Thursday, 18 September 2014

Dubai property rents are stable no sharp increases


Having observed the limited rent rise in freehold communities, it is expected that rents are moving towards stability. A significant difference is observed in total rent rise for second quarter and first three months of this year. Only 1.4% rises are observed as compared to 1.5% during initial months. Tenants become well aware with their rights and rent cap legislations implemented by RERA for yearly increase in property rents. Tenants are now aligning their decisions with the legal compensation forums under the Dubai Land Department.

Landlords are experiencing tough resistance on increasing rents from tenants whether existing, or new one. The upper end of rental market is showing low growth. Although rents are showing noticeable reduction of growth rate, overall property rents in Dubai maintain a positive growth which is expected to persist. Furthermore, the mid and lower end of freehold rental market also shows some decrease in rent rises. Fresh supply of newly residential projects in locations like Dubai Silicon Oasis, Sports City and Motor City are also believed to be the reason of slow rises in rents.



During the past 12 months property rents were increased to 20% and it is observed that such huge rises always resulted by pause duration. This is what currently rental market in Dubai is experiencing, the slower growth in rent rate with falling rent across Dubai. Another reason for this slow rental growth is the hot summer in Dubai. During the summer, landlords started showing flexible attitude on price to prevent their property being vacant.

Despite all this slow growth in rent rate and fall in rent rate, if renting property in Dubai is still expensive for tenants, they can relocate to Sharjha, the affordable rents attract Dubai based workers to its neighboring emirate. Whereas limited supply of property units in Sharjah increases the rents during second quarter by 5.7% in second quarter after the steep rise of 10.8% in first quarter. In addition to individual home seekers, it is also observed that several business owners from Dubai are also looking for bulk quantity accommodation units for their staff in the emirate. The rise in demand for rental property in Sharjah dragged tenant attention to know the legal system overseeing rental disputes. Now tenants don’t agree to accept further increases in rents. It has observed that rising rents increase the number of rental disputes filed at Sharjah Municipality.

The increased awareness among tenants allows them to object to any proposed rises in the rent at the end of their tenancy contracts.  It is also expected that in addition to stabilise the property rent tenants also prefer staying in their current accommodation to save their money.

The stability of rents across Dubai also benefited buy-to let- investment sectors Moreover, RERA rental index upgrades and Tenancy registration system also lure investors showing them proper legal infrastructure to support investors.

Thursday, 11 September 2014

Rents are falling across Dubai




Villa and Freehold communities in Dubai exhibiting drop in rents

Being the hub city of Middle East, every year Dubai receives huge number travelers, businessmen, job seekers and second home seekers. Irrespective to the reason and length of their stay in the city, accommodation is the compulsory need for all. It’s obvious not possible for everyone to purchase an apartment or villa in Dubai for their accommodation. Large number of such expats prefers becoming tenant after renting suitable residential property according to their needs. Regular rises in rents and property buying prices are observed after recovering from market crash. Steady rises eventually dragged property rents and prices to higher levels making accommodation a major concern for expats in Dubai.

Recorded Rental Decreases among Dubai Villa Communities

Palm Jumeirah

Renowned community of Palm Jumeirah experiences huge decline in rents ranges from 5% to 23% for four and five-bed units respectively. Units can be rented at Dh475,000 pa, and Dh575,000 per annum (pa) respectively. However, three bed units in same development show rises in rents from Dh310,000 pa to Dh370,000 pa.
 
The Springs

Providing perfect accommodation for families and couples, The Spring faces substantial drop of 15% to 20% in rents for two and three-bed villa units. Now the same units are available at Dh127,500 (previous rent Dh150,000 pa) and Dh150,000 pa (previous rent Dh200,000 pa).

The Meadows

The Meadows, an established master planned residential community; suffer decrease of 4% for three bed units. The unit can be rented at reduced rent of Dh235,000 compared to previous rent of Dh245,000 pa. But four and five bed villa units show marginal increase of 3.77% and 4.8% and can be leased at Dh275,000 pa and Dh325,000 pa, respectively.

Al Furjan

Conveniently located off the Emirates Road and Dubai Investment Park Road, Al Furjan also displays blend of decreasing and rising rents. Significant fall of 8% to Dh170,000 pa is observed for three bed villa units. Whereas, rents are increased by 7.3 per cent and 20 per cent to Dh220,000 and Dh300,000 pa for four and five bed villa units respectively.

