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Old February 2nd, 2005, 06:52 PM   #21
arfie
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Sorry Dubai Steve I think your being slightly over optimistic. Im currently working in the Dubai real estate market and have been doing alot of research your not going to get £400 a week for a 1 bedroom apartment. You will get about £650-£700 a month in the Marina which is very good rent. About £1000-£1100 on a 2 bed apartment. I think you have been mislead by some Sales guy.

Also re: Marina Heights excellent tower but the Sea view isnt great from this tower. Its only about 40% where as the Golf course view is better.

Re: why pitch black read the following website:-

http://www.dubai-marina.co.uk/jumeirah/
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Old February 2nd, 2005, 07:27 PM   #22
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Im sure that I can rent a luxury 1 bed apartment as a holiday let for more than 175 per week!! That is just a crazy low price for Dubai. I have friends here that are waiting to pay 400 per week to go. Note, that I only intend to rent to holiday lets not long term. I understand that 6 month rentals would be around 700 per month but that is not my plan.

by the way, I do really like the Lakes development and am also thinking of investing there, but Marinas are always popular and command a premium, so this is my first choice. Look at all Marinas in history and note how property is higher priced there.

Regarding rents:

Check out this link which explains about holiday rental income (even in the Lakes)

http://www.bonningtontower.com/buytolet.htm
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Old February 2nd, 2005, 07:53 PM   #23
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This site will give you an idea of holiday rental prices in Dubai Marina:

http://www.holiday-rentals.co.uk/ind...reg_refno/1945
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Old February 3rd, 2005, 12:11 AM   #24
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Steve you have to bare in mind there will be so much competition by the time everything is built next year you'll struggle to get what you are after. I like your idea because I am doing exactly the same thing. I have 2 apartments a 1 bed and a 2 bed and I am in the middle of setting up a website www.dubailuxuryholidays.com.

The reason why I think it would be difficult to get £400 a week is because people can get packages for £499 including flights and accomodation. Best of luck.
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Old February 3rd, 2005, 12:47 AM   #25
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arfie, £499 package would be per person, so thats £1000 per week for a couple - subtract 400 for the apartment and that leaves 600 for 2 flights - so this is approx the same price. However, I dont think you'll find anywhere near as chaeap as £499 inclusive package on expedia etc. (outside of Ramadan and Summer period) for a quality hotel near Jumeirah Beach or Marina which is the only area UK tourists really want. (ie. New Dubai) - Some tourists also prefer an apartment as it allows self catering + living space etc.

Take your point about timming of completion of properties all at once. I wonder how many apartments have been bought for holiday lets. I imagine quite a big % are for permenant residents and also long term business lets. I guess I am a risk taker - but thats half the fun!
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Old February 3rd, 2005, 07:15 AM   #26
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A perspective on Dubai property's sustainability

By Anwer Sher, Special to Gulf News
I am often asked about the nature of the demand and supply situation in the Dubai property market and its sustainability. It is indeed not a simple question to answer under any circumstances, even though the euphoria of the property market has been the subject of discussion for a number of years now.

The past 12 months have seen the launch of a number of prestigious and sizeable projects in the real estate arena and, judging by the sales launch of many of them, the demand side of the equation has been strong. Some projects have sold out within hours and this, more than anything, has given rise to the question whether it is the investor buying or the end user.

The current new offerings from the Waterfront, to the Business Bay and selective offering within Dubailand, all have a slightly different slant to them. If one were to see the property market development from the late 1990s, one can see the earlier phase, fuelled by Emaar and its launch, where the novelty of the real estate offerings was a catalyst to quick maturing of the market from those nascent beginnings.

Emaar has pretty much led from the front, establishing its position as a market leader, but also reducing its earlier emphasis on a "co-development" model to a self-developer with an appeal to the end-user market. This has worked well for them principally because they have learned to reduce their time to market and strong reliance on the off-plan sales approach.

Other developers such as Nakheel and Jumeirah Beach Residence (JBR) have also emerged as strong players within the market segments they have identified for themselves. Their actual offering palette is very different in crucial aspects. Indeed, JBR seems to have taken a longer term view with the gradual upscaling of its plans and adopting a positioning that creates a balance between the self-development model and the co-development model, the latter being used more for the hospitality trade.

