#COMPLETED: BOTANICA TOWER, 40F Res (Dubai Marina) [Archive] - Page 7

True Blue

December 3rd, 2011, 03:24 PM

Handover documents arrived this morning together with demand for final payment and addendum to sign. Not sure about signing the latter as it basically releases them from any obligations and payment of compensation! I am not sure we are due any compensation as they served notice of completion in september. I need to re-read the contract.

Also, on the final payment there are building charges which amount to 14535 Dirrhams (1-bed). I am not sure what this charge is in relation to. This is in addition to the registartion charges and the oustanding purchase price. It may be related to advance service charges?

I cannot even look at all this before Christmas as am totally swamped with work! I assume you can take your time with handover anyway? We are still waiting to get our company documents from Belize to be legalized by the Embassy in the USA. Been all round the houses on that one! We are UK-based but formed the company in Belize. Anyone else had trouble getting company docs legalized for use in the UAE?

What does that work out at per square foot? I'm guessing it is in the region of 20AED/ft. Seems Select choose this arbitrary figure as that is what Emaar charge.

Do you know that The Jewels and Le Reve are both only 15AED/ft?

johnnyinspain

December 3rd, 2011, 03:52 PM

EMAAR is 15.50 AED in Al Majara...... None of my apartments are over 16 AED including Air and service.....

What does that work out at per square foot? I'm guessing it is in the region of 20AED/ft. Seems Select choose this arbitrary figure as that is what Emaar charge.

Do you know that The Jewels and Le Reve are both only 15AED/ft?

davedobbo

December 3rd, 2011, 05:17 PM

is anyone nuts enough to pay dhs75,000 for a single parking bay?!

Cool banana

December 3rd, 2011, 07:24 PM

is anyone nuts enough to pay dhs75,000 for a single parking bay?!

Better to buy a studio and get one for free then...

Did they offer you this price for an additional p-space if I might ask?

:banana:

davedobbo

December 3rd, 2011, 07:54 PM

Better to buy a studio and get one for free then...

Did they offer you this price for an additional p-space if I might ask?

:banana:

yes, but there's only a limited number so we better get in there fast!

Cool banana

December 3rd, 2011, 08:20 PM

yes, but there's only a limited number so we better get in there fast!

^^

Of studios or parking spaces? :lol:

and having an extra parking spaces means extra service charge as well:

80 sqft = 1600 AED/year or so....

Any pictures of the pool or skygarden area? Could be nice to know if the building lives up to its name.

:banana:

davedobbo

December 3rd, 2011, 09:42 PM

it would have been nice to see some photos of the finished product from the developer.
i still have no idea what the gym looks like, what floor its on, if there is water in the pool, if the botanical garden is planted, what the lobby looks like, what the final finish of my apartment looks like since the snagging was done.
we are now expected to pay all owed monies before inspecting our goods.

if there are extra available parking spaces then the service charge must already be covering them, it would be a cheek to add an extra charge in. the floor area of the building wont change afterall.

PrincessTower

December 3rd, 2011, 10:12 PM

...
http://img13.imageshack.us/img13/5252/grovesnor1.jpg

...

HPDubai

December 4th, 2011, 07:58 AM

True Blue

December 4th, 2011, 08:20 AM

No one has even moved into Botanica yet. I would be surprised if it happens in 2011.

Got my handover docs via email today. I have already sent of requesting handover date next week (they only need 5 days notice!)

I looked back at The Torch handover and I have changed my mind about timescales. I noticed they were allowing handovers while they were still working on the building, taking down scaffold on the roof etc.

True Blue

December 4th, 2011, 08:23 AM

Botanica has these terrible flashing stroboscope lights on top.
Must be hell for the neighbours. Is there no standard ?
Some towers have discreet red lights, some flashing red lights, some no lights at all !
These disco lights are a nuisance and serve no purpose.

Well atleast they have the bare minimum of night lighting on the building. Select are not well known for their eyecatching architectural night light themes. In fact they are better know for the complete absense of them.:bash:

Looks like it is time to move this to the uncategorised "completed section"!

getoffmysand

December 4th, 2011, 03:43 PM

http://img543.imageshack.us/img543/8716/botanica.jpg (http://imageshack.us/photo/my-images/543/botanica.jpg/)

getoffmysand

December 4th, 2011, 03:46 PM

http://img825.imageshack.us/img825/2829/img1373ph.jpg (http://imageshack.us/photo/my-images/825/img1373ph.jpg/)

PrincessTower

December 4th, 2011, 04:30 PM

^^mid year I was hoping to see more of a light effect there..... hmmmm

24-jul

there are cables hanging from the cladding. can we expect a nice light effect here??

http://i900.photobucket.com/albums/ac210/PrincessTower/zIMG_2918.jpg

Dubai_Steve

December 4th, 2011, 05:12 PM

You are talking shit as usual! No one has even moved into Botanica yet. I would be surprised if it happens in 2011.

I have changed my mind

^^ :lol:

Cool banana

December 4th, 2011, 07:03 PM

http://img825.imageshack.us/img825/2829/img1373ph.jpg (http://imageshack.us/photo/my-images/825/img1373ph.jpg/)

^^^^

Thank you for the picture. Skygarden - anyone?

True Blue

December 4th, 2011, 09:09 PM

^^ :lol:

At least I am honest about my opinions:) But we will just wait and see. I can't be wrong now as I have covered all the bases.

Is it just me or is that pool and deck tiny?

Cool banana

December 5th, 2011, 02:02 PM

At least I am honest about my opinions:) But we will just wait and see. I can't be wrong now as I have covered all the bases.

Is it just me or is that pool and deck tiny?

^^^^

I am not going into another pool size discussion on these forums. There are specialists in doing that around... :bash:

But probably if add up all the areas like pool, gym, reception, skygarden etc. this building would have a higher than average area for common use for similar sized buildings.

Still, pictures of the Skygarden anyone?

True Blue

December 5th, 2011, 09:50 PM

^^^^

I am not going into another pool size discussion on these forums. There are specialists in doing that around... :bash:

But probably if add up all the areas like pool, gym, reception, skygarden etc. this building would have a higher than average area for common use for similar sized buildings.

Still, pictures of the Skygarden anyone?

Any point raised about the design or layout of the building is relevant on this forum. I looked at the size of the pool and the patio/deck around the pool and wondered if they are adequate to accomodate residents of close to 400 units.

Botanica is reasonably close to the beach, however most people who rent in Dubai work in Dubai and like to do a few laps in the pool before retiring for the night.

The botanical sky garden was clearly just a gimic, don't raise your expectations too high for how this will turn out and you won't be too disappointed. It is Select we are talking about here!

Cool banana

December 6th, 2011, 07:13 AM

" Any point raised about the design or layout of the building is relevant on this forum. I looked at the size of the pool and the patio/deck around the pool and wondered if they are adequate to accomodate residents of close to 400 units. "

^^

I was not questioning the relvance rather inidcating that the my "pond is bigger than your pond" discussion is not required here. I think your use of the word tiny were hinting at exactly that.

My 2p about the size: Judging on the picture the pool seems oversized for the deck area, but adequate enough to suit around 10% of the building population. What is the general design criteria? There is no doing laps in a pool like that except if only two or three persons are using the pool. This goes for the majority of the pools in the Marina, though. I believe the longest pool for doing lanes is in Iris Blue, and the best pool area for relaxtation is in Al Habtoor Tower.

" Botanica is reasonably close to the beach, however most people who rent in Dubai work in Dubai and like to do a few laps in the pool before retiring for the night. "

^^

I agree on the good intentions, but people seldomly manage. I think this pool will be most busy on Saturdays after people have had a night out the day before. Most Likely there is not gonna be many families with children in the tower due to the layout.

"The botanical sky garden was clearly just a gimic, don't raise your expectations too high for how this will turn out and you won't be too disappointed. It is Select we are talking about here!"

^^
No you shouldn't expect anything in Dubai - and as you say especially not with Select. However, it would be nice to see the result before judging it...

----

Other question: based on the glass facade on the lower part, does anybody know if the Car Park area is air conned? (This will also slightly justify service charge for the car park area :nuts:)

:banana:

Pro Bono

December 8th, 2011, 03:16 PM

As handover proceeds it is essential that all Select Group investors are fully aware of certain facts that significantly change the balance of power in their developments. My experience in dealing with this developer is a messy one. I was an investor in the Torch, however I am now in a much better place and retribution has been served on those who elected to act dishonourably towards me and many other investors. A FULL REFUND plus interest has been delivered.

I am constantly being contacted by forum members asking me to recommend a lawyer as I have been successful in getting justice in Dubai. I do not want to offer specific recommendations of which lawyer to use as the only way you will know who is right for you is by making this decision yourself. In my experience your choice of lawyer is much less important than you think IF there are clear physical breaches of contract, the point being if the SPA breaches are clear and definitive then you don’t really even need a lawyer to process the paperwork through arbitration with the DIAC. You can do this yourself.

My advice is purely to offer first hand experience to other similarly affected people in the hope that you can also get what you deserve as I wish I had someone to offer me some guidance when I was in the thick of it.

Botanica Investors.

You are now being invited for handover of your units. This is a critical stage for those wishing to make a potential bad investment turn good. Many investors will simply want to take ownership of their apartments and walk away hoping to use/rent or enjoy their units. To those investors I wish you good luck.

Anyone wishing to redress the balance of waiting endlessly for a substandard product delivered in bad faith and treated with complete contempt along the way then read on, your time has come.

Consider this fictional scenario for a moment, a different Dubai. Selling prices are now Dh 5,000 psf in the Marina, demand is outstripping supply and gazumping is an everyday occurrence. Apartments are sold before they are even listed and prices are rising daily. Within your Botanica contract it makes provision for you to be entitled to a refund if handover is delayed beyond a long stop date. (dependent on when your contract is dated).

In such a buoyant real estate environment Do you think Select Group would refuse you a refund?

No that’s right they would refund you what you have paid, In fact they would insist on it, slowing the build down to ensure that the long stop date was breached, and your cheque would be in the post. Then off they would go and sell your unit on the open market when it is fully complete selling it at Dh 5,000 psf and thanking you for financing their project free of charge.

Sadly, selling prices in the Marina are around Dh750 psf – Dh 1,100 psf. This means that selling prices are well below what ALL Botanica investors have agreed to pay for their apartments.

If you had the choice to get ALL of your money back with interest from Select Group would you do it?

If you feel you would like to explore these opportunities further I will be providing 2 examples of how Select have breached contracts. Please find this information in the Select Legal Thread.

http://www.skyscrapercity.com/showthread.php?t=1366889

SGrCRAP

December 10th, 2011, 06:40 PM

Folks,

Select Group have made some horrendous errors in their previous projects which are only coming to light 24 months after handover.

Best advice is get professional building surveyors into give your building a serious once over.

In particular get your fire alarm system looked at by independent fire engineers. Do not trust Select Group if they tell you the system has been certified by the local Dubai authorities (who seem quite happy to certify pretty much anything as OK) Don't risk your lives or your tenants lives. Get is checked out ASAP by proper experts.

The Select Development in question has serious fire safety issues on EVERY FLOOR.

Get ahead of the curve - get your IOA on the case NOW. Make sure you don't get fobbed off by Select's spin machine - they will try every trick in the book to avoid accepting responsibility for defects.

You are dealing with devious liars who are only interested in getting your money and holding onto as much of it as possible.

Cool banana

December 10th, 2011, 09:01 PM

SGrCRAP

December 11th, 2011, 07:39 PM

^^^^

Thank you for the warning. Safety first.