Arabian Ranches

Another master planned community of Dubai; The Arabian Ranches also undergo the same situation of falling and rising rents for its different units. Rents are declined by 4.34% with average rents at Dh220,000 pa for three-bed units. However, four and five bed units’ rents are increased by 2.4% and 2%. Same units can be rented at Dh320,000 pa and Dh375,000 pa.

Recorded Rental Decreases among Dubai Freehold Communities

Downtown Dubai

Downtown Dubai, modern and an upscale community, is seeing fall in rents for all kind of apartments from studios top one and two bed units. 6.25% to 7.14% decrease is observed for studios. Now the units can be rented at Dh65,000 and Dh75,000 per annum (pa). Similarly, one and two bed units display the decline of 8.3% to 10% and 5.88% respectively. These units can be leased on rents Dh90,000 to Dh110,000 pa and Dh160,000 to Dh190,000 pa respectively.

Dubai Marina

Dubai Marina, an elegant manmade water front development faces decline in rents for studios, rents are reduced to 6.67% and 8.33% with rents ranges between Dh55,000 and Dh70,000 pa. Although, rents show stability at Dh90,000 to Dh120,000 pa for one and two bed apartment units.

International City

International City, the true home for divergent nationalities and cultures also showing enormous fall of 12.5% in rents for studio apartments which are now rented at Dh20,000 (previous rent Dh35,000 pa). Although two-bed units faces a fall of 8.33% with rent rates between Dh45,000 and Dh55,000 pa. There has been no change in rents of one bed units and lease rates are unchanged between Dh35,000 and Dh45,000 pa.


Remraan

Huge decreases of 11 and 12.5% are observed for studios in Remraam, now the units can be leased at Dh35,000 as compared to previous rents of Dh40,000 pa. Rents for one- bed units stay same at Dh45,000 to Dh55,000 pa.

Discovery Gardens

Discovery Gardens, with spacious multi-sized apartments also suffer from rental decrease of 10% to Dh40,000 - Dh45,000 pa for studio apartments. Moreover, rent for one bed unit faces the decline between 7 - 8.5% and lease rate ranges between Dh55,000 and Dh65,000 pa. But the rent for two bed unit remains same at Dh70,000-85,000 pa.

Conclusion
However, experts are considering this rental decrease a seasonal change which is not expected to continue for longer duration.  Analysts co-relate fall in rents with slower business activities during summer season. The latest RERA rental index cab better guide expats who are looking to rent an accommodation at suitable rents.

Monday, 1 September 2014

What to consider while choosing short-term accommodation in Dubai?


Whether you are on holiday trip, business trip or relocating Dubai after finding a job there, suitable residence is essential need. Finding suitable accommodation place can be strenuous and confusing for you. Being the hub city and most visited city in the region of Middle East, Dubai possess numerous type of lodging options. From hotels and resorts Dubai also proffers a range of furnished apartments as short-term rental accommodation option in Dubai. Serviced studios, apartments, hotel apartments, villas and guest houses are few examples of short-stay shelters available in Dubai. A lay man can think that hotels are the most suitable option for short stay in Dubai. Despite being world famous for their luxury, ultra-modern amenities and proximity to important destinations in the city, regular travelers consider staying other short-stays because of the significant price difference. Besides low price, other advantages you may enjoy is more living space, own kitchen and privacy like living in your own home. In order to avail all the benefits of staying in a short-stay other than luxury hotels it is necessary to consider certain important things.

Essential considerations for choosing short-term accommodation in Dubai




Booming economy, business and investment opportunities enable Dubai to get itself recognized as the business and trade hub with plenty of job, business and investment opportunities for everyone who wants to upgrade his/her standard of living. Not only holiday makers but also skilled professionals and investors choose Dubai as their destination to visit. If you are among the one relocating here for same reasons it is better choosing short stays other than hotels for your accommodation. If you consider the following things you can successfully select the most suitable short-term housing in Dubai.

Lifestyle essentials you must look for



No one want to sacrifice for lifestyle essentials like fully equipped kitchen, WiFi internet access, direct phone line, cable television and comfortable living space for finding affordable living space. When choosing a serviced and furnished short stay in Dubai, people are expecting housekeeping and security services like hotels. Besides these essentials, you can also check them for extras like workout facilities, retail and entertainment opportunities located near by the neighbourhood.

