Lease rates in Dubai vary dramatically

Lease rates in Dubai vary dramatically
Landlords get increasingly creative in attracting tenants with options
By: Mohanad Al-Wadiya
Special Properties
Lease rates have finally stabilized based on the performance of the office property segment over the last four months. Having fallen dramatically since 2008, average office rental rates seem to have finally bottomed out.
While landlords have been under pressure to rent out available space with a reasonable return, business owners have been the big winners. Virtually every organization required some form of restructuring after the recent global financial crisis. For many, restructuring entailed in- depth cost reviews and significant downsizing, requiring relocation to premises offering reasonably priced space. The savings are significant, with as much as a 50% reduction in the rental cost for some companies. For some businesses, this is very important as space rental may have comprised up 35% of their fixed costs. This has tempted many firms to relocate simple because of the positive effects to the bottom line, much to the delight of those I the office design, fit- out and furniture industries.
Lease rates still vary dramatically depending on location, with top-of-the-range DIFC office averaging at DH240/ sqft, TECOM non-free zone A and B at Dh100/sqft, Business Bay at Dh70/sqft and JLT space available at Dh40/ sqft.
However, the reasons for moving offices may not be purely based upon cost per-square foot. Location, proximity to clients, building quality and peer proximity are also prime considerations. In addition, landlords are getting increasingly creative in attracting tenants with options, including favorable payment structures, reduced service charges, refurbishment cost assistance, extra parking allocation and exterior advertising.
As Dubai seeks to grow economically, the readily available and cost competitive office space makes it well-placed for business.
The writer is the Managing Director, Harbor Real Estate
Handy Hints
-Average office rental rates seem to have finally bottomed out
-Reasons for moving offices are no longer just based on price
-Location, proximity to clients and quality are deciding factors

Dubai Real Estate and the global market The Effects of external factors on the local property market are real

Dubai Real Estate and the global market
The Effects of external factors on the local property market are real
By Mohanad al-Wadiya
Special to Properties
There have been encouraging signs of recovery in the real estate industry. However, in some ways, the indicators are dependent on the relationship between the UAE dirham and foreign currencies.
Much of the growth in real estate investment has been attributed to foreign nationals, predominantly those from India, UK and Pakistan, who obviously saw the regional and global competitive advantages of buying property in Dubai.
However, in 2008, prior to the identification of the state global recession, around 11 Indian rupees were equivalent to 1 UAE dirham. For most of 2011, the exchange rate ranged between 12 and 12.5 Indian rupees to a dirham, before rising sharply in the first quarter of 2012 to arrive at the prevailing rate of approximately 15 rupees to a dirham.
Not only will the devaluation of the rupee make investing the currency in the local property market less attractive, a likely increase in the level of repatriation of dirhams earned in the emirate back to India, will also have a dampening effect.
Also, the world markets have developed mechanisms that are quick to adopt risk-averse attitudes, especially during volatile economic times. Any strengthening in the dollar versus most currencies around the world favorably affects the UAE dirham – and this is just one example of how the ‘outside’ affects the ‘inside’. It is important for the local industry to be aware of and understand the global dynamics influencing the local market. The effects of external factors on the local real estate industry are very real, and it would be prudent for all concerned to have contingency plans that will minimize any risk to market recovery and development.
The writer is the Managing Director, Harbor Real Estate
Handy Hints
– Markets have mechanisms that adopt risk- averse attitudes
– The local industry must understand global market dynamics
– Growth in real estate investment us mainly attributed to expats

Palm Jumeirah: an iconic real estate venture Its Location and status have worked in keeping its perceived value competitive

Palm Jumeirah: an iconic real estate venture
Its Location and status have worked in keeping its perceived value competitive