Nakheel emerges indeed as a major competitor, even though the emphasis here on seaside properties essentially on reclaimed land gives it a longer time to market, but definitely creates an appeal that, in the consumer's perception, is a strong selling point.

While projects within Dubailand have not rolled out in force, as far as the commercial and residential real estate is concerned, knowing from personal knowledge, the offerings that emerge from there set a unique message of living around fun, adventure and an ambiance that sets Dubailand as an important prospect for the real estate market.

So far the challenge of setting residential offerings within leisure and theme parks has been overcome with a bold and innovative urban masterplan, allowing an openness within an infrastructure that tackles potential traffic congestions and cluttered living extremely well.

From the buyers perspective one has a mixed bag of things to consider. There is little doubt that a number of the investors who have bought into the real estate market in Dubai have been investors who will eventually offload the properties.

However, I make the distinction between those investors who are small players looking for a quick flip of the property and their holding period is relatively short, and on the other hand, there are investors who have long holding periods and an investment philosophy that fits into a long term investment strategy.

The former are usually the ones who will line up for each offering, buy whatever is available, and before they have left the queue are busy trying to offload the property to an end-buyer.

The long-term investors have been Middle Eastern and Asian investors who have long been exposed to the long-term investment horizons of the European and American property market and know that property portfolios are held for the long haul. While they might occasionally sell off some of their portfolio for adjustments, they usually rely on the rental market, and that contributes to the yield they seek.

Interestingly the emergence of institutional buyers and specialised real estate funds is a sign that insurance companies too will begin to see the benefits of the long-term strategy. The dictum these investors follow is that property might get sick from time to time but it does not die, and that gives them investment horizons of 20 years plus.

Some people question the number of people who will actually live in Dubai, or rather, having bought property, settle here. Considering the property market has been in the focus for the past four years, it is too early to see how many end-users will be staying in the properties themselves.

Indeed, the basis for settling in Dubai either as a principal place of business or a second home is getting stronger all the time. One has to consider that the emergence of Dubai as a leisure destination purports to the need for more short let accommodations, and there is a fair chance that a number of the apartments currently being sold will end up in the short let market for tourists.

Overall, there can be no doubt that the eventual passing of a property law and other associated legislation will be the boost that all will look forward to. I would imagine that such a measure will greatly boost confidence and bring in a second or third wave of new investors who would possess the savvy and the intent to be there for the long haul.

The author is the UAE-based president of Sher Consulting
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Old February 3rd, 2005, 01:59 PM   #27
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I understand what your saying Dubai Steve I like the idea, I'm going to try it myself as I have 2 apartments on Goldcrest Views both with lake view. I think the figures your quoting are abit optimistic but you never know with Dubai it could actually really happen.

Would you consider buying a villa in Dubailand ?
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Old February 3rd, 2005, 04:10 PM   #28
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Steve-far more optomistic is your 70% occupancy rate plus the lack of contingency for wear and tear and expenses such as linen. Plus package holidays are cheap and will get cheaper with new airport catering for budget airlines and the millions of hotel rooms. The economics (from a tourist perspective) may work on a 4-5 bed house but on a 1 or 2 bed flat? I am sceptical-but as you say if you can take the risk and its not your life savings-then why not!
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Old February 3rd, 2005, 04:45 PM   #29
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Yeap I agree with Kamal on this I think it wont be easy to rent 1 beds for holiday lets. 2,3 and 4 will be more popular for holiday lets. 1 beds will be very good for corporate rents.

Im thinking of investing in a villa at the Arabian Ranches or Dubailand to rent out tourists there later on.
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Old February 3rd, 2005, 08:17 PM   #30
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Ive heard that it is mostly couples without children that are currently touring Dubai on luxury holidays, that why I bought a 1 bed as opposed to a 2 bed. I think it will be easier to fill a 1 bed than 3 bed. Maybe in 5 years when DubaiLand is attracting children, then you would need a 2 bed+.

Im not sure about Arabian Ranches, would consider a DubaiLand villa or apartm later on, if you can get in early and get a good price. However, Im kind of curious what tourist invest. opportunities there will be in the new waterfront dev. at Palm Jebel Ali etc. Cant wait to see the first releases.

I would really only consider a Villa if I planned to live there later or spend long periods of time later in life. If you get 2 or 3 aparatments paid off in 10 years and can buy a luxury villa too you would end up with a very nice tax free life style.