Are you saying there is confirmed serious fire safety issues in Botanica or are you reffering to the Point development?

Can't say Botanica has definite issues with the fire control systems but put it this way - Apparently..... Select Group looked pretty sick when they were presented with the fire report for another one of their developments.

Up to this point Select Group had apparently been pedalling a load of bullshit about the fire control systems being signed off to current standards and everything being tip top. Apparently no problems at all in their view even though there were about 1.5 false alarms/day.

Summary seems to be if you're susceptible to bullshit Select Group WILL bullshit you. The only time they'll stop is when hard facts are presented to them by qualified professionals. It appears they are intimidated by anyone with real qualifications in engineering or construction. I guess blaggers always get found out in the end!

Please don't underestimate the contempt this company seem to have for their customers. They appear to care more about money than people's lives!

Get it checked out properly by qualified fire inspectors. You may be very glad you did!

paul66

December 12th, 2011, 08:10 AM

^^

Well you've told us this much, might as well spill the beans and tell us which Select development you are referring to.

AltinD

December 12th, 2011, 02:00 PM

^^ The Atlantic? Wouldn't that be obvious to everyone on this section of the forum? :dunno:

paul66

December 13th, 2011, 02:51 PM

These are the service charges Botanica owners will be required to pay prior to handover:

Building Charges
General fund: 14.64AED/sqft
Reserve fund: 1.00AED/sqft
Common Area Utilities Security Deposits: 1.38AED/sqft
TOTAL: 17.02AED/sqft

Other charges:
Registration fee (Law 13 payment): 1% of purchase price (already paid this few years back)
Oqood Admin fee: 3000.00AED
Affection Plan Charges: 390.00AED

True Blue

December 13th, 2011, 04:16 PM

^^17.02AED/ft :eek:

What about a/c? I would assume it will be in the order of 5AED/ft taking the total to around 22AED/ft

Are we still wanting to compare Botanica favourably against Silverene?

Beppe786

December 13th, 2011, 04:20 PM

True Blue

December 13th, 2011, 05:07 PM

A one off 2000 AED charge will not hurt values of properties but ongoing outrageous and unjustifiable charges will be regarded as a ball and chain that will pull property values down. If you add the total sales price to the ancilliary admin charges, Silverene was still miles cheaper and far better value.

I can't believe I am having to explain this to you Beppe, your continued support for this evident daylight robber puzzles me.

Anyone taken handover yet?

Josau

December 13th, 2011, 05:33 PM

^^17.02AED/ft :eek:

What about a/c? I would assume it will be in the order of 5AED/ft taking the total to around 22AED/ft

Are we still wanting to compare Botanica favourably against Silverene?

^^I still wonder how Silverene is managing with a service charge at around 15 dhs/sqf including chiller. DEWA has gone through the roof lately and most projects didn't ask enough for chiller charges for 2011. Of course the first year of a building not all flats are occupied and the investors still pay service charges for their unoccupied flats, but once the building will be 95 % full they would need around 10 dhs/sqf for DEWA ( A/C for the whole building +water in the common areas + electricity in the common areas) alone. In most buildings DEWA eats up around 50 % of the service charge.

paul66

December 13th, 2011, 05:38 PM

Imre

December 13th, 2011, 07:31 PM

^^I still wonder how Silverene is managing with a service charge at around 15 dhs/sqf including chiller. DEWA has gone through the roof lately and most projects didn't ask enough for chiller charges for 2011. Of course the first year of a building not all flats are occupied and the investors still pay service charges for their unoccupied flats, but once the building will be 95 % full they would need around 10 dhs/sqf for DEWA ( A/C for the whole building +water in the common areas + electricity in the common areas) alone. In most buildings DEWA eats up around 50 % of the service charge.

The chiller (Ac) system in Dubai Marina just waste of energy and money , all units should have individual ac meters and people should pay after the consumption.

At the JLT I have to pay capacity charge+ service charge +consumption but my yearly PDC bill minimum 30% less then similar apartments in Dubai Marina.

MANUTD

December 13th, 2011, 07:42 PM

True Blue

December 13th, 2011, 07:56 PM

Handover documents does not mention anything about A/C charges...perhaps this comes under general fund :dunno:

I would doubt it! Prepare for the worst, although it is possible that they have been metered and you will pay on consumption. Your guess is as good as mine :)

I note that they have added the DEWA connection charges calling them DEWA security deposit. Looks like they are using a Trident tactic of passing on building connection fees.

SGrCRAP

December 13th, 2011, 08:07 PM

^^17.02AED/ft :eek:

What about a/c? I would assume it will be in the order of 5AED/ft taking the total to around 22AED/ft

Are we still wanting to compare Botanica favourably against Silverene?

Aha..... Welcome to the best scam in town...... The Select Group "our service charges are in line with marina averages" load of waffle.

Sorry folks - it's only going to get worse - Select Group will raise service charges at every possible opportunity until your IOA/OA boots them out.

Get busy! Stop Select Group managing your FM piece - tick tock tick tock - more money being siphoned into their coffers every day which passes by.

Before the Strata Law Select Group were planning on managing their developments for 3 years - yes THREE YEARS - this would of been like Japanese water torture for owners. Select would of done the bare minimum
and owners would be left with barely or unmaintained plant and equipment when they walked away.

Don't believe their accounts - they charge the owners for line items which don't get delivered. They almost certainly have inside agreements with FM providers aka brown envelopes.

Bon chance - you'll need it.

BlueHorizon

December 13th, 2011, 08:13 PM

I have my Completion Letter here with me. The Chilled Water is being supplied by Empower and individual meters have been installed and we will pay monthly in arrears. Therefore, if tenanted, we can pass this on to to tenants. Isn't this what you suggested Imre?

I am still in 2 minds about signing the Variation Addendum. It innocuously purports to cover the renumbering but they have slipped in a Clause 3.1 'Buyers Release'which states ''With effect from the Completion Date the Buyer releases and discharges the Seller from any liabilities or ongoing obligations under the Sale Agreement, save for those obligations and liabilities expessly extended beyond the Completion date in the Sale Agreement,. The Buyer acknowledges and agrees that there are no amounts due to the Buyer from the Seller whatsoever and that the Buyer has no right to claim any compensation and/or dues from the Seller in respect of the Sale Agreement or the Property''

Therefore apart from the defects which are covered beyond completion, this removes all rights. I am particularly concerned of all the talk on this forum of the apartments being smaller than on plan. If we sign this and then find out later that it is smaller then the 5% allowed for in the S and P, we have no recourse. TB - any advice on this?

Incidentally, if one could prove the flat was smaller by 10% and they did accept liability, would the compensation be based on the full 10% shortfall or just the 5% outside the original 5% allowed forin the S and P.

True Blue

December 13th, 2011, 08:24 PM

It would depend on the wording, but in general the variation clause was put there as it accepts that refining of the design will be necessary and that minor variations should be absorbed. Therefore if the variation is considerable then the entire difference should come into consideration. In other words if the variation is 3% then nothing changes in the price, however if the vatiation is 10% then the revised price will be 90% of the SPA (which must be registered) and a 10% refund will be due.

The problem is that you need to get the apartment surveyed by someone with attested qualifications and a license and then find out what area is being entered on the title deeds. If it is considerable different to what you bought then clearly you can not accept this new clause served "under duress".

True Blue

December 13th, 2011, 08:25 PM

Imre

December 14th, 2011, 05:46 AM

It is good that the units have seperate meters which will allow you to pass the bill to the tenants, however I believe Empower are notorious for their unreasonable capacity charging. Ask any JBR owner. Even if you do not use your ac you will still be paying hefty fixed charges.

With the fix capacity charge you will pay less then if the developer ask 5 dhs/sqft/year for ac.

That one also the same , you will pay 5 Dhs/sqft/year if you use or not , but I think better the seperate meters , at least tenants will not waste the energy , they will use just when its need.

I spoke another building tenants, one of them said , the ac always on for him, when its too cold he just open the windows :) :lol:

True Blue

December 14th, 2011, 11:11 AM

^^:lol:

I guess residents won't need to register with Empower until around March as the winter is here now. I wonder if that is an alternative to paying the capacity charge every month, just disconnect the ac in the winter.

Josau

December 14th, 2011, 11:49 AM

The chiller (Ac) system in Dubai Marina just waste of energy and money , all units should have individual ac meters and people should pay after the consumption.

At the JLT I have to pay capacity charge+ service charge +consumption but my yearly PDC bill minimum 30% less then similar apartments in Dubai Marina.

^^This why we are trying to vote to install individual a/c meters in MVT at the next general meeting. People waste a/c, they leave the balcony doors open in summer to "cool" there balcony. Totally ridiculous.

carpetking

December 14th, 2011, 07:59 PM

^^This why we are trying to vote to install individual a/c meters in MVT at the next general meeting. People waste a/c, they leave the balcony doors open in summer to "cool" there balcony. Totally ridiculous.

really ??????

Josau,is it possible to install a individual a/c meter in every apartment tower ?

Cool banana

December 14th, 2011, 08:33 PM

really ??????

Josau,is it possible to install a individual a/c meter in every apartment tower ?

^^
Possible. Yes. Feasible. Only maybe.

Anybody knows if you need a post address to register with DEWA, or can you just use your apartment and get bills online?

Josau

December 15th, 2011, 09:21 AM

really ??????

Josau,is it possible to install a individual a/c meter in every apartment tower ?
^^Our building management company claims that it is possible and will cost about 1000 dhs per unit. Afterwards there would be a maintenance charge of 180 dhs per year. We shall see what the GA will bring, but I am all in favor of this. Would be good for holiday homes, too, as they use the a/c less.

Josau

December 15th, 2011, 09:26 AM

^^
Possible. Yes. Feasible. Only maybe.

Anybody knows if you need a post address to register with DEWA, or can you just use your apartment and get bills online?
^^From my experience you need a UAE PO box, when subscribing ( I used one of a friend). The bills can be viewed and downloaded online with DEWA online portal. To pay through their online portal, you would need a UAE credit card.
They will send you either an e-mail or a SMS via a UAE mobile phone to inform you about the bill. If you have a savings account (non resident) with Emirates NBD you can see what amount you are due to pay and you can pay online through their payment option on your personal online pages. Same for DU btw.

MANUTD

December 15th, 2011, 10:01 AM

^^Our building management company claims that it is possible and will cost about 1000 dhs per unit. Afterwards there would be a maintenance charge of 180 dhs per year. We shall see what the GA will bring, but I am all in favor of this. Would be good for holiday homes, too, as they use the a/c less.

Would ther be enough electricity input for individual units ? as well that dedicated to the overall buildings a/c ?

I am all for individual A/C but not technical enough to understand the logistics :cheers:

Josau

December 15th, 2011, 12:38 PM

Would ther be enough electricity input for individual units ? as well that dedicated to the overall buildings a/c ?

I am all for individual A/C but not technical enough to understand the logistics :cheers:
I don't understand how it will work myself. I don't think it is the electricity used for a/c which will be measured, but the amount of chilled water, a little bit like the hot water meters for radiators in collective heating systems.

True Blue

December 15th, 2011, 12:44 PM

In a metered system the apartments have meters fitted on the chilled water pipework to measure the volume of chilled water circulated to the ac fan coils. It is your own electricity that powers the fan units. The beauty of having a third party chiller company like Empower is that the plant and equipment belongs to them and they will maintain it within the energy revenues they receive.

The big plus for the developer is that they don't have to pay for the installation of all the plant and equipment that is required for the cooling system,only the ventilation and fan units. The capital cost is put onto the energy bills and paid for by end users.