By: Mohanad Al-Wadiya
Special Properties

There are few images used by the brand and marketing gurus to market Dubai globally and one of them is the aerial shot of The Palm. The uniqueness of this man made icon rising from the Arabian Gulf has seen its image used repeatedly in the world press when Dubai.
Despite its meteoric rise to fame and iconic status, the Palm, along with many other iconic real estate ventures caught up in the Global Financial Crisis. Nakheel, the developer, suddenly faced its own financial issues as the credit markets dried up around the world, investors either lost their risk appetite or went bankrupt and real estate values crumbled. The Palm’s development slowed dramatically in the post 2008, and a solution had to be found.
History has shown that values on the Palm did not decline at the same rate as with other developments. While villas in other projects lost as much as 50% of their value, the average decline in value for a Palm villa was around 30%.The same can be said for apartments with values declining by up to 60%, while apartments on the Palm declined by a comparatively favorable 35%. What a testament as to how location and status as an icon have worked in keeping its perceived value competitive.
The Palm never lost its luster and appeal as an aspirational location. Many investors were just waiting to see how much additional value waiting out the recession would bring and now they are back to get a slice of The Palm Jumeirah pie, so to speak.
The revival of interest in investing in The Palm and other iconic Dubai developments has been brought about by important factors. A modicum of world gloal recovery, a local economy which rebounded to grow at around 4% per annum, a competitively affordable dirham, and the fact that Dubai’s property values have fallen by as much as 60% from the glory days have brought back investors considering the gains at hand.
The writer is the Managing Director of Harbor Real Estate
The Palm Facts
This man-made structure is in the shape of a palm tree and consists of a trunk, a crown with 16 fronds and a surrounding crescent island. It includes hotels, Villas, apartments, Beaches, Marinas, restaurants and retail outlets.

The Age- old cliché of Location

The Age- old cliché of Location
Proximity, convenience and prestige definitely enhance business
By Mohanad Alwadiya
Special to properties
History is littered with examples of businesses which ignored this simple yet well-worn catch-phrase. It’s all about proximity and the convenience and prestige that a carefully thought out location can bring to your existing and potential customers, staff and business associates.
While many organizations have addressed customer service from an internal perspective, many have not had the vision, inclination or, in some instances, the opportunity to ensure access to their premises in more convenient than that of their competition. Location, after all, is often viewed as one of the primary elements to gaining competitive advantage. It’s no use having a superior product, if your customers have to suffer inconvenience to view or experience it. The idea is to make it easy for customers to visit you.
The same can be said for the staff of an organization. Often overlooked when location considerations are made, staff morale can be greatly affected by the locale chosen to conduct business. Proximity to public transport and parking availability reach new levels of importance when the Dubai summer reaches its peak and staff will be appreciative if your locale considerations recognize their needs as well.
The opportunities which are available to small and medium sized tenants in Dubai today are unprecedented and, if not at least considered and taken advantage of, will one day be seen as an opportunity foregone. Dubai office space was once considered to be expensive, even when compared to the iconic cities around the world. Those days have long gone, and it is time to make the most of the current climate in the real estate market.
The writer is the Managing Director, Harbor Real Estate

Handy Hints:

The location of your business can be a source of pride for you.

Your premises should be more accessible than your competitors.

Staff will appreciate it if locale considerations meet their needs.

Demand for small office space in Dubai The need for small, well-located and quality office space is increasing

Demand for small office space in Dubai
The need for small, well-located and quality office space is increasing
By Mohanad Alwadiya
Special to Properties
Dubai is open for business. With 14,360 new business licenses issued in 2011 and economic growth of 4.5% expected for 2012, demand for Dubai commercial space, particularly small office space, is on the rise. Dubai has an abundance of strata owned offices, to cater to the needs of virtually any prospective small business.
It goes without saying that careful planning is required by developers when deciding on the type of property to be developed. When considering office space, the configuration of the floor plate is a major consideration, as it needs to comprehend the type of client or tenant that will utilize the space.
One issue that has confronted large corporate tenants in Dubai requiring large areas of floor space is that the choice, perhaps unbelievably, is somewhat limited. This is due, in many instances, to whole floors of office space being owned by a number of different owners or landlords.
Needless to say, this situation is untenable for a large prospective tenant, who requires sole occupancy of once or more whole floors.
So, the trick in establishing and keeping a real estate market in equilibrium is not only matching supply and demand as it relates to space, but also determining the right composition of the spaces to be created. This required very careful planning based on an understanding of the market’s requirements, something which unfortunately has not been too evident in the past.
In the meantime, obtaining affordable, well-located and quality office space for prospective small businesses in Dubai will not be an issue… in the near future anyway!
The writer is the Manager Director, Harbor Real Estate.