Must know your budget and length of stay





However, furnished short stays are affordable as compared to luxury hotels in Dubai; it is good to estimate your budget and length of stay.  You can compare the expenses of staying in hotel with other short-term accommodation located in the same neighbourhood. You will find great difference among the two. Those who wish to extend their stay find such options really cost effective as they could enjoy furnished living without paying huge money.

Location is important when choosing short-stay in Dubai

Location is another important thing you must check while booking short stay in Dubai. It is better choosing a short stay that provides easy access to city popular areas, business centers, restaurants, shopping and entertainment places in the city. And if they are not located in close proximity, you must have easy access to public transport like taxis and metro stations. If you don’t consider the location you may spend huge money to avail common life style amenities.

Focus on your personal needs
Last but not least; you should focus on your personal needs before taking final decision while choosing short term accommodation in Dubai. Are you going to stay alone or with your family? It’s obvious you need more living space if you are staying here with your whole family. Furnished villa and apartment would be great for you. On the other hand if you are alone or even with one of your friend or a family member a serviced studio or a spacious hotel apartment will be sufficient for your needs.

If you consider these little things while choosing short-term accommodation in Dubai for your extended stay, you will certainly enjoy comfortable living at significantly affordable prices as compared to luxury hotel suites in Dubai.

Angela Davis:

Angela Davis is a passionate and an experienced writer and social media consultant. She always try to produce unique and stimulating content for their valuable readers.





Thursday, 28 August 2014

Another property bubble threatens Dubai Property Market, Is this true?



After recovering from an enormous property market crash, Dubai property market regained its momentum. With strong performance and increased property transactions, Dubai has once again become the world’s best performing property market in the world. Increased property transactions with rising property prices once again raised concerns of another property bubble. The emirate experienced sharp hikes in renting and buying prices of properties during 2008. The price rise was due to excessive short-term speculation activity in the market especially for off plan developments. Speculation was observed due to small percentage of deposit amount. Buyers didn’t need to pay the full price for such off plan projects. Number of buyers didn’t have any intentions of paying installments in future. What they did was to flip property quickly to resell on profits. Such market practices halted 100s of projects that were launched during 2008. Lack of funds caused many developers to stall their projects event without informing their customers. Later property market showed signs of recovery at the start of 2012 which continued and market showed complete recovery at the end of 2012. The progress continues during 2013 but real estate and business sector experienced a slowdown as everyone was waiting for the final result for World event of Expo 2020. The glitzy win of EXPO 2020 has enabled Dubai to gain world attention again. Local and international investors started making huge investments in real estate, entertainment and hospitality sectors to cater millions of visitors, which are expected to be visiting Dubai.

Recent market Scenario




Although Dubai property market has recovered, problem signs can be clearly observed again with significant rise in off-plan sales. It is observed that mega developers are launching expensive mega projects. Multimillion projects like Mohammed Bin Rashid City, the world largest crystal lagoon and a massive golf course community are few mega projects recently launched in Dubai. Projects developers are funding such mega projects after selling off plan units which is again the sign of danger. Despite observing such alerts still there are people who do not agree with probability of re-occurrence of property bubble again. They consider this price raises a result of increase in demand and strong economy. It is also observed that banks resumed drenching money in real estate projects especially during the past few months after the successful win to host the world event. But the huge rises in property prices, surging supply and unsustainable demand are the risky mix. This is the same combination that Dubai has previously faced six years ago. But according to authorities, they have already taken regulatory steps to controls the market. Although the regulatory steps are not strict as compared to other global cities facing the same difficulties like Hong Kong and Singapore.

Leading financial institutions stated that it’s too early to say anything with complete assurance but this is actually the time to take some solid actions to tackle the market before market really encounters with another property bubble again.

Tuesday, 5 August 2014

Dubai mega projects risking Dubai for boom-bust cycle again



The magnificent win to become the host of an international event World Expo in 2020 has boosted up Emirate confidence. Government officials and analysts have indicated expected rises in population by the end of 2020. As more people will be moving to live and work in the land of opportunities. Urban Plan 2020 predicted the rise in population between 2.8m and 3.2m. Furthermore the event is expected to double the number of visitors choosing Dubai as their destination to visit. The City is expected to receive 25m visitors for 6 months long event. Having considered the overall boost, real estate developers are focusing to invest on residential, retail and hotel projects to provide uninterrupted supply for residential buyers and tourists. State leading developers have announced the launch of various mega projects during the first quarter of 2014.