I am interested to see how this system works as I often see people in JBR and Executive towers complaining about capacity charges. So if youmake use of the system it should work out cheaper whereas if your apartment is empty for long periods then you are paying capacity charges for something you are not using. I have private metered supply in my apartments and you are basically charged pro rata of the gross building useage as determined by your meter consumption reading as a percentage of the total meter readings for the entire building. So I get 1 bill a year, but I can still use it to bill the tenant on a 2 monthly basis.

BlueHorizon

December 17th, 2011, 07:23 AM

TB, thanks for your response on my questions on the dimensions of the apratments and suggestion to get a qualified surveyor to measure it. Do you or does anyone else know of anyone in Dubai they can recommend for this?

True Blue

December 17th, 2011, 11:15 AM

I would probably just measure it myself or use someone with the ability to acurately measure it first. Establish the deviation from what was expected and if it is more and Select are not playing ball, THEN employ a registered surveyor to independantly produce the confirmation and evidence.

getoffmysand

December 18th, 2011, 01:41 PM

http://img265.imageshack.us/img265/6393/imag0111m.jpg (http://imageshack.us/photo/my-images/265/imag0111m.jpg/)

True Blue

December 18th, 2011, 01:51 PM

^^Is that a hot tub I see? Good quality pool furniture also. They are being very thorough, making sure the life belts float. :okay:

Anyone got keys yet?

Imre

December 18th, 2011, 01:52 PM

http://img265.imageshack.us/img265/6393/imag0111m.jpg (http://imageshack.us/photo/my-images/265/imag0111m.jpg/)

Those units on the 1st or 2nd floor will have the best view :)

suzo53

December 18th, 2011, 06:38 PM

Those units on the 1st or 2nd floor will have the best view :)
thankyou so so much for the pic imre ,the quality of the pool furniture as took us by surprise,thankyou once again ,do you think that is a hot tub ?could you take any pics of the reception and the gym if they will let you in
very kind regards and all the best for 2012

suzo53

December 18th, 2011, 06:47 PM

http://img265.imageshack.us/img265/6393/imag0111m.jpg (http://imageshack.us/photo/my-images/265/imag0111m.jpg/)
thank you so much for the pics ,it means so much to see a light at the end of this project ,all the best for 2012 ,any internal pic would be great too

Cool banana

December 18th, 2011, 08:20 PM

Been inside recently. Keys start to handover from today. Very nice finishing of both apartments and common areas. Gym is not ready - they are putting wooden floors. Maybe in a month. Still a little construction work/finishing work is going as well.

Biggest dissapointment:
At the botanical floor they have made two apartments facing the sea. Unfortunately this is obstructing the access to the seaview side for people going to the botanical area. This means e.g. no sunsets from up there. Roughly those apartments cost 1mill. a piece. Which means that Select is taking a little extra profit but IMO dissapointing all owners/residents. Those apartments were not yet finished, which indicates this was late decision to make those - and for this SELECT should be bashed!!! Greed. I am sure all owners would rather have chipped in an extra 5k than having the botanical area destroyed. What a bunch of greedy morons at SELECTs office.

Anyways I hope those who will be living there will enjoy.

:banana:

Imre

December 19th, 2011, 05:46 AM

thankyou so so much for the pic imre ,the quality of the pool furniture as took us by surprise,thankyou once again ,do you think that is a hot tub ?could you take any pics of the reception and the gym if they will let you in
very kind regards and all the best for 2012

The pic from getoffmysand , I just reposted!

paul66

December 19th, 2011, 12:08 PM

http://www.tigerzilla.com/developments/Botanica_2011_12_19_01.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_02.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_03.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_04.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_05.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_06.jpg

http://www.tigerzilla.com/developments/Botanica_2011_12_19_07.jpg

True Blue

December 19th, 2011, 02:29 PM

^^Looking very nice in the main, however I must admit to drawing a gasp when I saw the flowery wallpaper in the entrance. Maybe it looks better in reality.

Nice pics of the pool views.

johnnyinspain

December 19th, 2011, 04:51 PM

It looks WORSE in real life. I thought it was a joke when I saw it last week.

Nice interiors though....

^^Looking very nice in the main, however I must admit to drawing a gasp when I saw the flowery wallpaper in the entrance. Maybe it looks better in reality.

Nice pics of the pool views.

paul66

December 19th, 2011, 05:58 PM

Some contemporary look that is (!)

davedobbo

December 19th, 2011, 07:45 PM

hilarious! who did that interior design, my nan?
maybe its not so bad, if you go straight into the elevator from the carpark!

FWIW

December 19th, 2011, 08:26 PM

hilarious! who did that interior design, my nan?
maybe its not so bad, if you go straight into the elevator from the carpark!

I am taking bets on how long before someone paints over that floral pattern! I'm guessing within 6 months!

Dubai_Steve

December 19th, 2011, 09:49 PM

http://www.tigerzilla.com/developments/Botanica_2011_12_19_01.jpg

http://i39.tinypic.com/n1wfax.jpg

Done in a propertymagnet feature wall stylie.

True Blue

December 19th, 2011, 10:12 PM

^^Actually I think the PM feature wall looks very classy. Maybe Select should have comissioned her instead of doing a DIY job:lol:

I'm dreading to see what colour the hidden floor is, green or shocking pink? Save us!! :lol:

Edit, my daughter has just voted for plastic grass :)

MANUTD

December 20th, 2011, 01:30 PM

^^Looking very nice in the main, however I must admit to drawing a gasp when I saw the flowery wallpaper in the entrance. Maybe it looks better in reality.

Nice pics of the pool views.

But WHY couldn't they deliver quality elswhere ?? so annoying, but I am happy for BOTANJKCA owners good luck :cheers:

Dubai_Steve

December 23rd, 2011, 12:17 AM

http://i40.tinypic.com/6s3yhw.jpg

paul66

December 23rd, 2011, 01:50 PM

^^
The Botanical Garden is a joke! Even I can do a better job and I know nothing about gardening lol! :ohno:

Anyway, should we not move this thread to completed now?

Dove024046

December 28th, 2011, 12:29 PM

if anyone wishes to sell or rent in Botanica development please let me know as i am in dubai and can help with the sales or leasing and also full property management if you are overseas

What are the conditions for leasing a 1-bedroom apartment in Botanica and which will be more profitable to give for rent furnished unit or naked?

True Blue

December 28th, 2011, 01:35 PM

Can you guys do that by pm. This is not a forum for Agents to advertise their services free of costs.:bash:

True Blue

December 29th, 2011, 12:15 PM

Anyone got their keys yet?

I see plenty of ads placed now, 1 beds from 80k and 2 beds ranging 125k-155k. Seem very ambitious and well above the prices achieved in the tallest block.

Mods can we move this to completed!!

coogiecoogie

December 31st, 2011, 11:38 PM

hilarious! who did that interior design, my nan?
maybe its not so bad, if you go straight into the elevator from the carpark!

any further with collecting your keys

davedobbo

January 1st, 2012, 01:36 PM

Hopefully get them tomorrow

SGrCRAP

January 1st, 2012, 06:59 PM

http://i40.tinypic.com/6s3yhw.jpg

OMG! This looks like a typical Select Group gardening effort - same rubbish plants and same poorly plumbed irrigation system (which will almost certainly leak into the units below)

Best thing to do with the Botanica garden floor is gut it, remove all water supplies and install fake plants and grass.

Select Group and Water don't go together - I think you will have big problems with this 'feature'

paul66

January 2nd, 2012, 12:54 PM

Can anyone tell me how long it takes to get water and electricity connected from DEWA?

Cool banana

January 2nd, 2012, 01:48 PM

Can anyone tell me how long it takes to get water and electricity connected from DEWA?

^^

Normally, 12-48 hours after having giving all required papers and paid all fees.

Do remember to check that the main incoming circuit breaker in your domicile is turned on, likewise with regards to the main valve for the water.

:banana:

torchowner

January 2nd, 2012, 03:39 PM

OMG! This looks like a typical Select Group gardening effort - same rubbish plants and same poorly plumbed irrigation system (which will almost certainly leak into the units below)

Best thing to do with the Botanica garden floor is gut it, remove all water supplies and install fake plants and grass.

Select Group and Water don't go together - I think you will have big problems with this 'feature'

Forget Select and Water. Select and constructing buildings DO not go togther.:lol::nuts:

Imre

January 3rd, 2012, 12:16 PM

Just visited the Botanica today, I think the best project from the Select probably because of the main contratctor, finishing is really good :)

Will post pics soon.

Imre

January 3rd, 2012, 12:25 PM

3/January/2012

Botanica Tower , 1 BR , unit nr 10

http://i39.tinypic.com/iqd7cm.jpg

http://i41.tinypic.com/13zy5n5.jpg

http://i42.tinypic.com/23sao38.jpg

http://i40.tinypic.com/15zilo2.jpg

http://i39.tinypic.com/nwdn9v.jpg

http://i42.tinypic.com/xldufc.jpg

http://i41.tinypic.com/zsq1vo.jpg

http://i40.tinypic.com/23lnjv4.jpg

http://i42.tinypic.com/2dirgh4.jpg

http://i41.tinypic.com/hslt00.jpg

http://i44.tinypic.com/35ho5z4.jpg

http://i44.tinypic.com/mj1q39.jpg

http://i44.tinypic.com/20aba7k.jpg

http://i43.tinypic.com/25tgfoy.jpg

http://i39.tinypic.com/2whihb7.jpg

Imre

January 3rd, 2012, 12:30 PM

3/January/2012

Botanica Tower , botanical garden

http://i41.tinypic.com/t6xy5x.jpg

http://i41.tinypic.com/ku736.jpg

http://i43.tinypic.com/264td9w.jpg

http://i41.tinypic.com/t5nbdh.jpg

http://i44.tinypic.com/wiq3ab.jpg

http://i43.tinypic.com/119rvo0.jpg

http://i41.tinypic.com/11ht2mr.jpg

http://i40.tinypic.com/ei6te9.jpg

http://i39.tinypic.com/14ufjuf.jpg

http://i40.tinypic.com/2gwicsh.jpg

http://i44.tinypic.com/14v6aaa.jpg

Imre

January 3rd, 2012, 12:34 PM

3/January/2012

Botanica Tower , pool area

http://i39.tinypic.com/35011r4.jpg

http://i42.tinypic.com/15n0guc.jpg

http://i44.tinypic.com/263ttua.jpg

http://i40.tinypic.com/2v7v6hj.jpg

http://i42.tinypic.com/15mz345.jpg

http://i39.tinypic.com/ka1jxt.jpg

http://i44.tinypic.com/33tp36x.jpg

http://i43.tinypic.com/2cehv6a.jpg

http://i41.tinypic.com/xbzeom.jpg

Imre

January 3rd, 2012, 12:37 PM

3/January/2012

Botanica Tower , gym, sauna , steam room

http://i42.tinypic.com/mifbph.jpg

http://i42.tinypic.com/4g6bts.jpg

http://i40.tinypic.com/34ybmlf.jpg

http://i43.tinypic.com/2vl860m.jpg

http://i43.tinypic.com/2rmntrd.jpg

http://i43.tinypic.com/vgr794.jpg

http://i41.tinypic.com/a434f9.jpg

Imre

January 3rd, 2012, 12:39 PM

3/January/2012

Botanica Tower , lobby and entrance

http://i44.tinypic.com/20rseft.jpg

http://i43.tinypic.com/bf4cgz.jpg

http://i44.tinypic.com/2i9t1yd.jpg

http://i40.tinypic.com/n2mogk.jpg

http://i43.tinypic.com/1z2f5uu.jpg

http://i43.tinypic.com/15znrlu.jpg

http://i43.tinypic.com/3517hja.jpg

http://i44.tinypic.com/nfl7pg.jpg

http://i42.tinypic.com/111rqkx.jpg

http://i39.tinypic.com/2zdoe1z.jpg

Imre

January 3rd, 2012, 12:54 PM

Botanica Tower interior photos, lobby,pool area gym,etc.. , Dubai Marina

3/January/2012

http://i44.tinypic.com/2dqoyzr.jpg

Photos here:

http://www.flickr.com/photos/imresolt/sets/72157628696807569/

True Blue

January 3rd, 2012, 01:59 PM

Just visited the Botanica today, I think the best project from the Select probably because of the main contratctor, finishing is really good :)

Will post pics soon.