Handy Hints:

In 2012 an economic growth of 4.5% is expected in Dubai.

Identify the type of client or tenant that will utilize the space.

For office space the configuration of the floor plate is important.

Tanmia – an investment development programme A giant step in creating transparency, dialogue and cooperation in the real estate market

Tanmia – an investment development programme
A giant step in creating transparency, dialogue and cooperation in the real estate market

By Mohanad Alwadiya
Special to properties
The recent news regarding Emaar Properties joining forces with Tanmia in reviewing it strategies, plans and initiatives is great news for Dubai’s real estate scene. The objectives of Tanmia are sound and appropriate to what is required in Dubai, given the challenges being faced by the real estate industry.
Tanmia is an investment development programme that seeks to create comprehensive investment opportunities and offer excellent support services to new investors. In creating an environment of transparency, dialogue and cooperation, the Tanmia initiative will assist in the making of informed decisions by stakeholders on a variety of real estate investments.
The environment created by Tanmia increases the likelihood of developing sustainable real estate projects while assisting in the acceleration of the revival of the market. By including public and private institutions considerations, the Tanmia initiative has the opportunity to synchronize the goals of policymakers and developers, making macro-planning and micro-execution for the development of the emirate more streamlined for efficiency, relevant for effectiveness and appropriate for the well-being of the economy and society as a whole.
The benefits for the developers are obvious and their active participation in this initiative can only bring rewards. If a lesson has been learnt from the evolution of Dubai’s real estate industry, it is that rampant opportunism and shortsightedness have to be replaced by informed, astute and collaborative decision- making. The former have contributed significantly to an industry which is way out of equilibrium today.
To have a healthy industry requires much forethought, analysis, astute planning and, given the competitive nature of the markets today, world-class execution. This can only be achieved by creating an environment of transparency, support and idea sharing to improve the quality of decisions- making processes and the eventual decisions themselves.
The Tanmia initiative is one of the great promise. However, as with all such initiatives, just how effective it is will be totally dependent upon the willingness, participation and commitment of all the industry stakeholders.
The writer is the Managing Director of Harbor Real Estate

Handy Hints:

Tanmia assists in the acceleration of the revival of the property market.

It increases the likelihood of developing sustainable real estate projects.

It’s an opportunity to synchronize the goals of policymakers and developers.