Why IMF warns on the launch of consecutive mega projects in Dubai?



Despite showing economic strength, huge supply of mega projects can be risky for further economic growth in future with fresh debts and overcapacity. To avoid such risks it is essential to execute these projects wisely with suitable regulatory measures.  Irrespective to the warnings by IMF, State Government officials of Dubai announced the launch of another gigantic mega project to develop Entertainment and Hotel District to serve tourists during the scorching season of Gulf summer.Emirates ruler Sheikh Mohammed bin Rashid Al-Maktoum told that the mixed use mega project will comprise world’s largest shopping mall, the Mall of the World spreading over the area of 8-M sq ft, theater, theme park, medical tourism facilities, 100 hotels and serviced. Furthermore the whole project will be interconnected with more than 4 miles long temperature controlled promenades that will be open during winter but remain covered and air conditioned during the scorching temperatures in summer. Upon its completion the project will be capable to tackle 180-M visitors every year. 

Dubai efforts to manage the expected risks



State Government officials are very confident to handle all associated risks of expected boom-bust cycle. It is expected that strong economy will help government linked firms to restructure their debt. Analysts predicted that it’s not wise to construct mega projects just because of single event. Oversupply of retail stores and hotel units may suffer when expo ends and visitors depart to their homes. Residential property in Dubai becomes very expensive with prices reaching to upper limit of affordability for many buyers. Besides this price rise of residential real estate newly launched projects are being offered at 5-30% premiums. However, developers are offering relaxed payment plans to drag buyers’ interest. The practice of selling off plan units to deposit funds for properties that are not going to be built for many years can fuel potential weakness in the market in near future.

Other mega real estate projects that are announced recently include Deira Islands (a 15.3-km waterfront cluster of hotels, residential areas, resorts and retail) and Mohammed bin Rashid City District One ( a residential projects of 1,500 villas). On the other hand renowned developers like Emaar, Nakheel and Dubai properties have also announced the extension of their existing project.

End-note

After analyzing and considering the latest market trends it has become clear that oversupplying the similar property units like apartments, villas, mall and hotels have strong risk to create a new boom and bust cycle in real estate Dubai.

Wednesday, 16 July 2014

Rising rents increasing the cost of living in Dubai and Abu Dhabi



Dubai had experienced the worst financial crisis and market slowdown in 2009 due to global economic recession in year 2008. After experiencing huge drop business and real estate sector moves towards stability and eventually started showing signs of recovery with gradual increases in property prices and rents in Dubai. Steep hikes in leasing rates have been observed over the past 18 months. Stable political conditions, rise in tourism, trade and business activities attracted people and investors across the world. Now the city has successfully regained its position and strong economic conditions have enabled this city to serve the region again as business and trade hub. The overall progress of business and trade sector pushed the property rents and prices in the city. Rises in accommodation cost significantly increases the cost of living in the city. It is expected that rising rents will be soon stabilized with fresh supply of units after restarting of projects that were paused due to lack of funds.

Rising cost of living in Dubai and Abu Dhabi

Significant surges in leasing prices have significantly boosted the cost of living in Dubai and Abu Dhabi. Previously ranked on 90th and 79th position in Mercer Cost of Living Survey, Dubai and Abu Dhabi moved to 67th and 68th position respectively. The survey includes 211 top cities across the world and estimate the relative cost of more than 200 items for every location. Important items include housing, food, transportation, household goods, clothing and entertainment. Substantial changes have observed during March 2013 to March 2014. The huge rise in price of Mercer items pushed the capital city and trading hub of UAE ahead. Moreover, other Middle Eastern cities also faced notable escalations in their rankings due to price rises and cost decline in other locations. The robust increase in accommodation cost, especially in Dubai and Abu Dhabi is the key factor making these cities most expensive cities to live in. Furthermore, the recent win of Expo 2020 to become the host of this international event drag more investors towards this emirate and increase the rent rates the city.

Factors supporting rises in rents 


Besides tourism and business, launch of mega real estate and infrastructure projects have also played great role in amplifying emirate economy. Furthermore, the successful bid to host world Expo 2020 also support the launch of several real estate projects. Despite its profits and progress, experts are showing their concerns for inflation and new bubble. Having considered such concerns, State authorities have implemented several regulations like mortgage caps and rental caps to control overheating of real estate sector again.