Finishing is very good Imre, I think the prices charged by the developer has influenced the improved level of finishing.

Prices were well above Cayan and Emaar levels, however I feel the finishing has not reflected the original prices charged and is no better than Park Island or Silverene for the 50% premium charged by Select.

UK_TO_DUBAI

January 3rd, 2012, 04:13 PM

johnnyinspain

January 3rd, 2012, 06:04 PM

Botanica: Apart from the fact that it has the WORST reception area in the Marina; it is no where near as good as Silverene in fit out quality, has a dreadful location boxed in and on the main road, and is impossible to get in or out of by car during weekends, is not within walking distance of the Metro and you take your life into your own hands trying to cross 6 lanes of highway to get into Dubai Marina.... Other than that it is great!!! :bash:

Not an agent for anyone, just someone who bothered to check out the Thieves at Select and decided NEVER to buy from them. And also looked VERY carefull at the "LOCATION LOCATION, LOCATION" before buying....

Thank you Imre for the great photos...I have two same type of 1 bed units..I have got excellent offer for both of that as view and finishing is one of the best in Marina..

Please read the comment from neutral people like Imre who is genuine in his comment...

Ignore the crap from the Cayans well known Agent ..

True Blue

January 3rd, 2012, 06:35 PM

Finishing is very good Imre, I think the prices charged by the developer has influenced the improved level of finishing.

Prices were well above Cayan and Emaar levels, however I feel the finishing has not reflected the original prices charged and is no better than Park Island or Silverene for the 50% premium charged by Select.

Thank you Imre for the great photos...I have two same type of 1 bed units..I have got excellent offer for both of that as view and finishing is one of the best in Marina..

Please read the comment from neutral people like Imre who is genuine in his comment...

Ignore the crap from the Cayans well known Agent ..

Are you dissagreeing that Botanica cost 50% more than Silverene?

I did not say that Botanica was a crap development, it is a good development done by a crap developer who has not delivered quality of specification in line with the sales price. Specs in the apartments could have been higher, the fabric of the building is not of a very high standard/cost. Infact I am positive that the cladding/curtain walling system is the exact same system used in Dorrabay and i have openly criticised the cladding at Dorrabay(a development sold at less than half the price of Botanica). The system used at Jewels and Silverene is far superior. Look closely also at the balcony detailing between Silverene and Botanica. Silverene would have cost 3 times as much to produce.

If you look closely at the original renders of the building you will see that the building has been value engineered from it's original design to maximise profit for Select. The original renders mirror more closely a level of quality that has been delivered at Silverene.

UK_TO_DUBAI, do you see how I back up my opinions with fact and not just shout down people like you constantly do(most of the time).

Good luck with your investments, as it is clear you have several Select purchases and presumably did not buy them to live in yourself.

Imre

January 3rd, 2012, 07:04 PM

I also saw the Select's secret apartments ( 2 x 1 Br ) on the botanical garden floor , thats cool, big terrace , great view and easy acces for the garden,still workers there but finishing will be the same as penthouses..

It was just released few weeks ago and already sold out ..

RedWayne28thfloor

January 3rd, 2012, 09:16 PM

Looks absolutely stunning, love it, great views on the first few pictures as well

MANUTD

January 3rd, 2012, 11:00 PM

Thank you Imre for the great photos...I have two same type of 1 bed units..I have got excellent offer for both of that as view and finishing is one of the best in Marina..

Please read the comment from neutral people like Imre who is genuine in his comment...

Ignore the crap from the Cayans well known Agent ..

Can't deny quality is very here but was priced welll above for eg Silverene which is as good in quality

Just wish SG had delivered quality elsewhere like this i wouldnt feel so shafted then

Good luck with your purchases here -- it will make up for the other sh#te ones I guess :cheers:

HappyLarry

January 4th, 2012, 03:15 PM

The rose garden mosaic lobby looks OTT and a bit victorian. A Bonsi tree or two on a dark background would have been cheaper and more calming.
I am not an investor here so apologies to owners.
:ohno:

PrincessTower

January 4th, 2012, 03:26 PM

Dove024046

January 4th, 2012, 04:16 PM

When the equipment for gym is istalled, interesting to what will it be. Does anybody knows what brand the household appliences is to be installed?

noir-dresses

January 4th, 2012, 04:51 PM

Dubai_Steve

January 4th, 2012, 05:48 PM

I agree, for a holiday home I would prefer this location but for business worker I would prefer Silverene's location. Studios and 1 beds here could do well if rented out as holiday home. Right next to Grosvenor house also. I think the quality is great and I like the mosaic lobby actually. I would be tempted to buy a studio here as the advertised resale prices are very attractive now and could get 10% gross yield on long term lets and a lot more on short term holiday lets. The only thing putting me off would be the service charges. Anyone know the rate for this, probably higher than the Torch since they have the garden to service.

True Blue

January 4th, 2012, 05:51 PM

IMO the entrance is daring, bold, vibrant, and colorful. very much in line with the name of the tower. great so see a design out of the ordenary!! good to see mosaic instead of wallpaper prints. love it.

only thing the lobby could use in addition is a few real plants (or flower bouquets).... nothing easier than that.

I think the mosaic would work better on the botanical garden floor. the concept of the botanical garden has been ruined by the backdrop of cladding panels. Think how good it would look with the mosaic or even mirrors.

I have seen a great mosaic picture of a beach surf scene done on a full wall facing the tower's swimming pool. Again that would have worked at Botanica, possibly better than in the reception where the environment is controlled and the options are limitless.

True Blue

January 4th, 2012, 05:59 PM

Building looks great, and feels great. What's wrong with the location any way ?

It has every thing a person would want in a holiday home, good sea views, the pool terace is also more than great.

Silverene is a solid building, but a holiday home owner will always pick a location close to a beach rather than next to a mall.

In the end every home feels good after you get use to it.

Good point about the holiday home. Holiday makers are less affected by peak traffic problems. And yes, they are likely to visit the beaches and hotels more often than the Malls.

Facilities at Botanica are all good quality and views will look good on a website for short term lets.

Dubai_Steve

January 4th, 2012, 06:25 PM

I think the mosaic would work better on the botanical garden floor.

I think that would clash with the actual plants and flowers, better to set the theme in the lobby in my opinion but I agree the cladding is a little bit ugly on the botanical floor.

Dubai_Steve

January 4th, 2012, 08:06 PM

Botanica video - taken 1 month ago

cHjCL9K7FOk

Imre

January 5th, 2012, 12:13 PM

Gym staff just arrived today:

http://i39.tinypic.com/33uvn0g.jpg

davedobbo

January 5th, 2012, 03:43 PM

hi guys,
i am now moved in. 1 of only 3 or 4 i think.
if there are owners with questions then ask and i will try and give unbiased answers. for now at least.
the appliances are: Brandt
dave

paul66

January 5th, 2012, 04:04 PM

^^

What are your initial impressions now that you have moved in?

Beppe786

January 5th, 2012, 04:51 PM

Please move this to completed section

Dubai_Steve

January 5th, 2012, 05:49 PM

^^

What are your initial impressions now that you have moved in?

Yes and do those flower mosaics remind you of a memorial to Pat Butcher or are they OK to live with :)

paul66

January 5th, 2012, 09:52 PM

^^
Lol!! Classic!!!! :lol:

davedobbo

January 6th, 2012, 07:09 AM

hilarious! who did that interior design, my nan?
maybe its not so bad, if you go straight into the elevator from the carpark!

to be honest, i take it back. it looks really good close up and has a nice feel to it.

initial impressions are: fair bit of work still to do but looking good for when its complete.
i won't bother with photos, imre's ones are much better anyway.
firework display on the beach last night was great to watch from the garden.

AppleMac

January 6th, 2012, 09:46 AM

Perhaps it's me, but I quite like the flowery Lobby. It just makes a change from the usual 'Dubai' designs we get everywhere else.

noir-dresses

January 6th, 2012, 01:51 PM

Perhaps it's me, but I quite like the flowery Lobby. It just makes a change from the usual 'Dubai' designs we get everywhere else.

Not just you Apple, the entrance is great, very modern, and very artistic/chic.

Good blend of colours, even the floor looks good.

I would live there in a heart beat.

Beppe786

January 6th, 2012, 02:00 PM

i don't mind the flower tiles.. ill say different!

Kingsmaite

January 6th, 2012, 02:31 PM

The lobby looks great. What they have done with the colours and furniture looks pretty good to me - very contemporary and striking.

Can anyone recommend a holiday let agency? We are going to rent ours out as a holiday let.

Davedobbo - are you pleased with your apartment? Have they ironed out all the snagging? Plumbing and electrics all working OK?

paul66

January 6th, 2012, 02:44 PM

Dave have you already furnished out your place as you are already living in there?

Dove024046

January 6th, 2012, 06:10 PM

hi guys,
i am now moved in. 1 of only 3 or 4 i think.
if there are owners with questions then ask and i will try and give unbiased answers. for now at least.
the appliances are: Brandt
dave

Have you connected to DEWA and Empower yet? If yes is infrastructure of power and water supply in unit working well? Since the paragraph 3.1 in first variation addendum a bit confuses... And were there any other payments besides general and reserve fund and common area utilities secur.depst. And affection plan charge (still don't understand what are those charges...)

Dubai_Steve

January 6th, 2012, 07:43 PM

What is the best & closest option for beach access from here? Is there a public beach nearby or a hotel that will allow pay as you go beach club usage?

Imre

January 7th, 2012, 05:17 AM

What is the best & closest option for beach access from here? Is there a public beach nearby or a hotel that will allow pay as you go beach club usage?

Public beach next to Royal Meridien or you can use the hotels beach , they have daily rate , I dont know how much they are charging now.

davedobbo

January 7th, 2012, 05:36 AM

Blimey,
I'll try and answer as much as I can.
Haven't done empower, temp in the apartment is ok. The glass keeps the heat out if the doors are closed and it's lovely for sunbathing during the day with the doors open.
DEWA was easy, but beware it will take 24 hours for connection. I called their emergency line and managed to speed up the process.
So far, I have a cardboard box dining table and an air bed. Shopping is on going. Something Dubai has plenty of, is shops.
Nearest beach is right next to royal meridien. I have enquired about beach club memberships at both the habtoor and the royal meridien and negotiated group discounts. Mail me for details.
I would say it will rent well for holiday let's, had a go in the hot tub yesterday at sun set and I'd say that would be a good seller. Pool is freezing, no heater yet.
Gym equipment is being put together at the moment.
Water pressure is good, but half a bath and the hot has run out.
All electrics work but never enough plugs, a common problem in dubai but still no excuse.
Plastering and tiling is first rate and I never expected to say that.
Kitchen needs some work and I'm waiting for someone to get back to me.

