#PROJECT-Umm Al Quwain: UMM AL QUWAIN MARINA

[EM Concepts]

Hi Everyone,

Thought it was about time for an update on the development. We have a distressed seller of these villas so can now offer them at cost price - AED 580 p/sqf.

Here are some photos from our recent visit to the site;







We do have loads more images - both inside and outside the villas. Please contact if you wish to recive them.

Thanks

[mandoe123]

hi. there is a hand over date delay of one year which now will be 30/06/2010. Emaar say it is to do with electricity problems, should this not have been sorted out at the begining. Also road works had been started but now are also on hold. Any ideas to this.

[EM Concepts]

Hi Mandoe123,

What we have heard from Emaar is that handover has been delayed in order to give clients more time to complete their payments instead of having lots of payment defaults. This is opposed to doing it on a case-by-case bases.

EM Concepts

[mandoe123]

Hi Em Concepts,
I do not know why Emaar is telling you one story and telling others another. We have now been informed by Emaar the reason behind the delay is due to the info structure and utilities. I would also like to point out that the work for the community centres on this site have not even started yet. A lot of these villas have been standing now for over a year . If there is a one year delay in hand over then we are going to be handed a villa that has been standing empty and unoccupied for nearly two years. Hope this is not another Salam City in the making

[The-King]

it is so sad to see such an environmental important area being destroyed for an other villa development that looks just like every other community in Dubai.

[SJM11]

Originally Posted by mandoe123

Hi Em Concepts,
I do not know why Emaar is telling you one story and telling others another. We have now been informed by Emaar the reason behind the delay is due to the info structure and utilities. I would also like to point out that the work for the community centres on this site have not even started yet. A lot of these villas have been standing now for over a year . If there is a one year delay in hand over then we are going to be handed a villa that has been standing empty and unoccupied for nearly two years. Hope this is not another Salam City in the making

I live in Dubai and own a Umm Al Quwain Marina, I have been going up there every other month now for 1 year, each time I have taken Pics and sent them to Emaar. out of the 280 odd Villas only around 15 are complete, I can assure you the pics you see on this link are of similar Villas in Arabian Ranches.

I have been told the reason for delay is because of Power, and connecting of Roads.

Is anybody actually going to live there now? Seeing as Dubai is So cheap, I know where I would rather live.

[Ducco]

Are you saying that those pictures posted by EM Concepts are of Arabian Ranches instead of the Umm Al Quwain Marina?

[mandoe123]

it could be the pictures that were posted are of Arabain Ranches. I would say the first three pictures are not of Umm Al Quwain Marina, put it this way the roads are not even finished at Umm Al Quwain Marina never mind any trees being planted yet.

[SJM11]

Yes, the first 3 are of Arabian Ranches, where the other 2 may be UAQ, although the picture of the sea could be taken anywhere in the Gulf.

I will try and get up there again soon to take some 'real' progress photos, but I can assure you the villas are a long way off, hence the 1 year delay.

Another owner has started up this forum, http://www.youforum.cc/ummalquwainmarina/, feel free to join. It also contains some photos I took around 3 months ago, and comments about mortgage payments (or lack of them) etc.

[EM Concepts]

Hi SJM11,

These were the photos that were sent through to us and we have no reason to believe these are not of UAQ Marina. We were informed that these were shots from a completed section of the project. We do have some more photos coming and will post them asap.

In terms of the build delay, obviously we can’t comment on what other people have been told - it may well be power/ utility issues - but we have been told it is to allow clients more time to complete on their purchase.

EM Concepts

[Ducco]

Last year but better late then never:

[SJM11]

I went up there 1 month ago (start Feb 10), still the same as the above pictures.

As I understand it they only awarded the sewer network package in November:

http://www.pr-inside.com/zenath-wins...s-r1583484.htm

I just wish they would give a realistic date, can anyone see these being completed by June?

[HANDIK]

HEY , WATCH OUT FOR A BUBBLE!
-ANALOGY WITH AL SALAM CITY (SOMEONE MENTIONED HERE ) IS MAYBE NOT A COINCIDENCE - IT HAD BEEN STARTING SAME WAY- PROMISES, PROMISES...EVEN OF PR!!!
BACK ON THE GROUND WITH MY FEET, WITHOUT ACHIEVING ANYTHING AFTER 2 YEARS AND FEW HUNDRED THOUSAND BUCKS LIGHTER DETERMINED NEVER EVER INVEST IN THIS REGION AGAIN.
THERE AE BETTER OPTIONS ELSWHERE - IF YOU WISH BUT DON'T FORGET - DEVELOPERS ARE THE SAME PUPPETS AROUND THE GLOBE.