Kamal, agreed 70% is alightly optimistic, but I will be advertising my apartment well. (Linen is cheap - 1 weeks rent per year will pay for upkeep)

The way I see it:

For the matter of a few phone calls and filling in some forms, with no initial money at all (so long as you have a good credit rating) you can end up with a luxury apartment paid off in 10 years - then either take

option

a) Spend 15k (+inflation) tax free per year

b) Sell for £250,000 (my guess to value of a £100,000 Marina apartment in 10 years)

I think you have to be carefull with expensive apartments / villas, usually these dont give enough return on investment. May be better off with 2 cheaper ones, as a 2nd bed doesnt rent for twice that of a 1 bed etc.

Last edited by Dubai_Steve; February 3rd, 2005 at 09:02 PM.
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Old February 4th, 2005, 12:36 AM   #31
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I think the Palm Jebel Ali prices will be pretty high especially as prices wont be released until Palm Jumeriah is open. If that turns out to be a huge success as expected it will shoot up prices in the Palm Jebel Ali. Palm Jebel Ali will be a great tourist attraction. Get something in the Palm Jebel Ali and that will def rent out to tourists.
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Old February 4th, 2005, 07:41 AM   #32
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Property Buzz: Key trends in the Dubai real estate market

It was that dreaded time of the year again. I am talking of the annual "What-have-I-achieved-out-of-my-New-Year-resolutions" list exercise, a list that now seems obviously made in a moment of absolutely mindless optimism on last New Year's Eve.

Utterly dejected, I turned to one source of interesting and (usually) positive news the Dubai real estate sector. And voila, there were some fairly exciting developments in real estate in 2004. Here is my list of the key trends that showed up during the Year of the Monkey:

North by northwest

Primary market prices of residential properties persisted in their upward journey. The big three (Nakheel, Emaar and JBR) have all raised their prices compared to units sold in 2003 and earlier.

On a per square foot basis therefore, a unit on the same project is much more expensive now. Certain projects launched in July 2004 were priced approximately 150 per cent higher than apartments sold in the same project in April 2003. This obviously allowed the developers to capture the premium inherent in the soaring resale market.

More affordable

However, in a neat twist, cheaper properties showed up for the first time. Apartments in the International City and Discovery Gardens projects appeared on the secondary market soon after the launch of the apartment buildings by the master developer in December 2003 and July 2004 respectively.

These studio and one-bedroom units are available in the resale market at prices ranging from Dh250,000 to Dh650,000. Apart from enhancing buyer choice, these projects meet an urgent need.

With a population that is forecast to increase rapidly, Dubai needs all the affordable housing it can get and the addition of approximately 49,000 units should help cool rental rates and prevent Dubai from being a prohibitively high cost city to live and work in. It would make a lot of sense if we saw more of such projects.

City heat

Back in 2001-2002, office space was in surplus and I recall one major developer shelving plans to launch a commercial tower. Now the situation is the opposite. With a near-zero vacancy rate and the closest completion date of new towers being late 2005, office space is suddenly the best girl at the dance.

The resale premia of launched projects are pretty high and prospective office rental yields appear to be very attractive.

Speculators not wanted

The message that the big developers are sending out is very clear: traders need not apply. The reasons are compelling. Speculators corner the market leaving few units for the genuine buyer.

Also, they cause prices to move erratically and out of sync with fundamentals. To lock down on speculation, developers have come up with an array of weapons. The armoury includes increasing the down payment, prohibiting resales before lapse of a fixed period (e.g. six months), insisting on accelerated payment of at least 50 per cent of the next installment before resales are allowed and limiting the number of properties that can be booked by one buyer.

Though the universal dictum of "For every law there is a loophole" applies to Dubai as well, these rules seem to be working.

New kids on the block

Two master projects namely Jumeirah Lake Towers (JLT) and Dubai Marina have witnessed a slew of new residential tower projects in 2004. There is almost a new project every fortnight and the landscape has become slightly confusing with almost similar sounding names that have Marina or Towers somewhere.

The result is that competition among these developers is intense and every project attempts to offer something new. Twenty-four hour security, concierge services, high-speed internet and fancy architecture have become passe.

The latest projects offer maintenance for the first 5 years by the developer, flexible installment schemes and fully furnished units.