Hope this helps

Kingsmaite

January 7th, 2012, 03:39 PM

Thanks for the feedback davedobbo. All good except the hot water situation -that doesn't sound right.

I will pm you for details on beach club membership. Hope you manage to iron out the kitchen trouble!

Dubai_Steve

January 7th, 2012, 05:22 PM

Possibly you can increase the temperature of the hot water tank so that it is hot enough when mixed with cold to fill the entire bath. Some had the same problem in Silverene.

MANUTD

January 9th, 2012, 09:37 AM

Possibly you can increase the temperature of the hot water tank so that it is hot enough when mixed with cold to fill the entire bath. Some had the same problem in Silverene.

Cmon Dave shower is sufficient --youre not that dirty !

paul66

January 9th, 2012, 08:18 PM

True Blue

January 9th, 2012, 08:34 PM

I haven't heard of it now being 5% of Rera index across the board. As far as I know it is still 0.5% of the SPA price for owner occupiers and 5% of the annual rental per your tenancy contract. Dewa will want to see either document from whoever is registering the account in their name.

Possibly Dewa will apply 5% of RERA index where no information is available, for instance when a local registers the DEWA in their name and is letting the apartment to someone else or the apartment owner can not produce proof of purchase price and registers the supply account using the title deeds.

Imre

January 10th, 2012, 02:36 AM

I am rather confused how much housing/municipal fee I have to pay as a landlord here (with no intention of letting my apartment), I believe it used to be 0.5% of purchase price (LPP price that is!), but now has changed to 5% of RERA Rental Index price. I cant find any info on the RERA web site, other web sites have JULY 2010 index, is there no latest one with fallen rental values??? And also do landlords have to pay the housing fee even if the property is empty?

I have heard the same from another owners , sometimes they just charge a random price also..

They must have all details , if you open a DEWA as a tenant they will have tenancy contract so the rental price there , if you open as an owner they will have title deed or SPA so the purchase price there!

paul66

January 10th, 2012, 09:41 AM

Thanks for the info.
So if I open a dewa account now and then decide to disconnect elec and water few months later does that mean I only pay the monthly housing fee for those few months only?? As I only plan on using my apartment during the winter months to escape from the cold british weather!

Imre

January 10th, 2012, 10:56 AM

True Blue

January 10th, 2012, 11:08 AM

Imre

January 10th, 2012, 02:28 PM

^^Imre, I was told I couldn't disconnect or cancel my account as the owner. Only a tenant can disconnect. Apparently DEWA will only refund the security deposit when the new owner registers their details. This is why there is always an unpaid developer account as they cannot disconnect the supply until the new owner registers the details with DEWA. When a tenant registers the account, the landlord remains as the first name on the bill with the tenants name below.

That was my experience but I know every time I go to DEWA and see a different person there is different rules so we are probably both right in a way. One lady even argued with me that I need to pay a second 1000AED security deposit to reconnect my supply after the tenant disconnected it. When I produced my receipt and full paperwork for the original deposit, only then she backed down. I think some people at DEWA take money home after work when they are dealing with expats that are here for a few days and won't make a complaint.

Yes I remember you told me this before but I think you were in the wrong office or they had no idea what are they doing....

The process is easy, when the tenant got a DEWA account you should ask the final bill, it takes around 4-5 days , after you can get back the 1000 dhs deposit (balance)...but you need the original deposit receipt for it.

I am doing this for few Silverene apt owners now, final bill already in process , I will get back the deposit soon.

Next time when you are in Dubai just bring the original receipt and the property documents (copy ok) and we will do it! :)

paul66

January 11th, 2012, 04:14 PM

Anyone furnished their apartment here yet? Pics would be nice to see :)

AppleMac

January 11th, 2012, 04:53 PM

^^Imre, I was told I couldn't disconnect or cancel my account as the owner. Only a tenant can disconnect. Apparently DEWA will only refund the security deposit when the new owner registers their details.

I've never had any trouble cancelling a DEWA account and getting a refund of the security deposit as an owner - are you going to the office behind the Mazaya centre?

True Blue

January 11th, 2012, 05:41 PM

I've never had any trouble cancelling a DEWA account and getting a refund of the security deposit as an owner - are you going to the office behind the Mazaya centre?

That was the office that wanted me to pay another security deposit but "let me off" when I was able to produce the original receipt. The office that would not let me cancel my account was the main office near Wafi centre. The lady told me I need to keep the account as I am the Landlord/owner. When I asked again why can I not get my deposit back now that the tenant has paid the deposit she said "only when I sell the apartment and leave Dubai". That was a long time ago so it sounds like things have changed or the training within Dewa has improved.

AppleMac

January 11th, 2012, 06:48 PM

^^

Never been to the office at Wafi, have always done everything at the Mazaya center. I have discovered that whatever you do in Dubai (DEWA, Etisalat, Emirates ID etc.) always go back to the office you originally did the paperwork with - Dubai (& the UAE) is not as electronically connected as they reckon.

Dubai_Steve

January 11th, 2012, 07:38 PM

How much are the service charges here?

SGrCRAP

January 11th, 2012, 07:39 PM

That fire extinguisher will come in handy - good foresight from Select - best to let the occupants put out the fires rather than trust the fire control systems.

True Blue

January 12th, 2012, 12:03 AM

How much are the service charges here?

Just over 17AED/ft but a/c is metered seperately so this figure does not include a/c.

Realistically it should only be 10AED or less in the first year as the contractor should be contributing to the cleaning and security costs while they still occupy the building.

SGrCRAP

January 13th, 2012, 10:14 AM

Just over 17AED/ft but a/c is metered seperately so this figure does not include a/c.

Realistically it should only be 10AED or less in the first year as the contractor should be contributing to the cleaning and security costs while they still occupy the building.

'Realistic' and 'Select Group' are mutually exclusive. However 'Con artists' and 'Select Group' dovetail together perfectly.

Will be interesting to see if Botanica suffers the same fate as all their other 'lipstick on a pig' developments :ohno:

paul66

January 13th, 2012, 12:29 PM

^^

My god! you really do hate Select dont you!

J39

January 13th, 2012, 01:24 PM

^^

My god! you really do hate Select dont you!

SGrCRAP is one of a group of us who all have good cause to hate Select.
Most of you owners at Botanica are still to find out just what a bunch of con-artists they are.
Two years spent living in at the Point opened my eyes to the depths that they will sink to.
Before anyone leaps to Select's defence , telling me that Botanica was a different contractor and is so much better built than the Point [ both true ], can I remind everyone who has bought at Botanica that you were ripped off with the price you paid.
I am not going to get drawn into the argument as to which is better quality, Silverene or Botanica. All I need to do is remind you guys just how much you paid over the odds per square foot , I believe close to 50% more than the people at Silverene. Also , compare service charges, Select are famous for their service charges.

UK_TO_DUBAI

January 13th, 2012, 03:13 PM

Just let out my 1 bhk apartment for 87500 Aed/year for 2 chq -- was in hurry..could have achieved 90000 if i would had long time.

Gheorghe348

January 13th, 2012, 03:25 PM

SGrCRAP is one of a group of us who all have good cause to hate Select.
Most of you owners at Botanica are still to find out just what a bunch of con-artists they are.
Two years spent living in at the Point opened my eyes to the depths that they will sink to.
Before anyone leaps to Select's defence , telling me that Botanica was a different contractor and is so much better built than the Point [ both true ], can I remind everyone who has bought at Botanica that you were ripped off with the price you paid.
I am not going to get drawn into the argument as to which is better quality, Silverene or Botanica. All I need to do is remind you guys just how much you paid over the odds per square foot , I believe close to 50% more than the people at Silverene. Also , compare service charges, Select are famous for their service charges.

^^Isn't that a bit harsh to come on this thread just to try to make us all feel worse about our properties??

Besides, if im not mistaken silverene was launched at 1200-1400 psf and Botanica was about 1300-1500 so clearly not 50% higher. And I own properties on the marina in other towers not built by Select, some of which have higher maintenance fees.

I understand that you've had a bad experience at the point, but that doesn't necessarily mean it will be that bad for us here.

sbhola2006

January 13th, 2012, 09:15 PM

I am looking to rent my studio at 24th floor let me know if anyone is interested also willing to talk to potential buyers please call me 00447572865042 on weekdays only please

Morrismarina

January 14th, 2012, 07:49 PM

I am looking to rent my studio at 24th floor let me know if anyone is interested also willing to talk to potential buyers please call me 00447572865042 on weekdays only please

Advertisements are not allowed on SSC. Can a mod please remove this post immediately !!

Dove024046

January 14th, 2012, 08:17 PM

Just let out my 1 bhk apartment for 87500 Aed/year for 2 chq -- was in hurry..could have achieved 90000 if i would had long time.

Did you let it through an agency? Can you recommend it? Thank you

HappyLarry

January 14th, 2012, 09:37 PM

Advertisements are not allowed on SSC. Can a mod please remove this post immediately !!

Depends who is advertising. It's OK for some and not for others. Personally, this type of info is helpful to investors.:cheers:

sbhola2006

January 15th, 2012, 10:52 PM

SGrCRAP

January 16th, 2012, 12:28 PM

This is my own property and I am not an agent it's more to know how Botanica is doing and is there any interest , I want to rent or sell and not sure what to do so just advice or anyone interested ,let md know

If you're wondering about what to do I would be tempted to sell. Right now your tower is probably as good as it ever will be. If Botanica goes the same way as other Select developments things will gradually deteriorate as all the short cuts in the build process start to rear their head. In 12-18 months you may start to see mould and damp problems created by long term leaks. Select admit that plumbing is a major problem in their developments They say this is a Dubai wide issue but in reality this depends on how carefully each developer oversees the build process - as we know Select farm out the whole thing to third parties which is why the contractors get away with bodge ups galore - Select also don't have any building expertise so they wouldn't be able spot poor building practice if it was right in front of their faces

When challenged Select will state their developments meet the appropriate building standards but this is a completely worthless statement as the current building standards are completely inadequate compared to international safety standards.

I refer directly to fire safety here. Select stated after two fires (at the Point where the fire system failed to trigger) they had complied with DCD regulations but when the Point IOA brought in external fire safety inspectors they found serious issues on every single floor! - this was just in the common ways - they summarized the whole fire safety system had been installed to a poor standard.

Select still pushed the line that they had adhered to local fire safety standards so draw your own conclusions. DCD fire safety is a complete joke and this allows dodgy developers with no ethics to cut corners and deliver buildings which are actually unsafe compared to international standards.

One other thing - the lid may soon be lifted on Select's attitude to critical life safety systems so this information will become widely known. This may have a negative impact on resale and letting values as people will not want to risk their lives staying in Select developments...

So selling is pretty attractive. The people in the know at the Point are long gone now after they lost all confidence in the building and Select Group.

Morrismarina

January 16th, 2012, 12:56 PM

Not advertising This is my own property and I am not an agent it's more to know how Botanica is doing and is there any interest , I want to rent or sell and not sure what to do so just advice or anyone interested ,let md know

Apologies my silly mistake. I thought you were advertising. :weird:

pelemiller5

January 16th, 2012, 01:11 PM

Hi SGrcrap
WOW dont hold back, does your report/comments on SG mean we who have bought in BC should sell a.s.a.p or in the long run we loose money, simple as. It worries me when short cuts are made on safety especially high rise fire risks.
Keith

johnnyinspain

January 16th, 2012, 06:20 PM

If I were in your shoes an an owner of ANY Select development, and if I could sell without losing too much, I would SELL NOW.

Read the completed threads. You will have problems for a very long time as well as rip off service fee's. If you can get out, as a business decision, I would suggest that you do.