Rent –to- Own Schemes

Rent –to- Own Schemes
Developers are once again giving them some serious thought
Mohanad Alwadiya
Managing Director
Harbor Real Estate
When times are tough, developers would always bring out the faithful standby, rent-to-own schemes, to try and drum up sales. But with the local property market showing some signs of prices stability, these schemes are once again being given a serious look-in.
Developers, particularly those owning single high-rise developments with anywhere between 60% and 80% occupancy, are said to be giving them some serious thought. Their thinking goes somewhere along these lines – since they already have sizable tenant base for the properties, it would be easier to get the tenants thinking about actually owning the property. Typically, at today’s property values, buyers are able to purchase such property after three years.
To convince them, the developers can always point out the firming up of property values in key locations. “ if some of these tenants are actually considering investment, it’s best to make them commit now rather than wait and see a further firming up’’ said a sales manager of a real estate developer.
But is the process as clear-cut as that? Industry sources are unanimous in saying that transparency has to run through-out the entire process. “The scheme must offer true value for money in order for potential buyers to consider it” said Mohanad Alwadiya, Managing Director at Harbor Real Estate, a company offering such schemes in some of the developments they manage. The monthly rental value and final sale price must be realistic and in line with market rates.
“Some schemes that demanded a premium proved to be ineffective. Buyers seek real value and are still nervous about the market performance in the next two to three years. Schemes allow buyers to evaluate the opportunity at hand without having to make an immediate commitment. They also allow them to assess their finances and test the property and community they will live in before making a decision” he added.
Interestingly, key developments, especially the flagship high-rises in Al Reem Island, Abu Dhabi, seem to have their rent – to- own programmes sorted out better than their Dubai counterparts.
“it may be related to the perceptions about the quality of the build and locations being superior. Buyers have a strong belief that these investments are better protected against property market fluctuations” said a real estate consultant in Abu Dhabi.
That is not to say that Dubai has not had rent-to-own initiatives that hit the mark. The lakes community, which started out as a purely rental development, has had a spectacular response when the developer offered units on rent-to-own basics. But all that happened when the property market was still at its peak.
For developers to successfully close deals at this time, they need to be realistic about their offers. Alwadiya cited four factors that give prospective buyers pause, “clients are finding it increasingly difficult to source mortgages in time to meet their purchase deadlines. Many are wondering if they should buy or rent during the current economic climate, while others are unsure if they will like the lifestyle in a project they want to buy into after they purchase a property there.”
“Many clients, especially expatriates, would rather save the money they spend on rent’ he added.
Now, more than ever, developers and agencies marketing rent – to – own schemes need to hone their presentation skills to convince tenants to buy.
The rent –to – own period would be agreed upon in advance. The buyer and seller would agree to a yearly payment plan which is the equivalent of the current market prices for rentals in the area the property are located.
At any time during the rent –to- own period, the buyer would have the option to purchase the property at the agreed price, with the amount already paid in rent deducted from the price. The balance of the agreement will be settled, either at the end of the period or earlier, when the buyer’s mortgage is approved or if the buyer chooses to pay in full by cash.
A transparent, realistic and clear-cut scheme takes the pressure out of the situation by giving clients the options to rent the property within a set period of time, before making a decision to purchase. Such schemes do not have any hidden charges or require down payment, and will not include any penalties if the client decides to opt out.

Dubai real estate offers value-driven options Consumers have more choices in line with their aspirations and value expectations

By Mohanad Alwadiya
Special to properties
One emerging characteristic of Dubai real estate in 2012 is the steadily increasing value that buyers and tenants alike can get for their hard-earned dirhams. Many of the headlines that we see in the business news have empowered buyers with information. Consumers have more choices available before deciding on properties which are consistent with their aspirations and value expectations.
The emergence of value in the marketplace doesn’t just drive higher levels of transactional activity. It also drives changes in buyer behavior and, logically, the composition of the transaction set.
The reason why villas appreciate in value in areas like Emirates Living, The Villa Project, Arabian Ranches and the Palm Jumeirah is because the premium they offer is superior to whatever exists in the market.
There are different types of buyers driving the demand. The first buyer type takes the opportunity to upgrade from apartment style to villa style living. This has driven demand for two-bedroom villas. This buyer is seeking the extra space and privacy that a villa provides and recognizes that, given the predictions on apartment supply going forward, it is likely to provide greater capital growth.
The second buyer type upgrades in villa type, style, size and location. While the existing home may have provided satisfactorily for the family’s needs, this buyer type takes the opportunity to upgrade to a better location.
From a pure investment point of view, the appeal of quality villas in well-located established areas is undeniable. The Dubai real estate market is still somewhat imbalanced with the oversupply of apartments approximating 23%, with more affordable accommodation projects to be completed in the next 18 months.
From an investment point of view, these apartments can still offer good income returns with gross returns of anywhere between 7% and 9% , with relatively minimal capital outlay when compared to a villa. Careful planning can still make investing in apartments lucrative. However, patience may be required if capital growth is sought.
The writer is the Managing director, Harbor Real estate
Handy Hints
• Business news empowers buyers with information
• Careful planning can make investments in apartments Lucrative
• The appeal of quality villas in well-located established areas is undeniable

New Ritaj development hits Dubai market with 2,000 plus units

Dubai:Sale and rental values in Dubai’s mid-tier property market could come under stress with a new development releasing as many as 2,024 apartment units in one go.