There is also a range of prices on offer; from Dh560 per square foot to Dh1,020 per square foot. All this is great news for the apartment buyer who can now really shop around for the best buy.

Private parties

Up to early 2004, only Nakheel and Emaar had the privilege of seeing their projects on the resale market. Properties of these big boys still dominate the resale market but apartment units of some private developers have begun to show up in the classified sections and at a decent premium. This is good news since investors now have an exit route.

Enter the fund

Ever since the freehold property concept was marketed in 2002, the buyers have been mostly real estate agents, developers or individuals. For the first time, private real estate funds have landed in Dubai.

A Dubai-based private equity firm recently announced closure of a $100 million (Dh367 million) fund. The fund is expected to invest largely in leisure, tourism and residential related projects and a lesser part in office, retail and industrial developments and intends to make 5 to 10 investments, aiming for an internal rate of return of 15 per cent.

Most funds are long term professional players who live mainly off the property yields and this long-term investment horizon should help to stabilise and develop the market.

Sales take to the net

For the first time, a developer invited e-bookings for its property launch. Interested persons could register online and a bunch would be selected by random in a process verified by a Big 4 audit firm.

The select few were then invited for the launch to book the property. This sales strategy is quite innovative and ensures transparency and fairness in allocation of properties. It also reduces the unseemly rush that seems to be typical of any Dubai property launch.

Reality check

Property management is a complex and costly activity that covers a bucketful of services. Developers have now realised that the annual service charge is too low vis-a-vis the actual cost of property management.

A big developer recently hiked the charges on one waterfront apartment project to Dh15 per square foot from Dh8 per square foot (an increase of 88 per cent) and the process of rate revision may be repeated for some of its other properties.

In this respect it is interesting to note that most of the properties sold in 2003 and earlier were under priced in terms of service charges. Developers are finally marking up rates to more sensible levels. The impact on net rental yields is another story altogether.

Financiers loosen up

Quite a lot happened in this corner in 2004.

First, Tamweel and Amlak remedied a key grievance and announced that they would part finance the resale premium, making investors to throw their collective hats in the air.

The second development was the bigger flow of bank finance for buyers of privately developed properties. As an example, Mashreqbank currently finances projects such as Goldcrest and Platinum and recently Madina Towers was added to the list. All these apartment towers are on Nakheel's JLT project.

Third, 2004 was also the year in which corporate investors got access to mortgage finance. This move by Amlak will allow companies to purchase houses for their staff, as well as invest in commercial office space. Finance is a maximum of 70 per cent of the property price or Dh10 million for up to ten years.

Fourth, some banks that launched their mortgage products in 2003 went further and introduced resale transactions, refinancing, pre-approved loans, and mortgages for non-residents in 2004.

Lastly, in a market full of variable rate loans, Tamweel came out with what is the UAE's first (and only) fixed rate mortgage product.

All these imply a trend of increasing sophistication of the mortgage market.

Let the liquidity flow

The year gone by saw a very important event, the setting up of Emirates National Securitisation and Finance Corporation (ENSFC) for Securitisation.

Through the issuance of Commercial Mortgage Backed Securities (CMBS) that are listed and traded on international markets, ENSFC will support the real estate sector by attracting international capital.

The way Securitisation works is simple. ENSFC will buy the loans from participating banks. The pooled loans are placed under a trust vehicle, which will the issue the CMBS (i.e. bonds) that will be sold to international investors.

Banks can sell off their mortgage portfolios and reinvest in more mortgages, thus enhancing the liquidity in the system, keeping interest rates at a reasonable level and ultimately boosting demand and growth in the real estate sector.

On a net basis, therefore, it is all good news. Let us see if the Year of the Rooster can top this.

The writer is a chartered accountant and works as manager financial analysis at Nakheel LLC. The views expressed in this article are his own and do not reflect the views of either Nakheel LLC or this newspaper.
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Old February 4th, 2005, 08:31 AM   #33
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Bonyan Emirates says Azure fully occupied

4 February 2005

DUBAI — Bonyan Emirates' Azure has become the first outsourced property in Dubai Marina to be fully occupied and the official key handover has been set during the month, said Ismail Akil Abbasi, chairman, Ismail Akil Abbasi Group and chief executive officer, Bonyan Emirates.