Being the major part of total cost of living anywhere accommodation expenses has great impact on total cost of living in the city. Accommodation expenses further subdivided into house rent, access to transport, retail and health. The economic progress in the region directly affected on accommodation cost in the city which escalates the cost of living in the city making Dubai an expensive place to live.

Wednesday, 2 July 2014

Apartment rents on rise near Dubai Metro Stations

Hefty rent rises up to 34% had been observed across communities near Dubai metro stations since its opening in year 2009. Affordability and convenience to commute with in the city efficiently dragged residents towards communities located near metro stations. Especially expat workers who are living and working in the city prefer living in areas that provide easy access to public transport. As this will allow them to save significant amount of money they will be spending on taxis and fuel. Despite being an important criterion for searching home, initially proximity to metro stations failed to increase the asset prices drastically due to global economic recession. However, relocation at substantial rates to communities near metro stations was observed among tenants looking for affordable accommodation.

Having observed the property price hikes and rises in property demand to date since opening of Metro in the city, experts forecasted further price rises with upcoming Metro extensions. After the successful bid to become the host of world event EXPO 2020, Roads and Transport Authority (RTA) has declared extending Red and Green lines to meet the needs of commuters. After being extended, Dubai Metro will have total 70 stations. It is the backbone of public transport system which allows travelers to enjoy state-of-the art facilities and comfort.

Proven contribution of Metro benefiting the real estate sector of Dubai reveals that transportation and connectivity is equally important for the success and progress of real estate projects. The Metro system is efficiently connecting communities in rapidly expanding city by providing a time saving alternative to busy highways. Not only residents but also the entrepreneurs started relocating from older buildings and secondary locations to prime locations providing better car parking and easy access to Metro stations. 

Rising apartment rents near Dubai Metro Stations

Native preferences to live near metro stations have greatly increased the Dubai apartment rents near Metro Stations. Jumeirah Lakes Tower indicated 26% increase and you can rent two bedroom apartments at 130,000 AED per annum. Rent rises are also observed for other prime locations in the city including Dubai Marina, Downtown, Business Bay, the Greens and Palm Jumeirah.  Now you can rent one and two bed room apartment in Downtown on 110,025 AED pa and 178,020 AED pa respectively.  On the other hand Dubai Marina offers one bedroom apartments at 95,000 AED. The Palm, another prestigious project supplies one and two bedroom apartment units at 140,011 AED pa and 185,000 AED respectively.  The Greens, an emerging community located near Dubai Internet City, Media City and Emirates Golf Club provides perfect accommodation for single and families. Two bedroom apartment can be rented at 150,0000 AED pa. All of these communities are located in close proximity with Metro stations.  Better Homes experts review about rent rises among famous communities have also revealed this fact that proximity to Metro station is one of the important reasons for rises in rents.

Experts have already predicted the expected future rent rise in communities that are going to be connected with Dubai Metro-Green or Red Line after their extension. These communities include Festival City, Ras Al Khor, International City, Silicon Oasis and Dubai Academic City going to be served by Green line whereas as Red line will connect neighbourhoods of Mirdiff, Jebel Ali to the Expo site near Al Maktoum International Airport. Stations are planned to align with existing residential communities in these areas.

Tuesday, 10 June 2014

Decree No.41 and DTCM benefiting Tourism and Real estate in Dubai


Deeming to achieve its targets to welcome 20 million visitors by 2020, while providing quality accommodation facilities to everyone visiting and staying in the city is the major aim of Dubai authorities.  After considering the emerging demands of short term rentals and holiday homes, His Highness Shaikh Mohammad Bin Rashid Al Maktoum, Vice-President and Prime Minister of the UAE and Ruler of Dubai and leading authorities like Dubai Department of Tourism and Commerce Marketing agreed to implement a new Decree No.41 of 2013 to better regulate holiday home market in Dubai. At initial stages, candidates who are willing to obtain license to become an authorized operator should possess at least 20 properties in the emirate. They are required to submit their application for Initial Approval. After getting initial approval, applicants will have time of three months to complete the requirements to get final license.

What is Decree No.41?

The Decree No.41 of 2013 authorized DTCM to issue licenses to parties who are planning to rent out their furnished residential property on daily, weekly or monthly basis. Everyone intending to rent their home as a holiday home had better meet the defined standards and procedures. DTCM has established a proper database to synchronize the whole process. Applicants can submit their requests to obtain license however, their application could be accepted or rejected after conducting inspections on their properties to confirm the residential unit to meet the essential standards. After considering the emirate area for which licenses are issued, grouped holiday homes in Standard and Deluxe categories adding Holiday Homes in existing Hotel Classification in Dubai. The system is now functional and receiving applications to issue licenses to parties willing to become a licensed operator to rent residential units for short period of time. It has been officially announced that from June 15, 2014 residential property home owners in Dubai who are willing to rent their property as holiday home must possess a licensed operator to lease their home. While their property will become the part of the operator portfolio.