The units are spread out over 11 buildings in Dubai Investments Park and are part of the Ritaj development from Dubai Investments Real Estate. Rents start from Dh23,000 a year and is also being backed up with a rent-to-own scheme.

The release comes just when rentals in mid-tier residential locations — both freehold and non-freehold — within the emirate were showing signs of stability and even had some landlords looking to update the lease terms on their properties. Also, given that the new units are located in Dubai Investments Park, they could even attract interest from professionals working in Abu Dhabi but prefer to reside in Dubai. (The developer makes it a point to state that Ritaj is an hour’s drive from Abu Dhabi.)

“Customers in this property segment are very price sensitive and they will surely do their homework when it comes to obtaining real value for their money,” said Mohanad Alwadiya, managing director of Harbor Real Estate. “The introduction of 2,024 new units within a green gated community will have a strong impact on the older and less equipped communities.”
The developer expects to attain anywhere between 70 to 80 per cent leasing at Ritaj over the next three to four months as against the industry average of six months. The coming weeks will also determine what sort of impact the project will have on the wider Dubai property marketplace. Industry observers continue to raise concerns over the amount of new supply getting released and further distorting the demand-supply gap.

But Ritaj would benefit having clearly identified its core clientele, according to the developer. “The main and long-term objective of the project relies on providing small families with a lifestyle beyond their expectations,” said Obaid Al Salami, general manager of Dubai Investments Real Estate. “I think Ritaj has achieved this goal and provided solutions based on customer insights and interests.”

To sweeten the deal for future tenants, and the emphasis is very much on being seen as a family community, Ritaj will also host a mall featuring 50,000 square feet of retail space which, of course, includes a supermarket. The apartments are split across 1,343 studios, 447 one-bedroom, 194 two-bedroom and 40 three-bedroom units. A leasing campaign backed up by multiple incentives was launched yesterday.

The timing is crucial. Real estate sources have spoken about increased activity at brokerage firms as residents scout around for new premises to move into ahead of the summer break. It is in this context that the mid-market is getting a lot of attention. For Ritaj, leasing enquiries are averaging 70 to 80 leads a day since the marketing launch. More than 50 units have completed the leasing.

The consultancy, CBRE, in its first quarter overview for Dubai’s property market reckons that the residential sector will see area-specific strengthening as developed locations become increasingly scarce. Dubai Investments Park — and the new residential development within it — will be waiting to see if they emerge as beneficiaries from this trend.

أداء الفلل مرشح للنمو حتى% 20 في 2013 تحسن العقارات السكنية في دبي يزيد معدلات الاستثمار% 5

دبي – ملحم الزبيدي
شهدت تعاملات البيع والشراء في سوق العقارت السكنية بدبي تحسنا ملحوظا خلال الربع الأول من العام الجاري 2012 في بعض المناطق الاستثمارية ذات القيمة الحقيقية التي تتمتع بجهوزية البنية التحتية وتوافر الخدمات مثل “النخلة جميرا” و”وسط مدينة دبي” و”مرسى دبي” و”أبراج بحيرات جميرا” و”المرابع العربية” و”ذا فيلا” وغيرها . ولوحظ في الوقت ذاته انخفاض عدد الوحدات المعروضة في المشروعات التي تتمتع بشهرة عالية وطلب متزايد مثل مشروع “وسط مدينة دبي” و”النخلة جميرا” و”أبراج بحيرات جميرا” و”ذا فيلا” و”الروضة” ومشروعي “السهول” و”الينابيع”، ما أدى إلى ارتفاع أسعار البيع في هذه المشروعات .
بقيت أسعار البيع مستقرة نسبيا مع بعض الزيادات في بعض المناطق في “النخلة جميرا” و”أبراج بحيرات جميرا” ومشروع الفيلا ومشروع سكاي كورتس رافقها ارتفاع إجمالي معدلات الاستثمار للشقق والفلل بنسبة 3-5% في المتوسط .

