Dubai Real Estate Developers Revising Prices and Payment Plans Based on New Market Conditions

With an estimated 70+ projects that are now for sale across Dubai, we are increasingly seeing Real Estate Developers revise their offering, prices and payment plans to gain market share.

While the major established developers like Emaar Properties, Nakheel and Dubai Properties Group are still able to sell out projects with relative ease – there are now dozens of smaller, private developers that are building various types of projects across Dubai.

The competition is strongest on the mid-end segment. Hot spot areas of development include projects like Dubai Sports City, Jumeirah Village and the greater Dubailand area. With so much competition in this segment, developers are adapting to the market place with new, innovative campaigns and product placements.

A bit of background; Dubai’s real estate market crashed in late 2008 and between 2009 – 2011, the market corrected drastically with prices declining between 30 – 50% in some cases.

Starting in 2012, mainly as a result of instability in the region (remember the Arab Spring), billions of dollars poured into Dubai – largely being diverted into the local real estate market.

From 2012 – to late 2013, the market appreciated drastically. In order to cool down the market and prevent another bubble, the Government took a number of measures to prevent speculation. An increase in the mortgage cap, doubling of transaction costs and preventing off-plan buyers to resell immediately have all contributed to a slow down.

The slow-down has not been as drastic as once feared. The correction which began in mid-2014 has seen prices decline by 7 – 10% on average for most communities. Many of the small and medium sized investors have started consolidating their positions. Most mature communities have high occupancy rates and now witness less transactions.

The overall market has now shifted towards the off-plan market. Buyers from within Dubai and from overseas are attracted to purchasing on payment plans which minimize cash flow and risk.

Thousands of units have been announced for development since 2013. In the long run, the city will require new housing to counter a growing population and high rental costs which contribute to the high cost of living in the city.

With so many under-construction projects, developers are competing against one another in ways that they have never done before.

Developers are revising prices downwards and in an interesting turn of events, many new projects are now offering payment plans which extend to upto 3 years after completion – a concept which was pretty much unheard of a few years ago.

Good examples of these extended payment plans are projects like Royal Estates in Dubai Investment Park, GGICO’s numerous developments in Sports City and Dubai Silicon Oasis and Al Khail Heights.

Even high-end developments are beginning to introduce flexible payment plans. Fortuna Village, a 30 townhouse development enclave within Victory Heights, has recently offered buyers a chance to pay off their units upto one year after handover on a 6% increase on the purchase price.

According to research done by on under-construction freehold supply, there are 9,000 villas, 6,300 townhouses and 38,000 apartments currently under-construction across Dubai.

Real Estate Development – Why You Shouldn’t Search For Great Property Development Sites

We have seen so many beginning property developers go badly wrong at the very first step.

Before scouring the real estate listings to find large blocks of land for sale, there is a crucial first step. If you jump into buying a site without taking this crucial first step, you are taking a huge risk.

You see, there is no way that you can be an expert in every part of your city or state. Yet, to be truly successful as a real estate developer, you must become an expert in the area in which you develop.

Each local council is different. Each area has different public transport provision, traffic bottlenecks, noise pollution issues, local resident action groups, and any one of a dozen other differences – and all these differences are vital factors in your development site viability calculation.

We advise that you don’t begin by searching for sites – but rather begin by selecting one or two area’s in which you will specialize.

When we’re looking for an area, we’re after “a desirable location with consistently good growth”. In other words, we’re after an area that historically has had a minimum annual average growth of at least 10%.

The growth of an area is normally associated with supply and demand more commonly known as the “scarcity” factor. But that’s by no means the end of the story. We have identified over 30 ‘Factors That Can Influence Real Estate Capital Growth’ – here are just some that we consider:

– consistent median house price increases

– positive population growth

– high socio-economic suburbs

– high percentage of homeowners

– low unemployment

– good transport links

Once we’ve identified an area we undertake a detailed market analysis of the neighbourhood using our ‘RED Local Market Feasibility Checklist’. Here are just some of the things we assess:

– demographics: Who is our market and what do they want?

– facilities: Are there schools, transport, shopping centres, hospitals, etc?

– gentrification: Is the suburb in transition, are people moving into the area, are people renovating, is there a café society, is it a beach suburb etc?

– infrastructure: Are there plans for new infrastructure like bypasses, new roads, new bridges, shopping centers or is council undertaking beautification?

Finally, we identify what the town planning regulations allow. Possibly even speaking to the local council planners directly – in our experience most council staff are very willing to help.

Never overlook the importance of proper research because it helps you to determine what type of dwelling is in high demand in a particular area, for example if you should be concentrating on townhouses or boutique apartment developments.

Once you have selected two or three locations which look good on paper, get familiar with the areas by driving around the suburbs, checking out what other developers are building, and then talking to a few Real Estate Agents and Property Managers. If possible, you should also attend property auctions. You want to get a feeling for what’s possible, and the demand in the area.

Only when you are completely satisfied that an area stacks up, in the statistics, the ease of doing business, and in the general atmosphere, should you start the process of looking at individual development sites to purchase.

Don’t get distracted by the “Bright Shiny Object” – the apparently brilliant bargain buy in an area you haven’t researched. You have no idea what problems you may be buying into! Stick with the area you know, and know well, and you will have a lower-risk real estate development experience.

Home Interior Design – Comfort and Functionality Being Critical Aspects

Why would you approach an interior designer? The normal purpose would be to have a plan made to give the finishing touches to the home you just bought from a builder or perhaps giving your existing home renovated anew. In both cases, you have to take into account many factors and the interior design company that you choose should also factor in these aspects to provide you a desirable design for the interiors of your home. What are these factors?

The Interior Designing Must Take a Holistic Approach

When you seek the help of a home interior design expert, you should be able to impress upon him the need to view the assignment which has to consider all the aspects of the home, the size, location, living space available, the people occupying the house and the way to connect all the utilities. Then there would be a tossup between the aesthetic appearances of the interior versus the usefulness of a particular part of the design.

The interior design company has to assure you that whatever they are recommending for your home will not contravene any local regulations and will also conform to the environment without causing any pollution or greenhouse gases.

Coordination with the Contractor Executing the Work

Many times, the interior designer would give you a plan, but the contractor who is selected by you to execute the work in your home might not agree with a few recommendations. If you are not very familiar with the work of the interior, you could be put to inconvenience in this difference of opinion between the two. To avoid this, you might want to make them sit together and come out with a commonly acceptable plan of action so that the work could be done smoothly.

Have You Included the Furniture as well?

If you have given an assignment to the home interior design expert, along with the suggestions and choices for the furniture, then you might wish to share your own preferences with him/her. This way, the final outcome will reflect your individual personality as much as the creative ideas put forth by the designer. In the case of specific areas in the household, like the kitchen, for example, the interior designer has to come up with the ideas to make the kitchen a modern one with the modular storage and the smoke hood provisions and so on. However, at this stage can you overlook the comfort and functionality. Things have to be stored and retrieved during the daily use of the kitchen by you and your spouse and you should not be put to any discomfort.

Then the new interior work should make the bathrooms better, and the electrical wiring and lighting fixtures be made much more energy efficient in keeping with the need of the times we live in and so on. While doing all this, you have to keep an eye on the cost. You might already have a budget and the interior design for your home should get done within the same. Your home will be an enjoyable place to live in if you have the best interior.

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