Buy anything on the marina from EMAAR or Cayan, that has good vehicle access and full panoramic views, close to a Metro Station.

Hi SGrcrap
WOW dont hold back, does your report/comments on SG mean we who have bought in BC should sell a.s.a.p or in the long run we loose money, simple as. It worries me when short cuts are made on safety especially high rise fire risks.
Keith

sbhola2006

January 16th, 2012, 06:41 PM

True Blue

January 16th, 2012, 07:10 PM

Ok guys thanks for some candid feedback this is why we have this forum
I guess . Now please advise .. I am an LPP customer SPA price 720000
I paid AED 1150000 , saw a few similar properties being advertised for AED 620000 in the market , assume this is the SPA price , which is 15% less than what was quoted to me on SPA.. Now the question is if day I take a hit if 20%
Will I have to find a buyer who is willing to buy it on LPP, with the SPA conversion to LPP in today's market , how much am I going to NET? I have already paid in the region of 450000 till date , this will make me decide if I should take the hit ? Thanks for your help

Those figures make it clear how Select make so much money. I can't see the cost price of your studio apartment of less than 500ft2 being any more than what you have paid to date, 450k. Yet they will collect a further 700k over the remainder of the term, WOW!!!

I have said a few times before that I believe the construction is slowed to meet the cash flow constraints of the LPP and front loaded SPP payments.This is probably more obvious on the BC project where no overtime is worked to catch up with delays.

I am no real estate expert, but I don't see your apartment being worth much more than 550k, so if you have paid 1.15M then you have a serious negative equity problem.

Morrismarina

January 16th, 2012, 07:44 PM

Ok guys thanks for some candid feedback this is why we have this forum
I guess . Now please advise .. I am an LPP customer SPA price 720000
I paid AED 1150000 , saw a few similar properties being advertised for AED 620000 in the market , assume this is the SPA price , which is 15% less than what was quoted to me on SPA.. Now the question is if day I take a hit if 20%
Will I have to find a buyer who is willing to buy it on LPP, with the SPA conversion to LPP in today's market , how much am I going to NET? I have already paid in the region of 450000 till date , this will make me decide if I should take the hit ? Thanks for your help

When I put my BC unit up for sale with SP they told me a buyer could take over the LPP as the property was still under construction. I was informed that once the property was constructed then the LPP was not transferrable. This was certainly news to me but did not affect my position, but could well affect you. Best to check with SP or SG to see if it is transferrable otherwise you'll have to sell your property for cash.

buster007

January 18th, 2012, 08:33 AM

Sound like after all the glory years of playing the SG saint and luring people to invest in BC and all other SG projects - u jumped ship. I wonder why. Well, good for you.

Wonder where your money now is in the marina - Silverene, perhaps?

Morrismarina

January 18th, 2012, 10:33 AM

micmonro1

January 20th, 2012, 12:28 AM

If you're wondering about what to do I would be tempted to sell. Right now your tower is probably as good as it ever will be. If Botanica goes the same way as other Select developments things will gradually deteriorate as all the short cuts in the build process start to rear their head. In 12-18 months you may start to see mould and damp problems created by long term leaks. Select admit that plumbing is a major problem in their developments They say this is a Dubai wide issue but in reality this depends on how carefully each developer oversees the build process - as we know Select farm out the whole thing to third parties which is why the contractors get away with bodge ups galore - Select also don't have any building expertise so they wouldn't be able spot poor building practice if it was right in front of their faces

When challenged Select will state their developments meet the appropriate building standards but this is a completely worthless statement as the current building standards are completely inadequate compared to international safety standards.

I refer directly to fire safety here. Select stated after two fires (at the Point where the fire system failed to trigger) they had complied with DCD regulations but when the Point IOA brought in external fire safety inspectors they found serious issues on every single floor! - this was just in the common ways - they summarized the whole fire safety system had been installed to a poor standard.

Select still pushed the line that they had adhered to local fire safety standards so draw your own conclusions. DCD fire safety is a complete joke and this allows dodgy developers with no ethics to cut corners and deliver buildings which are actually unsafe compared to international standards.

One other thing - the lid may soon be lifted on Select's attitude to critical life safety systems so this information will become widely known. This may have a negative impact on resale and letting values as people will not want to risk their lives staying in Select developments...

So selling is pretty attractive. The people in the know at the Point are long gone now after they lost all confidence in the building and Select Group.

I totally agree with SGrCrap and I would like to inform Botanica's investors that law are on your side with regards to your unit size. If you were supplied with a unit that is 5% or more less than the size your were promised then the developer has to pay you. Also if the developer supplied you a unit that is 5% or more than the size you agreed to buy then at this situation you are not obliged to pay the difference because you can successfully argue that you did not ask the developer for more when you bought the unit and Dubai's court will accepts your rights to refuse to pay the difference. Please know your rights

I have been very busy finding out some facts and have just returned from Dubai. The trip was an eye opener and believe me everyone I found out some interesting facts which I will share with those who have not yet fallen to SG’s lies and well orchestrated PR games.

More to come from me and I will not hold back for those who are looking for the truth.

paul66

January 20th, 2012, 07:32 AM

Changing the subject for now, does anyone know if the responsibilty of connecting empower lies with the tenant or the landlord?

Kingsmaite

January 20th, 2012, 02:25 PM

True Blue

January 20th, 2012, 05:11 PM

With regard to size the SPA states clearly that if the apartment is over the 5% tolerance threshold that we are liable to pay the additional amount as a pro-rata rate of the purchase price. As a lawyer I see this as perfectly clear and I am sure the courts would interpret it as such. Equally if the apartment is smaller and less than the 5% threshold we are due a refund. I have been advised by Select that our apartments are within the 5% tolerance.

Has anyone found their apartments are much smaller than they expected?

Trying to claim a refund after paying the final completion amount could prove to be tricky.

Unfortunately you are dealing with Select, fair and reasonable are not words they are familiar with. As a lawyer you might be aware that witholding the final payment will be interpreted by Select as defaulting and they will apply to the Land department to have your SPA cancelled. You will then be liable for the penalty imposed by the land department for such default.

Best keep your side of the deal clean and fight them once you have the amunition.

The night

January 20th, 2012, 11:32 PM

I totally agree with SGrCrap and I would like to inform Botanica's investors that law are on your side with regards to your unit size. If you were supplied with a unit that is 5% or more less than the size your were promised then the developer has to pay you. Also if the developer supplied you a unit that is 5% or more than the size you agreed to buy then at this situation you are not obliged to pay the difference because you can successfully argue that you did not ask the developer for more when you bought the unit and Dubai's court will accepts your rights to refuse to pay the difference. Please know your rights

I have been very busy finding out some facts and have just returned from Dubai. The trip was an eye opener and believe me everyone I found out some interesting facts which I will share with those who have not yet fallen to SG’s lies and well orchestrated PR games.

More to come from me and I will not hold back for those who are looking for the truth.

For all you movie buffs and poor souls who are now so dejected you want to give up,,, remember "Erin Brokovich"! Remember "The wizard of Oz". This is the reality. SG are preying on your fear and ignorance using smoke and mirrors. They have become extremely efficient and plausible on these forums. Do not be fooled or give in. They are not as powerful as they would have you believe. They are good at what they do! ( an ambiguous statement indeed),,, take it how you like! They spend more time monitoring and posting on these forums than they do consulting their own lawyer,,, ( yes lawyer,,,and not lawyer'S). The legal people they hire don't last more than a few months before they are quickly replaced by other unfortunate individuals who are under the misconception that SG are only "a little bit" corrupt),,, look and see! ,, these crooks have been repeatedly firing their own legal dept since 2005.

These forums are a powerful medium and SG have learned to exploit it more than you will ever know. SG 'WILL' be exposed. Investors who take them through the Dubai courts will get a refund. Don't threaten them. They will only ignore you. You need to make them see you are serious. I've been reading statements like this on these forums for four years now. I was dubious. "A few brave or rich people with nothing to lose" I thought. Turns out every word they said was true. Now I find myself in the same position as them,,only four years down the road. Do it now. Be brave. You will not fail. SG are absolutely terrified of a mutiny. The only ammunition they have is their conviction that they can fool most of the people all of the time. (you really do have to applaude them I suppose). More and more investors are beginning to listen to people like micmonro. It takes time for the truth to come out, but it's coming now. Yes, it's been a long time but please believe this will end and they will be exposed for the brazen crooks we all know they are.

paul66

January 21st, 2012, 04:01 PM

Kingsmaite

January 23rd, 2012, 03:04 PM

Ok I have just got my 1 bed apartment measured by a professional builder from the UK. My 781sq ft apartment actually measures 730sq ft. Including the internal plaster of the outside walls as per the contract. But on the contract it states this should also include the single parking space!! Then in that case is much bigger! Need some clarity here.

paul66 I can't see where it is expressly stated in the SPA that the car park space is included in the measurement. We just have a proposed floor plan for an aprt no 10 - 854 sq feet. On that plan it only outlines the apt - balcony 11.18 sq m and aprt 68.2 sq m = total 79.38 sq m which is equivalent to 854 sq feet which is correct.

Can anyone recommend a surveyor who can measure ours? I really don't want to sign SP's Variation Addendum/pay final completion monies until the size is sorted out. This new addendum gives them a getout from paying any compensation to the buyer. I had asked for final floor plans and they have refused just stating that the aprts are sized within the expected tolerance of 5%.

davedobbo - you are in now - is your aprt the correct size?

Imre

January 23rd, 2012, 04:39 PM

Just a test pano pic today with mobile , watermarking with mobile also easy now :)

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash4/405460_10151191637550648_741515647_22768266_1960694221_n.jpg

davedobbo

January 24th, 2012, 07:08 AM

paul66 I can't see where it is expressly stated in the SPA that the car park space is included in the measurement. We just have a proposed floor plan for an aprt no 10 - 854 sq feet. On that plan it only outlines the apt - balcony 11.18 sq m and aprt 68.2 sq m = total 79.38 sq m which is equivalent to 854 sq feet which is correct.

Can anyone recommend a surveyor who can measure ours? I really don't want to sign SP's Variation Addendum/pay final completion monies until the size is sorted out. This new addendum gives them a getout from paying any compensation to the buyer. I had asked for final floor plans and they have refused just stating that the aprts are sized within the expected tolerance of 5%.

davedobbo - you are in now - is your aprt the correct size?

To be honest I haven't measured any more accurately since I did my initial snagging. From my measurements then (which didn't include boundaries) and the measurements that paul66 has done I gather that the apartments are approx just inside the 5% tolerance, not including parking space.

davedobbo

January 24th, 2012, 07:10 AM

paul66

January 24th, 2012, 10:27 AM

This is what it states in my contract...
http://www.tigerzilla.com/developments/botanica_contract_size.jpg

Cool banana

January 24th, 2012, 12:54 PM

This is what it states in my contract...
http://www.tigerzilla.com/developments/botanica_contract_size.jpg

It says that contract is including the below items. But not that the parking space is a part of the indicated area. Is the parking area on sketch with the size? if not then surely it should not count towards it.

Finally I believe the guidelines for setting out measurements on rera's homepage rules out the parking space as well.

:banana:

Kingsmaite

January 24th, 2012, 02:59 PM

That is just the definition of what is included in the Property. The Schedule Plan drawing does not include garage space. It just has the measurements of the apartment on it so it is clear in my mind that this is the measurement to go by with regard to the 5% tolerance. paul66 - did your UK builder measure half way between the dividing walls? This can make a big difference to the total area.