وحقق قطاع الفلل السكنية علامات التعافي خلال الأشهر الأولى من العام الجاري 2012 على صعيد التعاملات العقارية بشكل عام ومنحنى الأسعار بشكل خاص التي ارتقت بمعايير تطوير البنية التحتية ومرافق الحياة الاجتماعية للسكان . ويمر سوق العقارات في دبي في الوقت الحالي بفترة القبول والتعافي، التي بدأ يستشرف بوادرها في العام ،2011 حيث شهدت أسعار أفضل مناطق الاستثمار في قطاع الفلل السكنية من حيث الأداء نموا ملحوظاً في الأشهر الأخيرة، ومن المرجح أن تواصل أداءها الإيجابي نحو الارتفاع بنسبة تراوح بين 10 و20% .

وشهدت أسعار البيع في قطاع المكاتب انخفاضات هامشية من 2-4% في المتوسط، نظراً لتراجع نشاط معاملات البيع في مناطق مثل “الخليج التجاري” و”مركز دبي المالي العالمي” التي سجلت انخفاضاً نسبياً ب6 و7% مع استمرار ضخ وتوافر العرض في قطاع المكاتب .

وأوضح مهند الوادية، المدير الإداري في شركة “هاربور” للوساطة العقارية، أن قوى الطلب بدأت في الارتفاع تماشياً مع زيادة وتيرة تعافي معظم الاقتصادات العالمية واسترداد المستثمرين من الأفراد والشركات ثقتهم بأداء القطاع ومستقبله .

ولفت الوادية إلى أن بعض الملاك الذين اغتنموا الفرص المميزة التي برزت خلال 2009 و2010 سيحققون نمواً في رؤوس أموالهم . ومع مرور الوقت سيصبح من الصعب العثور على العروض المغرية، حيث استقرت معدلات الأسعار وبدأ جميع العاملين والمهتمين يدركون أن الأسعار في قطاع العقارات وصلت إلى مستويات القاع .

وأوضح المدير التنفيذي في “هاربور” العقارية، أن السوق العقاري في دبي سيمر خلال العام ،2012 بفترة التعافي وتجديد الثقة، حيث سيتقبل السوق المعطيات والديناميكيات الجديدة للقطاع . وسوف يتم انتهاء عملية تصحيح الأسعار في خلال النصف الأول من 2012 وسيكون هنالك تقبل عام للأسعار والمعدلات الجديدة للعقارات .

وبين أن ما يقارب 20% من الوحدات السكنية في دبي وما لا يقل عن 30% من المساحات المكتبية غير مأهولة . والأمر المثير للقلق أن العديد من المشروعات قيد الإنشاء استعادت حيويتها وسرعة إنجازها، ما سيؤدي إلى ضخ المزيد من الوحدات الجديدة حتى نهاية 2012 .

وأشار الوادية إلى أن البنوك الإماراتية في وضع قوي يمكنها خلال الفترة الحالية من استئناف عمليات الإقراض في المجال العقاري حسب تقرير هاربور الفصلي الذي سيصدر في نهاية الشهر الحالي، حيث ذكر رئيس تحرير التقرير بأن البنوك الإماراتية تعاملت مع الأزمة الاقتصادية العالمية بشكل يعزز رؤوس أموالها من خلال التدابير التي اتخذتها بقيادة البنك المركزي .