Abbasi said: "The six-storey Azure building (including ground floor) offered freehold ownership for UAE, GCC and expatriate investors. Bonyan Emirates is committed to play a major role in the development of Dubai thus attracting local and foreign investment. The Panoramic building are expected to be completed by July 2006. Prices for the apartments range in between Dh 490,000 for a one-bedroom apartment, and Dh1,900,000 for a 3 bedroom penthouse on the seventh floor. The three-bedroom villas are priced at Dh2,650,000.
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Old February 4th, 2005, 12:02 PM   #34
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Quote:
Originally Posted by Krazy
Bonyan Emirates says Azure fully occupied

4 February 2005

DUBAI — Bonyan Emirates' Azure has become the first outsourced property in Dubai Marina to be fully occupied and the official key handover has been set during the month, said Ismail Akil Abbasi, chairman, Ismail Akil Abbasi Group and chief executive officer, Bonyan Emirates.

Abbasi said: "The six-storey Azure building (including ground floor) offered freehold ownership for UAE, GCC and expatriate investors. Bonyan Emirates is committed to play a major role in the development of Dubai thus attracting local and foreign investment. The Panoramic building are expected to be completed by July 2006. Prices for the apartments range in between Dh 490,000 for a one-bedroom apartment, and Dh1,900,000 for a 3 bedroom penthouse on the seventh floor. The three-bedroom villas are priced at Dh2,650,000.
Wow-ALL SIX floors
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Old February 4th, 2005, 08:31 PM   #35
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Hi everyone,

I'm new to this. I'm looking seriously at further investment in Dubai Marina and have recently seen the video from Time Place. I'm well impressed. What do you think of this location? They tell me the distance from Spinneys is 12-15 mins walking distance, can anyone confirm this? If anyone has got any useful info on this tower, I'd appreciate it .

Thanks
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Old February 4th, 2005, 08:39 PM   #36
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TimePlace good location many of the good apartments with good views are already sold as this tower has been out for quite a while now.
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Old February 5th, 2005, 07:50 AM   #37
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Nakheel launches the sale of apartments

5 February 2005

DUBAI - Nakheel has launched the sale of apartments and penthouses on the last complex on the western side of the Trunk of The Palm, Jumeirah. The new compound is surrounded on three sides by water, and comprises of seven uniquely designed buildings that form a private beachfront community of elegant homes, rich surrounding and unmatched amenities.

The seven beautifully designed buildings reflect the overall theme of The Jewel where each building has a themed luxurious jewel name such as Emerald, Ruby, Aquamarine, Diamond, Sapphire, Amber and Tanzanite. Depending on the purchasers choice of building, residences will enjoy views of the exquisitely landscaped gardens, the crystal clear beach, Burj Al Arab or the opulent marina.
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Old February 5th, 2005, 09:07 PM   #38
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Hi all,

This has to tell you something about what the future holds for Dubai and the property/rental market.


Airline pays $19 billion for 45 Airbus super jumbos

Dubai based Emirates made the largest order of the new Airbus jumbo passenger plane A380 that was launched in Toulouse, France on Tuesday. Sheikh Ahmed bin Saeed Al-Maktoum, Chairman of Emirates, who led a delegation of senior executives from the airline for the launch of A380 said: "I am very proud that Emirates was the first airline to sign for the A380 - and that today we are its largest customer, with 45 of them on order. I am also pleased that we are the launch customer for the freighter version of the A380." He added that this aircraft is a key element in Emirates' future growth. " Air travel is forecast to double in the next 14 years. There are continued constraints on traffic rights and the availability of landing slots - and therefore, large capacity aircraft will be vital to Emirates' need to meet the increasing passenger demand." Sheikh Ahmed concluded that "the A380 is the future of air travel."

for the full article see

http://www.benadorassociates.com/article/11220
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Old February 8th, 2005, 08:30 PM   #39
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Prices of the Marina Heights Tower have increased by approx. 10% in the last 3 months and they havnt even sold all the apartments yet. Construction is to be complete end of Dec 05.
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Old February 9th, 2005, 04:40 PM   #40
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I have just spoken to a lady who went to Dubai last week and has come back an she told me things are just real hectic down there moving at a pace which is just unbelieveable.

Im beginning to think once everything is built the resale market is going to go crazy throughout in Dubai. What do you think ?
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