I cannot believe SP would be that silly to build smaller apartments outside the 5% tolerance allowed - they know investors are not stupid and would clearly make a claim for the difference.

paul66

January 24th, 2012, 04:02 PM

True Blue

January 24th, 2012, 05:51 PM

Paul, thanks for posting that page on the definition of "The Property". It has cleared up so many issues and leaves me with no doubt as to how your apartment should be measured in line with determining the delivered apartment per the SPA.

Firstly, the size per the SPA will be different to the size as determined by the Rera method of measurement and what will appear on your title plan and deeds. The SPA method of measurement clearly states that you measure to the structure of the building and NOT the middle of the walls etc. These are the "structural dimensions" the builder works to as it is impossible to position a wall with the plaster already applied. Sometimes the plaster has to be applied a little thicker to take out humps and bumps, called "dubbing out". So the correct method to adopt to check compliance with the SPA is using the NET STRUCTURAL MEASUREMENTS.

The car parking space is mentioned to confirm that a dedicated space in attached to the property, BUT IT DOES NOT COUNT TOWARDS THE NET STRUCTURAL SIZE OF THE PROPERTY. This is clarified in the statement that THE PROPERTY is unit number 9 on the 8th floor and does not include any space above the ceiling finishes or below the floor finishes.

The same method should be applied when measuring the balcony to determine the NET AREA. An allowance should be included to allow for the thickness of any plaster and tile thickness but do not include the structural kicker.

Sounds to me that Select have made a grave error here in YOUR FAVOUR! :banana:

micmonro1

January 24th, 2012, 06:37 PM

[QUOTE=Pro Bono;86448788]As handover proceeds it is essential that all Select Group investors are fully aware of certain facts that significantly change the balance of power in their developments. My experience in dealing with this developer is a messy one. I was an investor in the Torch, however I am now in a much better place and retribution has been served on those who elected to act dishonourably towards me and many other investors. A FULL REFUND plus interest has been delivered.

Pro Bono has tested the legal system and it works.
I know that you are relieved that handover is now being given...BUT beware of the addenda what you are about to sign (especially the LPP).

Please think before you sign as you will just throw your rights away and long-term this will come to bite you.

Follow my posts as well to know your legal rights and why it is absolutely essential not to sign anything that you disagree with.

The night

January 25th, 2012, 03:53 AM

Imre

January 25th, 2012, 04:51 PM

25/January/2012

Dubai Marina and JLT from Botanica (with mobile)

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-snc7/419817_10151200428915648_741515647_22795517_1291175275_n.jpg

Imre

January 25th, 2012, 05:17 PM

25/January/2012

Dubai Marina and JLT from the Botanica

http://i42.tinypic.com/21m96ja.jpg

http://i43.tinypic.com/25aktj6.jpg

http://i40.tinypic.com/rckj00.jpg

http://i42.tinypic.com/359aikm.jpg

http://i42.tinypic.com/2mnrxh2.jpg

http://i41.tinypic.com/2qv3uqa.jpg

Dubai_Steve

January 27th, 2012, 05:18 PM

even though the external finish and location of Silverene cannot be faulted, I much prefer the Botanica. The finish is almost (not quite) as good as Silverene and yes TB we paid a lot more for it. However, the pool and furniture are superb and serviceable; the roof garden not as big as we were told, but still very nice, gym fully equipped and operational and the flowery ceramic tiles in reception look great in the flesh. Silverene's pool is still not servicable, the lobby is a mess, still no lift cards so anyone can wander in and out.

They are similar sized 2 bed units - I have just let out my Silverene after 2 months and after dropping the price. Botanica was let 5 days (!) after handover at 30% higher and with a long queue of prospective.

..

dirtyharry1

January 28th, 2012, 08:53 AM

AppleMac

January 28th, 2012, 09:08 AM

Walked past Botanica this morning and thought that the 'flowery' reception was quite good - could have been a bit bigger though.

All in all a very nice development.

True Blue

January 28th, 2012, 01:16 PM

The only problem is access to the parking... will be a nightmare on the weekend to.

But yes, pool, jacuzzi, steam room, sauna and gym are very nice there and already fully operational... unique in Dubai:-)

Not surprising, the developer has made an absolute fortune here. It would be impossible to start a fresh in todays financial climate and sell at the record breaking prices that these fairly small units sold for. I'm not sure there is another development finished in the marina that sold at rates as high as here.

A good example of how a well presented/finished job can attract tenants.

Imre

January 30th, 2012, 08:15 AM

From Botanica with mobile

30/January/2012

Palm Jumeirah

https://fbcdn-sphotos-a.akamaihd.net/hphotos-ak-ash4/416929_10151220899560648_741515647_22863625_966371320_n.jpg

The night

January 30th, 2012, 09:54 AM

Quote:
Originally Posted by MANUTD View Post
Yes i'm in here unfortunately - I'm told quite a few are in Arbitration in THE TORCH -- but i dont know of any "victories" as such

Yes, MANUTD,,,, you are correct,,,, Arbitration has been successful for many investors.

Why would SG want "victories" splashed all over these forums?

Wonder what agreement they reached?

All the regular disgruntled contributors to these forums who spent so much time threatening legal action have disappeared into thin air.
Do you think they 'gave up' ,,,,, or did SG just have them all shot? Investor activity on these forums is now a fraction of what it was a year ago.
The only regular contributors left are 'SG', 'Imre',, people who signed addendums and others who seem to be overly concerned about the views from their balcony's.

So many of those unhappy people who 'posted' with such conviction ARE gone. How come?

They have reached an amicable resolution and signed gagging clause. Remember 'Mistermark'. He DID tell us a long time ago
The night está en línea ahora Report Post Edit/Delete Message

Imre

January 30th, 2012, 04:33 PM

30/January/2012

Botanica

http://i43.tinypic.com/2li7dle.jpg

http://i40.tinypic.com/350s9di.jpg

Dubai_Steve

January 30th, 2012, 04:48 PM

Spectacular views. I really like this tower. If only Cayan could have managed to sell Silverene for a little more, then maybe they could also afford to clean the building and provide a gym :)

Imre

January 30th, 2012, 05:55 PM

Spectacular views. I really like this tower. If only Cayan could have managed to sell Silverene for a little more, then maybe they could also afford to clean the building and provide a gym :)

Yes, I agree , these pics from Botanica, today:

http://i39.tinypic.com/11ay0ly.jpg

http://i43.tinypic.com/vnyrmp.jpg

http://i40.tinypic.com/zuqbm0.jpg

http://i44.tinypic.com/2q3raf7.jpg

http://i39.tinypic.com/104n8uw.jpg

http://i42.tinypic.com/jkvnlt.jpg

http://i42.tinypic.com/2pyx0tg.jpg

True Blue

January 30th, 2012, 07:29 PM

Spectacular views. I really like this tower. If only Cayan could have managed to sell Silverene for a little more, then maybe they could also afford to clean the building and provide a gym :)

Yes, I agree

I think if investors had the benefit of hindsight and choice, Botanica investors would prefer to pay £50k less for their 1 bed apartment and wait a few months for the pool and gym :D

Lets keep things in perspective guys!

True Blue

January 31st, 2012, 09:22 AM

Courtesy of Desert Diver;

http://www.ablazewithlight.com/cityscapes_dubai_DSC_7965_sRGB_y.jpg

Green neons on the garden deck and roof spars, anyone?

UAE Investor

January 31st, 2012, 10:28 AM

I think if investors had the benefit of hindsight and choice, Botanica investors would prefer to pay £50k less for their 1 bed apartment and wait a few months for the pool and gym :D

Lets keep things in perspective guys!

I agree !

Can,t use the pool this time of year anyway...

Way to cold ,yet no one mentions that ?
:)

paul66

January 31st, 2012, 10:47 AM

^^
I used it, and several others too as it is heated! Pool and Jacuzzi is lovely and warm!

Bought-an-aka

January 31st, 2012, 03:22 PM

Dove024046

January 31st, 2012, 05:59 PM

paul66:

Any word on a/c connection? I spoke with EMPOWER today and they told me they would not accept registration/connection until at least next week.

Do you have a/c or are you doing without to date? Not that it is an issue this time of year but I have a tenant going in next week and he was asking what the current a/c situation was.

Appreciate any info.

The electricity and a.c. are working for now. SG is paying for that. We were told by SG that it is needed to connect with empower, however nobody is living in the apartment yet... Relief from an obligations of paying electricity charges...

UAE Investor

January 31st, 2012, 07:20 PM

^^
I used it, and several others too as it is heated! Pool and Jacuzzi is lovely and warm!

WOW i thought most apt towers pools where not ...

Silverene/the torch are they heated ?
:cheers:

johnnyinspain

February 1st, 2012, 06:07 AM

I agree as well.

A "No-Brainer".

Compare like for like with both buildings now open.... Silverene every time. :bash:

I think if investors had the benefit of hindsight and choice, Botanica investors would prefer to pay £50k less for their 1 bed apartment and wait a few months for the pool and gym :D

Lets keep things in perspective guys!

paul66

February 1st, 2012, 10:03 AM

paul66:

Any word on a/c connection? I spoke with EMPOWER today and they told me they would not accept registration/connection until at least next week.

Do you have a/c or are you doing without to date? Not that it is an issue this time of year but I have a tenant going in next week and he was asking what the current a/c situation was.

Appreciate any info.

Nope, havent connected mine to A/C yet, dont really need it yet so dragging my feet.

However, I was looking at another option of buying 2 portable coolers, saw some really good compact, yet powerful ones from carrefour the other day, if this works out cheaper then I wont bother with empower.

Anyone doing this as an alternative?

AppleMac

February 1st, 2012, 10:32 AM

WOW i thought most apt towers pools where not ...

Silverene/the torch are they heated ?
:cheers:

Dunno about them but PI is heated in the winter and chilled in the summer - costs a kings ransome. :lol:

True Blue

February 1st, 2012, 10:49 AM

Nope, havent connected mine to A/C yet, dont really need it yet so dragging my feet.

However, I was looking at another option of buying 2 portable coolers, saw some really good compact, yet powerful ones from carrefour the other day, if this works out cheaper then I wont bother with empower.

Anyone doing this as an alternative?

Where would you place the evaporator units? Building rules generally prohibit anything being placed ouside the building that would affect the appearance, like satellite dishes and a/c units.

paul66

February 1st, 2012, 12:01 PM

This was not the one i saw but very similar...
http://www.ic4uae.com/Product.aspx?productid=12888

jeetha

February 1st, 2012, 12:10 PM

True Blue

February 1st, 2012, 01:30 PM

This was not the one i saw but very similar...
http://www.ic4uae.com/Product.aspx?productid=12888

These units will be no good for you. It works from loading it with a pre frozen ice pack which the built in fan then blows air through it and hence cools the air. So here is the science bit; Firstly you have to use energy through your freezer to freeze the ice pack. The freezer then looses the heat energy to the room at night when the apartment is cool, then the fan unit blows the warming air over it during the day to cool the same space. Very inefficient and only has a very limited capacity.

Similar units have built in heat pumps but need to lead an exhaust pipe out an open door or window to the outside. This is not very suitable either as the open door or window just lets the heat back in.

The building will have communal areas cooled so better just to leave your front door open and let the ac in from the hallway.:lol:

paul66

February 1st, 2012, 03:48 PM

^^
Oh well, there goes my cost-cutting idea out the window :) :bash:

SGrCRAP

February 3rd, 2012, 11:31 AM

I agree as well.

A "No-Brainer".