وقال: “من المتوقع أيضا أن يستمر تدفق السيولة في سوق العقارات بسرعة ووتيرة أكبر . ولقد بدأت شركات التمويل العقاري والممولين الاستثماريين بزيادة نشاطاتها الإقراضية مرة أخرى . وتعتبر هذه خطوة إيجابية للغاية وستشجع مزيداً من المشترين الذين يرغبون في الاستفادة من الفرص العقارية التي ظهرت بسبب الأزمة” .

أداء القطاع السكني
وشهدت أسعار البيع المنتجات العقارية السكنية تحسنا ملحوظا في بعض المشروعات التي ازداد عليها الطلب بسبب تطور البنية التحتية وتوفيرها قيمة حقيقية، ومن هذه المشروعات “النخلة جميرا” و”وسط مدينة دبي” و”مرسى دبي” و”أبراج بحيرات جميرا” ومشروع “ذا فيلا” في “دبي لاند” “وسكاي كورتس”، وفي الوقت نفسه شهدت المناطق الأخرى استقرارا نسبيا على نطاق واسع في خلال الربع الاول من 2012 .

وفي ظل التحسن الملحوظ في أسعار البيع التي ترتبط بها أسعار التأجير في بعض المشروعات التي ازداد عليها الطلب بسبب الجهوزية التي تتمتع بها ومن هذه المشروعات مشروع أبراج بحيرات الجميرا ومشروع الفيلا في دبي لاند لوحظ انخفاض عدد الوحدات المعروضة في المشروعات التي تتمتع بشهرة عالية وطلب متزايد مثل مشروع “وسط مدينة دبي” و”الروضة” ومشروعي “السهول” و”الينابيع”، ما أدى إلى ارتفاع أسعار البيع في هذه المشروعات .

وبقيت أسعار البيع مستقرة نسبيا مع بعض الزيادات في أسعار البيع في “النخلة جميرا” و”أبراج بحيرات جميرا” ومشروع الفيلا ومشروع سكاي كورتس رافقها ارتفاع إجمالي معدلات الإيجار للشقق والفلل بنسبة 5-3% في المتوسط ومن جانب آخر . وعلى الرغم من أن أسعار الإيجار في معظم المناطق شهدت زيادات هامشية، إلا أنه في كثير من الأحيان تم تدعيم هذه الزيادات بحوافز وعروض تسهيلية مثل فترات تأجير مجانية، تأجير وحدات من دون رسوم وكالة التأجير، أو توفير خطة دفعات ميسرة حتى 12 شهراً .

كما كان أداء أسعار المبيعات للفلل إيجابياً جداً، حيث ارتفع بنسبة 6% في المتوسط مقارنة بالربع الأخير من عام 2011 ومن أفضل مشروعات الفلل أداء كان مشروع “الفيلا” ومشروع “السيدرا” و”المرابع العربية”، و”روعة الإمارات”، و”قرية الجميرا” .

النخلة جميرا
ارتفعت أسعار الفلل في مشروع “النخلة جميرا” بنسبة 12% خلال ،2011 وذلك بسبب محدودية الوحدات المعروضة في السوق، إضافة إلى ندرة الاراضي المتاحة للتطوير . ويراوح سعر بيع القدم المربع في النخلة جميرا بين 1400 و1600 درهم، بينما تبدأ أسعار التأجير من 350 ألف درهم سنويا وتنتهي عند مليون درهم سنويا.
ذا فيلا
ارتفعت أسعار البيع في “ذا فيلا” بنسبة وصلت إلى 15% خلال العام الماضي ،2011 وتبدأ الأسعار فيه من 650 درهماً للقدم المربعة عند الحد الأدنى .
فالكن سيتي أوف وندورز

حققت الفلل السكنية في مشروع “فالكن سيتي أوف وندورز” أداءً إيجابيا خلال الفترة الماضية من حيث معدلات الطلب، وتراوح الأسعار فيه من 650 درهماً إلى 950 درهماً للقدم المربعة تعتمد على نوعية وجودة المواصفات وموقع الفيلا وإطلالتها .

