progress was somewhat slow in the beginning due to the economic downturn and the delay in completion of development projects.

All that slow progress at BC is causing them problems:lol:

We are actually quite lucky at Silverene, as we do not really need the tram, having the Metro right on our doorstep. I actually feel a bit sorry for the Bay Central lot. They will have those Tram roadworks right outside their front door for another 3/4 years.......

I like the way they are blaming Select for their slow progress holding them up;



All that slow progress at BC is causing them problems:lol:

http://i56.tinypic.com/30ruy5k.jpg
Arrive this morning and went straight to Silverene. Loads of Arabtec workers they. They need them there as still lots to do. My apartment was not quiet finished. But all apartment below 20th floor are ready.

http://i52.tinypic.com/qq3jh5.jpg

http://i55.tinypic.com/21ltkdt.jpg

http://i55.tinypic.com/30jgorr.jpg

Your pool MLane:banana:

http://i55.tinypic.com/2ag3nsy.jpg

http://i54.tinypic.com/5anafc.jpg

Basement 2 carpark is fully completed. Nothing done in Basement 1.
Sorry not a very clear picture.
http://i52.tinypic.com/mhsvw5.jpg

I bet there was hardly any snagging though jeetha?

http://i55.tinypic.com/ny5npf.jpg

^^Item 1 on the snagging, water leak! :lol:

Jeetha, basement 2 is probably contractors storage/ messing area.

thanks Jeetha

photos look great,were you happy with what u seen?

http://i52.tinypic.com/qq3jh5.jpg

Check out the scaffolding, double handrail, toe boards, cross bracing, secured ladder access and scaff tags. When have you ever in Dubai? Very professional Arabtec, well done.:applause:

I've been looking at DCE sites for 5 years and am yet to see a safe scaffold. There was one that might have been safe but it was difficult to tell as it had just been dropped 40 floors off the side of a building.

thanks Jeetha

photos look great,were you happy with what u seen?

Yes was very please.
We hired a car and drove straight to the Basement one car park. Quite a few cars parked there already.
On our return our hired car been valeted (cleaned).:banana:

Thanks, Jeetha. Are you posting more photos? Common areas such as lift, shopping arcade, etc? Think they will complete in Jan? Cheers.

I received an email on update for silvere. Strange thing is that it is the same email that was sent earlier.
From: "Customer Service" <customerservice@cayan.net>Add sender to ContactsTo: joyce@cayan.netCc: "'Customer Services Cayan'" <customerservice@cayan.net>Message contains attachments1 File (130KB)

Any one else got the same email?

cheers

http://i52.tinypic.com/qq3jh5.jpg

Check out the scaffolding, double handrail, toe boards, cross bracing, secured ladder access and scaff tags. When have you ever in Dubai? Very professional Arabtec, well done.:applause:

I've been looking at DCE sites for 5 years and am yet to see a safe scaffold. There was one that might have been safe but it was difficult to tell as it had just been dropped 40 floors off the side of a building.

Does safe scafolding make cayan deliver on time fat boy? No! They are still the same as every other developer. You either are always at the wind up and deranged or just a fanny! what is it? Prick!!!

^^You're the PRICK, Mr big shot property tycoon:ohno:

Does safe scafolding make cayan deliver on time fat boy? No! They are still the same as every other developer. You either are always at the wind up and deranged or just a fanny! what is it? Prick!!!

What the hell are you on about? You sound positively deranged.

I agree. What a totally pointless post by a complete fool.

Thanks for the GREAT pictures Jeetha. What a wonderful looking development!!! Communal area's look superb.

What the hell are you on about? You sound positively deranged.

Does safe scafolding make cayan deliver on time fat boy? No! They are still the same as every other developer. You either are always at the wind up and deranged or just a fanny! what is it? Prick!!!

Does safe scafolding make cayan deliver on time fat boy? No! They are still the same as every other developer. You either are always at the wind up and deranged or just a fanny! what is it? Prick!!!