Compare like for like with both buildings now open.... Silverene every time. :bash:

Big 10 4 on that too. Cayan Properties is a professional developer who have in house expertise - Select Group are just money men with no expertise who sit between the main contractor and a sales front aka Select Property.

Which method do you think would produce the best properties?

Here's a little example of how good Select Group's quality control program is. Don't look too closely - you might not like what you find!

http://i41.tinypic.com/21d04u1.jpg
Hmmm..... this is interesting - haven't seen one of these reducer couplings in the plumbers merchant before

http://i44.tinypic.com/mcdd79.jpg
How strange - it looks like it's a coupling made from silicone sealant

http://i40.tinypic.com/vh6ihz.jpg
The two pipes - 43mm -32mm - if in doubt silicone it up. Trouble is it shrinks over time and leaks.
Every sink trap in my unit was like this! This kind of shit workmanship would get you on TV in the UK.

Dubai_Steve

February 3rd, 2012, 12:24 PM

^^ Those photos of THE POINT are shocking.

http://i40.tinypic.com/157ixhu.jpg

Quality of workmanship and plumbing in Botanica looks good though, I think you will agree?

Bought-an-aka

February 3rd, 2012, 04:02 PM

I want to speak about the quality of property agents in Dubai.

I am a firm believer when you get solid service it should be noted to benefit those who are deserving of praise. Alternately, when you do not receive solid service, it should be noted as well. I would hope others do the same on this site as it is the only avenue many of us have to discuss this issue.

I took delivery of a unit 3 weeks ago in The Botanica, Dubai Marina. I have dealt with approximately 20+ agents in my time in Dubai over the past 10 years. I was an investor in the initial offering on the the Palm Shorelines (sold for a nice profit; nothing more than good luck rather than good management) as well as purchasing several other units in Dubai over the years. In short; I feel I have a reasonably good feel/understanding of the property agents who offer their services in Dubai.

Without a doubt, the best agent I have dealt with EVER is Imre Solt (a long time contributer to this forum both with photos and commentary).

I elected to use his services based upon his unparalleled pictorial history on this site and his incredible contribution to all of us who have benefited by virtue of his pictures and keen desire to keep abreast of the happenings in the Dubai market. You give back to which you receive.

NOTE:.......I am neither his father/brother/friend and/or any other label detractors would like to contribute. My desire to have him market our property was based upon solely upon my instincts that he was hard working, professional, talented and trustworthy. My instincts were correct.

He provided us with the most diligent marketing amongst any agents I've ever used in Dubai. His approach provided us with multiple offers in 2 weeks whereby another agent who we thought would be "top notch" (Louise Heatley/Exclusive-Link who is well known and have an advert posted in the lobby of Botanica), provided us with literally NO offers in 2 weeks.

We literally were stunned as to how we received ZERO correspondence from this agency while Imre presented us with multiple offers over 3 weeks. In the end, the offer we accepted was EXACTLY what we were looking for and was one which an agent we spoke to from Exclusive-Link was "impressed" with".

Once again; no affiliation, just very happy clients. We have already told Imre we will use him for our other units. We were considering Exclusive-Links for ongoing property mangement once we leave but hope Imre considers doing the same.............

Thank you Imre and best regards from Susan and Dwayne

arfie

February 3rd, 2012, 04:12 PM

Bought-an-aka

February 3rd, 2012, 04:28 PM

In my experience over the past 3 weeks:

Exclusive Links (in the lobby).... zero offers
Imre...... 5 offers...... 1 accepted (85,000/ 1 bed)

FYI

SGrCRAP

February 3rd, 2012, 08:23 PM

^^ Those photos of THE POINT are shocking.

http://i40.tinypic.com/157ixhu.jpg

Quality of workmanship and plumbing in Botanica looks good though, I think you will agree?

Steve, not convinced, if the insulation had been correctly cut and installed why are the pipes changing size all the time. It's hardly uniform. A decent job would look really neat with a consistent pipe diameter throughout the run - this looks like the lagging is all over the place underneath the tape.

A load of tape doesn't really mean a thing - we've got lots of tape on our pipes but if the insulation underneath isn't cut correctly it'll condense. The proof will be in the pudding - turn your AC off, open up your access panel and leave it for 2 days. Then put your hand under the elbows and around where the gate valves are. Your tape is brand new so it'll hold in any condensation for a while. If you detect any moisture at all on your hand you could be in for some issues down track.

Not sure about your quality of workmanship statement on a general level - you can see the location markings on the ceiling for the cable on the left hand light which is also not mounted parallel with the removal panels - it's pissed! Also your last left hand last ceiling panel is damaged in the corner. If you want to really see what's going on I'd be happy to come over with my endoscope and take some pictures for you. I somehow don't think I'll be taken up on this offer in light of what's been posted on the Torch thread. I also bet you will report back the pipes are as dry as the Goby desert :)

Imre

February 4th, 2012, 05:49 AM

Thank you Imre and best regards from Susan and Dwayne

Thanks for your comment. :cheers:

davedobbo

February 5th, 2012, 07:19 AM

True Blue

February 7th, 2012, 09:45 AM

Favourite for Select handover sequence looking now like Torch middle of 2011, Botanica following on Jan 2012 then BC April 2012.

From October 2010

Was looking at the contractors build sequence and start of curtain walling when I found this post, delivered with Spooky accuracy :D

MANUTD

February 7th, 2012, 09:57 AM

From October 2010

Was looking at the contractors build sequence and start of curtain walling when I found this post, delivered with Spooky accuracy :D

APRIL 2012 for BC :ohno:

paul66

February 7th, 2012, 12:54 PM

From October 2010

Was looking at the contractors build sequence and start of curtain walling when I found this post, delivered with Spooky accuracy :D

Wow excellent...you need to give me your predictions for this weeks National Lottery :)

paul66

February 8th, 2012, 12:52 PM

Anyone managed to connect to Empower yet?

Pro Bono

February 10th, 2012, 01:07 PM

Ladies & Gentlemen,

The net is closing in on Rahail Aslam. We are making headway with a very senior official at the Dubai government. We have been collecting information on how Mr Aslam has been behaving towards investors and will soon be publishing a file disclosing facts that fully incriminate Mr Aslam.

Anyone wishing to get money out of SG or any of its little subsidiaries, my advice is to do it quickly. I don’t think SG will be around next year.

Heres just a small sample of some data which tells you everything you need to know about Rahail Aslam and his crooked ways.

An excerpt for the lazy;

“Sir Martin Nourse, delivering the Court’s judgment, found that CIL was unable to rely upon the good faith defence because its controller, Mr Aslam, must have known that the £50,000 payment that CIL received was actually made by the Company, rather than by Mr Susca personally, and that the payment was made at a time when the Company was insolvent.”

Full ruling;

http://www.mayerbrown.com/london/article.asp?id=3338&nid=369 (http://www.mayerbrown.com/london/article.asp?id=3338&nid=369)

SGrCRAP

February 12th, 2012, 02:15 PM

Steve, not convinced, if the insulation had been correctly cut and installed why are the pipes changing size all the time. It's hardly uniform. A decent job would look really neat with a consistent pipe diameter throughout the run - this looks like the lagging is all over the place underneath the tape.

A load of tape doesn't really mean a thing - we've got lots of tape on our pipes but if the insulation underneath isn't cut correctly it'll condense. The proof will be in the pudding - turn your AC off, open up your access panel and leave it for 2 days. Then put your hand under the elbows and around where the gate valves are. Your tape is brand new so it'll hold in any condensation for a while. If you detect any moisture at all on your hand you could be in for some issues down track.

Not sure about your quality of workmanship statement on a general level - you can see the location markings on the ceiling for the cable on the left hand light which is also not mounted parallel with the removal panels - it's pissed! Also your last left hand last ceiling panel is damaged in the corner. If you want to really see what's going on I'd be happy to come over with my

endoscope and take some pictures for you. I somehow don't think I'll be taken up on this offer in light of what's been posted on the Torch thread. I also bet you will report back the pipes are as dry as the Goby desert :)

I've spent the last three weeks going over my 3 bed unit in the Point with a fine toothcomb. The smug *unts/Select Group bum chums will no doubt bang on about the Point being totally different to other Select Developments but the simple fact is.... it was built by the same monkeys who built the Torch and the issues I've found are apparently widespread throughout Dubai.

For those who want to get ahead of the curve this is the technical breakdown of what's wrong with DCE's pipe lagging and for that matter pretty much every other building in Dubai which was knocked up on the cheap with no quality control or oversight by the developer. I include Botanica in this category folks as there would have been zero quality control - case in point - the badly installed cladding on the left hand side of the building and an outside perimeter wall which looks about 10 years old. Look at Emaar if you want to see how to do the job properly.

In no particular order:-

- The pipe insulation is not cut correctly around elbow joints, gate valves, drain valves and support brackets (the brackets support the chiller pipe runs by tying them into the concrete ceiling)

- DCE taped all the insulation so it looks like everything is nice and tidy but this is where the problem lies. To identify an area of poor insulation you need to either spot the condensation or feel around each joint very carefully. Where the condensation has presented itself you will always find an area where the insulation is either too thin or is simply not present. You've really got to get your fingers into find the problems - if you feel cold it's a sign the insulation is poor or not there. I've found completely exposed chiller pipe in the worst cases. The difficult places to lag are notorious for gaps in the insulation. Eg where the CHWS pipe runs very close to the AC drain and the pipes touch. Or where the chiller water pipe is up tight against the ac outlet ducting. You'll also find virtually every joint is poorly lagged ie elbows, valves etc.

- I've completed the re-lagging exercise in my 3 bed unit and it's not an easy job if you want it done properly. I stripped back the insulation, removed condensed water and rust, treated corroded areas with zinc oxide, remade the insulation properly, re-taped it and then covered the repaired areas with aluminium foil tape to improve the thermal insulation even further.

- I had to cut two ceiling access holes in the corridor to lag support brackets and two elbows which were poorly insulated. I also repaired any water damage on the ceiling side of the plasterboard - the condensation drips make holes in the plasterboard which will eventually fail and leak directly into your unit. After filling the damaged areas I treated both sides of the plasterboard with an oil based paint to protect them in the event of any future condensation. Shouldn't be a problem now due to lagging everything properly.

- Basically every FCU (fan coil unit) will need a lot of remedial lagging done around it is there are normally quite a few gate valves to allow the unit to be taken out of circuit for servicing/repair etc.

- Someone suggested 700 AED to get this done. If you want some clown to stand on some step ladders and put some tape around your condensing pipes then rock on. It won't solve the problem!

To do this properly the insulation needs to be spot on. Botannica and the Torch do have lagged pipes - so did the Point. The point (pardon the pun) I'm making is I think the probability of the chiller pipes being poorly insulated in the Torch, Botanica, BC etc is almost 1. Ie certain. The condensation problems won't present themselves for a good while after handover as the water will be building up inside the lagging and dripping onto the 60x60 ceiling panels and onto the plasterboard ceilings. The problem will only become apparent about 12-18 months after handover when things start failing due to excessive condensation in your roof voids. If you see your 60x60 panels starting to warp then suspect trouble!

If anyone wants a list of materials let me know - doing this yourself doesn't cost much but it's a dirty and time consuming job. It would be much easier to do it in newer buildings as the surface level rust on the chiller pipes won't have really taken hold yet so you won't have rusty water running down your arms when you open up the old lagging!

Before idiots start posting pro Select crap about all their developments post the Point being top notch and perfect - I challenge these morons to revisit their units 1 year from now (after a nice hot summer) - let's see whether condensation problems have reared their head in SG developments by 12/02/13. If they have - I will be dishing it out to all the twits who drank too much Select Group coolaide