فيكتوري هايتس
تتميز فلل “فيكتوري هايتس” بالجودة العالية والمساحات الواسعة، ويراوح سعر بيع القدم المربعة فيه بين 850 و900 درهم . وشهدت الأسعار ارتفاعا جيدا خلال الفترة المنصرمة من العام الجاري راوحت بين 8 و %10

إميريتس ليفينغ
واحتلت منطقة المرتبة الرابعة من حيث الأفضل أداء . وشهدت أسعار الفلل في منطقة ال”إميريتس ليفينغ”، التي تتضمن كلاً من “ذا سبرينغ” و”ذا ليكس” و”ذا ميدوز” ارتفاعا تراوح بين 10 و12% في العام ،2011 وراوحت الأسعار بين 850 درهماً للقدم المربعة في “ذا سبرينغ”، و1000 درهم لقدم في “ذا ليكس”، و1100 درهم للقدم في “ذا ميدوز” .
المرابع العربية
ارتفعت أسعار الفلل في مشروع “المرابع العربية” بنسبة 5% خلال العام ،2011 ليحتل بذلك المركز الخامس من حيث الأفضل أداء . وتراوح الأسعار فيه بين 900 و1000 درهم للقدم المربعة، أما أسعار الإيجارات فبلغت 125 ألف درهم سنويا في الحد الأدنى و350 ألف درهم في حدها الأعلى .
غرين كوميونيتي
ومن مشروعات الفلل الأخرى في دبي “غرين كوميونيتي” الذي يقع ضمن “مجمع دبي للاستثمار”، الذي تراوح الأسعار فيه حول معدل 640 درهماً للقدم المربعة، بينما تراوح أسعار الإيجارات بين 140 و250 ألف درهم سنويا .
جميرا بارك

يتوقع أن تبدأ شركة “نخيل” العقارية البدء بتسليم المراحل المتبقية من مشروع “جميرا بارك” خلال الأشهر المقبلة، ما يشكل عامل ضغط على مشروعات الفلل المجاورة مثل “إميريتس ليفينغ” . ويراوح سعر القدم المربعة هناك بين 670 و700 درهم .

تلال الإمارات

لم يشهد مشروع “تلال الإمارات” تداولات ملحوظة في الفترة الماضية، الأمر الذي رجح كفة الاستقرار والثبات على صعيد أسعار البيع، وتماثل قيمة الفلل في المنطقة من حيث الأسعار فلل “النخلة جميرا” .


يعتبر “البراري” من المشروعات الخاصة جدا في سوق عقارات دبي، وذلك نظرا لقلة عدد الوحدات وارتفاع أسعارها، لذلك لم يشهد المشروع حركة تعاملات ملحوظة خلال الأشهر الماضية .

سيدرا، واحة دبي للسيليكون

بلغ سعر بيع الفلل السكنية في مشروع “سيدرا” ضمن “واحة دبي للسيليكون” 680 درهماً للقدم المربعة .

أداء القطاع التجاري

شهدت أسعار البيع في قطاع المكاتب انخفاضات هامشية من 2-5% في المتوسط نتيجة لانخفاض نشاط معاملات البيع في مناطق مثل “الخليج التجاري” و”مركز دبي المالي العالمي” التي سجلت انخفاض في التعاملات يقدر ب 6 و7% مع استمرار ضخ وتوافر العرض في قطاع المكاتب، ما أدى ذلك إلى انخفاض معدلات إيجار المكاتب عبر مواقع مختلفة بنسبة تراوح بين 1-5% على الرغم من تحقيق مستويات صحية في ازدياد الطلب والتعاملات وبالأخص على فئة المكاتب الصغيرة أقل من 1000 قدم مربعة .

وعلى النقيض من القطاع السكني، والذي يبدو في طريقه نحو التعافي، لا يزال أمام قطاع المكاتب طريق طويل ليقطعه وزيادة المعروض سيواصل التأثير سلباً في مستوى منحنى الأسعار بشكل عام .