Such a charmer, the women must be falling at your feet :)

Does safe scafolding make cayan deliver on time fat boy? No! They are still the same as every other developer. You either are always at the wind up and deranged or just a fanny! what is it? Prick!!!

But in fairness TB knows what he's talking about -- bit anti SG possibly :lol:with good reason I hasten to add !
--but no need for derogatory stuff like that DxbPC--

Pot Kettle Black. Hark at you.

^^Exactly! SG basher, Moi?:lol:

It's no wonder I get that label when people don't understand the points I trying to make and constantly miss interpret everything. The original post was an observation at something I rarely see in construction, perfectly executed health and safety and the comparison was made between 2 contractors, not developers or architecture or build quality. Most people on these forums are investors and follow the forums to monitor their own financial interests. That is not the primary function of this forum, it was started so that people interested in tall buildings could discuss and debate the architecture, design, finish or construction methodology ect.

Health and safety is something that is not policed in Dubai the same way it is in the UK. If an HSE inspector was to drive past your site and spot some of the practices being employed in Dubai, he would serve a prohibition notice which effectively closes the site. The major deterent in Dubai is that they hold you in prison while they investigate a fatal accident and you may be given to a lengthy sentence after a 5 minute trial. I am not aware of anyone who has been given a prison sentence following a fatal accident in the UK despite £millions being spent on unsuccessful prosecutions. So which system is the best:dunno:

So as a construction head I quickly noticed this perfectly constructed low level working platform and for comparison I will show the opposite end of the spectrum for those who may be interested but not au fait with scaffolding regulations.

A perfect low level working platform;
http://i55.tinypic.com/ny5npf.jpg

In this example you will see all of the following faults which are not present on the above low level working platform.


Platform not fully boarded at working height. They are not even using proper scaffold boards.
No toe boards fitted.
No double handrails fitted.
No fixed ladder access.
No diagonal braces fitted to prevent sway and allow load to be transmitted.
Clear access and egress. Area around platform not kept clear.
No scaff tags fitted indicating the platform has been inspected and ready for use.

NB, the following pictures are not Silverene or Arabtec;
http://i52.tinypic.com/1zn69fr.jpg
http://i55.tinypic.com/2rw3kzq.jpg


Where safety regulations are concerned I'm the first to admit that it is easy to find fault, but what about this insanity standing below a tower with construction work ongoing 45 floors above you and not wearing hard hats!!!! Unexcusable in my opinion.

http://i55.tinypic.com/9kcas4.jpg

:bash:

Nuff said.

Pot Kettle Black. Hark at you.

you aint got time to look at this CBP :lol:

are these photos of Select HQ?

Not sure if it will be fully finish in January, February it is possible if we get electricity.
Lots of post here saying their apartment was all done but my apartment which is higher floor was not yet finished. Arabtec were snagging 4 floors below.

8 lifts in total (4 lifts per tower) were as you would find in a construction sites.
Surface fully covered. And labourer waiting to go up or come down.

Lobby taking shape but not complete. Its 1 months work with all labourers that I could see.

Car parking in lever 2 totally finished. Lever1 done but not fully numbered.
Retail stores are huge and almost done.

Overall best location in Marina. February is possible.

What are the service charge on Silveren Tower.

http://i55.tinypic.com/2dlj3ug.jpg

http://i56.tinypic.com/vopdop.jpg

http://i56.tinypic.com/30veyco.jpg

http://i52.tinypic.com/1h5miq.jpg

http://i51.tinypic.com/w0sz6a.jpg

http://i55.tinypic.com/2uge841.jpg

http://i53.tinypic.com/24gsz90.jpg

http://i55.tinypic.com/j8012o.jpg

http://i56.tinypic.com/11al3m0.jpg

http://i52.tinypic.com/e0271g.jpg

http://i52.tinypic.com/2ccl7on.jpg

thanks Jeetha,what would we do without you

photos look great

Wonderful pictures. I wish to thank all who contributed to this forum without who we would not have been able to view the development of our apartments. I don't know much about construction as its not my area of expertise but I have been learning quite a lot from most of you guys. I will be in Dubai in February for snagging And will be happy to meet any one interested for coffee.