How it benefit tourism sector?


Restricting renting of holiday homes only to licensed operators will significantly benefit the Dubai key industries tourism and real estate. While providing protection against scams the system significantly increases the supply of quality accommodation in the form of holiday homes. Although, DTCM is working with private sector to provide financial incentives to deliver more, five, four and three star hotels; the holiday homes is an efficient addition among short term rental accommodation options. Qualified licensed parties to manage such residential units eliminate visitor concerns. Now visitors can book a private apartment, townhouse or villa for their short stay without worrying quality standards and amenities provided.

How it benefit real estate sector?


On the other hand this decree enables homeowners to earn potential revenue from their second or multiple properties. Renting conventional homes as holiday homes could be a profitable alternative to renting out property on annual leasing. After becoming the part of Hotel Classification scheme, emirate homeowners will become eligible to take advantage of growing number of visitors visiting Dubai in coming years.

Being the business and trade hub of UAE and Middle East, Dubai is already facing continuous rises in total number of visitors every year. The recent success of becoming the host for world event Expo 2020 significantly increases this number. Estimates showed that more than 11 million guests have stayed at Dubai hotels last year which is 10.6 greater than 2012.  If you look at the supply the total number of hotel rooms and apartments at the end of 2013 were 84,534 (611 establishments) with an increase of 5 percent as compared to 80,414 (599 establishments) in 2012. Furthermore, DTCM estimated the requirement of 140,000 to 160,000 rooms to accommodate guests visiting Dubai for 2020.

Tuesday, 27 May 2014

Flipping to resell or hold to rent property in Dubai-how to decide?

Renting or reselling real estate assets is an old tradition among buyers and landlords for earning profits. Whether being conventional buyer or professional investor, flipping to resell or hold to rent are the traditional ways of earning profits which are being practiced worldwide. Primary difference between the two strategies is the length of time frame required to receive profits. Reselling after flipping is considerably faster way to generate profits whereas renting gives profits in long run. Choosing the right strategy totally depends on market conditions, asset prices and rental rates. Further the ease of earning good money with real estate investments have made it popular alike among local and overseas investors on international levels.

Especially, if you are investing in Dubai property market, you need to identify what is most suitable option and how you can maximize the profits, while reducing cost.



Identify your motive

If market analysis reveals uncertainties in long run or you need quick money, it will be better buying a property to flip and resell quickly to earn profits. Investing money to renovate and repair existing structure surprisingly enable buyers to earn profits in shorter period of time. Rather it is a complicated process as it involves several important things which are difficult to handle, especially for an inexperienced buyers.  On the other hand buying a residential unit to rent will provide you guaranteed income. If you are more interested in buying a property to rent, you will essentially need to consider your primary source of income and available finances. It is better not to depend completely on rental income. Depending on your needs, time and available funds it is better to identify your motives.

Fix and Flip residential properties in Dubai

Choosing the right property to flip is difficult and most crucial step. When buying a house to flip it is better buying an inexpensive property, as you are going to spend significant amount on its renovations and repairs. Buying an expensive house to flip for earning profits is too risky. Repairing can be very expensive and it’s not necessary that reselling will cover the repair expenses while giving profits as well. Applying to get personal loans from bank to invest in property flipping could be very expensive, banks are charging higher fees and interest on issuing short-term loans. Despite possessing funds, renovating and repairing home can also be difficult for many. It is obvious that everyone should prefer buying an inexpensive property to flip.


In most of the cases such properties are not in good condition. And buyers have got to invest money and time to earn profits. However, it is believed that flipping is believed to generate profits quickly; investors should keep the probability to face losses. The losses are expected when investor doesn’t find suitable buyer for longer duration. He has already invested significant amount of money in buying property. In case of buying property to flip, cost of buying property encompasses cost of bank loan interest payments, agent fees and commission, housing fee and property transaction fee. Further the rising prices of residential property in Dubai have made it hard to find a suitable property to flip within your budget. Market observation revealed that there are more listings for sale as compared to rent. Such market conditions clearly depicts that investors should wait for distressed sale.