GL 2 U,

HANDIK

[Tracy B]

Hi SJM11

We have also purchased a villa there and went there 1st week of March 2010 to have a look. Took some great photos but it seems that there is still a lot of infrastructure they need to still sort out...although there is definitely progress which has been made since December. It should be interesting if is ready for handover in June/July though - my feelings is that it wont be....! Are you planning to move into your villa? I am still trying to work out how to attach photos????

[Blackangus]

We have also purchased a villa, and are waiting to get the status from Emaar through a letter they will be sending us on June 1st. As per the contract, they can only delay the project for 1 year, after which they need to inform us of the options we have for the non-delivery of the project. Should we choose to get out, we will need to inform them, and then they would still have 90 days after this to deliver. After this date, they should be giving us back our money or they will most likely try and exchange for other projects they may have elsewhere in Dubai. We are going this coming weekend to check if any progress was made on the infrastructure.

[magoo79]

Blackangus, we have also purchased a villa there.. I plan to visit this weekend to check up on the progress.

Btw, last time (a month ago), the security guard thier advised us that there is no power yet and all roads/infra work has stopped. Only arabtec is continuing to do thier part of the work i.e lampposts, pool etc.

Finally, you mentioned the one year thing, actually we visited Emaar last week and they told us that the June 30th delivery date of June 30th, 2009 (last year) was an "estimate delivery date". And the "completion delivery date" is June 30th, 2010. So according to the contract, Emaar has 12 months from "completion delivery date", which gives them another year and then the clause you mentioned applies.

Initially, i was happy with all the delays because the market is pretty bad to take on a delivery from investment point of view. And also because the master plan s probably going to be scrapped or not delivered in our lifetime.
And then another reality hit me ,that Amlak (the financier) is accumulating profit on our outstanding loan at 8%. And now I am getting concerned. I wish we could get out of this deal..

I try to be optimistic, but I cannot find any silver lining in this deal...

[SJM11]

Magoo 79,

I am in the same situation. I am trying to get Emaar to swap the property so that I can move in and start paying the mortgage back.

I don't beleive that there will be power to the area for another 6 months, but i can't be sure. I have tried to speak to (http://www.pr-inside.com/zenath-wins...s-r1583484.htm) about when their works will be complete, but again no hope.

I guess we have to all just wait.

Will you be moving into your property?

[Blackangus]

Dear magoo79,

We just visited the development yesterday (May 21st). Apparently Emaar has decided to move forward with the completion of the Phase 1. Palm trees have been installed in certain community space, work on the pools and parks is progressing. Also, interlocks are being laid out on the sidewalks, street lamps are being installed, yet the streets are not completed. We checked few villas and the water meters have not been installed yet, and of course there is no power to the villas.

There is no way that this development will be completed by June 1st, my estimation would be for another 3-4 months at least. Also to be noted, Emaar is erecting a double fence on each side of the access road, presumably to keep sand from drifting and accumulating onto the road. It looks like they are getting prepared to handover the villas...

What are you plans with your investment? I am thinking about getting a group together to represent our rights to Emaar. Although they may deliver the villas as per specs, the community, not even talking about phase 2 and future marina, is far from being what was promised in all their glossy literature. Interested to join?

regards,
Blackangus

[magoo79]

BlackAngus & SJM11,
As much as I would love to move out there, I feel no matter what Emaar does, we will not be living in the "Marina" they promised. Not to mention, renting it out would be really difficult, since there is practicaly nothing out there.

BlackAngus, I am more than interested to join the group to push Emaar to give us opt out or credit notes instead as I am not willing to wait it out. Let me know if you are planning something.

Btw, how do we share our contact info in this forum.. I think if i just type it, it will get omitted...

[magoo79]

Btw, timing is critical. I am not sure how man you have Amlak mortgage, but I presume when the time nears delivery, Amlak will hound Emaar to deliver fast to start getting thier payments. And like you all know, once that happens, all pressure is off the topics, because Amlak will not tolerate a day in legal litigation, and probably start bouncing cheques, as they have been doing. I think if there is any chance to pressure Emaar for our rights, is NOW! Anyways, this is my 2 cents worth....