Great pictures Jeetha. What a great looking finished product. :cheers:
I will also be in Dubai in February to snag my apartments. February looks about right from what everyone is saying on here.

Wonderful pictures. I wish to thank all who contributed to this forum without who we would not have been able to view the development of our apartments. I don't know much about construction as its not my area of expertise but I have been learning quite a lot from most of you guys. I will be in Dubai in February for snagging And will be happy to meet any one interested for coffee.

Yes, the pictures really look great. Thanks JEETHA.

Are you guys planning to do the snagging yourselves or hiring a professional ? My idea would be to do it myself, as I do not expect it to be so complicated to make sure everything works properly.

I am begining to think February could be tight for handover. Reason i am thinking this is the fact that the 2 tower cranes are still in place. We really need to see these removed end of December or early January latest. This roof seems to be a real challenge.

The buildings do look quite stunning though. Skyscraperlist.com has some pics today of BC with Silverene visible in the background which shows the difference in the architecture of the 2 developments. No prizes for guessing which one looks the best.

I am on the 20th floor so no rush to go earlier, however i will rather do the snagging myself

This building is looking better and better every day! Hopefully it can ready for handover in Feb!

Cutting edge, right up to the minute architecture;

Picture courtesy of 234sale, www.skyscraperlist.com

http://i56.tinypic.com/j8gy28.jpg

This is what I'm talking about, RMJM design fees will be as much as double that of NEB for example. But you get what you pay for. Silverene stands out against all it's surrounding neighbours as does Infinity, Jewels and Dorrabay. The jury is still out on Le Residencia del Mar as it tends to blend with JBR too much for my liking. Beautifull and spacious inside though.

Cutting edge, right up to the minute architecture;

Picture courtesy of 234sale, www.skyscraperlist.com

http://i56.tinypic.com/j8gy28.jpg

This is what I'm talking about, RMJM design fees will be as much as double that of NEB for example. But you get what you pay for. Silverene stands out against all it's surrounding neighbours as does Infinity, Jewels and Dorrabay. The jury is still out on Le Residencia del Mar as it tends to blend with JBR too much for my liking. Beautifull and spacious inside though.

Any shops open dowN around JEWELS etc now TB ?

There's a 24hr supermarket between Jewels and Dorrabay. Quite a few shops and an Italian opened on the boardwalk(Dorrabay). Then the JBR Walk is just accross the road. Overall the landscaping has been a disgrace with Emaar just concentrating on their own patches and abandoning the other areas.

FYI, there is a great currency exchange directly opposite Jewels which gives good rates for converting AED > £ cash. Emirates never has any when I'm in but these guys always can get their hands on plenty and don't pay the rates on the board:okay:

cars bumper to bumper @ JBR walk.

http://i54.tinypic.com/118k21u.jpg

http://i51.tinypic.com/2zrdims.jpg

Night market @JBR walk

http://i55.tinypic.com/2a9ec8h.jpg

http://i56.tinypic.com/eivx3l.jpg

http://www.dubaimarinarealty.com/plot-map.html

hi guys, can someone tell me whereabouts on this above map the exact position of silverene, thanks in advance, it isnt listed on the map so if you could just say between, such and such buildings that would work thanks

across from marina mansions and Al Majara,on the opposite side fo the bridge

look at the video on silverene website

across from marina mansions and Al Majara,on the opposite side fo the bridge

look at the video on silverene website

thanks mate thats great got it!

any news regarding handover?

any news regarding handover?

I think it will start in April-May-June....

I think it will start in April-May-June....

Why so late ? In recent Cayan's letter, they claimed that it is 97% complete. I cannot believe that it will take 4-5 months for connections with DEWA.