Rent residential properties in Dubai

Like flipping to resell, renting property in Dubai has its own benefits and drawbacks. Renting will not give you profits immediately, provided that you continue renting that property for 5-7 years. Furthermore, your asset has been appreciated during 7 years and you can even sell it for good money. Longer you keep your rental assets higher will be its value.  Buying property unit with aim to rent in future is not simple buying of assets. Investors need to consider the demand of rental properties in specific neighborhoods.  Prefer buying assets to rent after observing the demand in that neighborhood. Current market analysis showed that rent prices in Dubai are on the rise again making buying to rent profitable option. You can further get useful information about Dubai rent prices to enhance the profits with your investments.


Flipping to resell or hold to rent, depends on several factors including current market conditions, type of property, financial aspects like income you are expecting with them.  It depends on buyers preferences whether he wants to earn good amount of money in short period of time or willing to build equity.

Tuesday, 20 May 2014

Rent Rises in Dubai backing Sharjah in 2014





Rising rents in Dubai during the first quarter of 2014 have increased the accommodation expenses in the city. After observing the escalations in cost of living several budget conscious residents in Dubai started relocating to neighbouring emirates of Abu Dhabi and Sharjah in the search of affordable accommodation. Growing trend of relocation has remarkably altered the demand of residential property in Sharjah. Occupancy levels notably enhanced in residential projects located in popular areas. Furthermore, market figures revealed that rental hikes of 30-40 percent have been observed in all leading locations across the city during the first quarter of 2014. It has been observed that steep rent rises are worrying residents and prospective tenants equally. Having considered latest market trends, experts predicted that rises in rents could be higher in coming months. Projects located at prime locations like Al Nahda, Mina and Al Wahda exhibited rental hikes of 11 percent at the end of Q1 of 2014.



However, climbing rents of residential properties in Dubai is not only the single reason for sharp rental hikes and rising property demand in Sharjah. There are other reasons as well for exponential growth of residential property market. After being motivated from the great success of Expo 2020, Government of Sharjah started taking interest in investing infrastructure, transport, retail, tourism and leisure projects. Their primary aim is to provide world class life style facilities for everyone living and visiting this emirate. 


Infrastructure boost

 

Key projects which are backing Sharjah include expansion of Sharjah City Centre, Sahara Center,  a Roman style amphitheater (total area of 7,000m2) with capacity to accommodate 4,500 people has also opened near Majaz Island are major tourism projects led by government. Other important developments which are expected to boost travel and tourism include Al Khan and Al Qasba. Specifically, development of infrastructure and transportation projects has transformed the face of city. Enormously improved road network notably benefit residents and everyone traveling from Sharjah to Dubai. National Paints Bridge the fifth interchange is an example of development plans that are being taken to reduce traffic congestion on Mohammad Bin Zayed Road. Such expansion projects will positively affect everyone living and visiting this emirate.. 


Residential Sector





Sharjah property market is deeply influenced by its southern neighbour. Whether, it is the time of post financial crisis or it is the post event economic and financial boom, changes have been observed. Previously at the time of global financial crisis considerable number of residents migrated to Dubai increasing the occupancy levels of residential projects. Whereas, recently the steeping rental rates in Dubai cause residents to relocate to Sharjah. Even the older apartment buildings have shown rental increase of 6%. Having considered the market standards, prime residential projects like Al Nahda and Al Tawun are capable to compete with luxury communities in Dubai Silicon Oasis, International city and even Jumeirah Beach Residence.

Real estate investors are not only looking to invest in new projects rather they are also showing great interest in buying existing projects. Their primary focus is just to obtain income generating stock with lesser risks. Major advantage of investing in existing project is that investors don’t need to wait for earning. As far as tenants already living in the city will probably hit by rising rents in the city upon renewal of latest lease after completing three years of their lease.   



Commercial and retail sector


Moreover, commercial and retail sectors are also showing progress with demand surge of residential units. As people are flocking here to find affordable accommodation will also need suitable retail and business facilities. Over the past few years major retailers like Majid Al Futtaim (MAF), through Sharjah Holding, and Al Safer Group, have opened up community retail centers to serve local residents.  Such retail outlets are working well in association with Carrefour supermarket and some other stores. 

Being the hub city of United Arab Emirates, economic and business trends in Dubai are capable to transform business and real estate sectors of neighbouring emirates.