Ask the Agent

Ask the agent

Question: Which would be a better investment, buying a townhouse or an apartment?

This is a common dilemma faced by investors in the residential market. In the UAE where there is a great deal of variation in the properties on offer, making a choice becomes all the more difficult for those who are new to property investment.

Just remember that the market rarely moves uniformly. There is always a difference in the investment returns to be expected from different asset types, in different areas, at different stages of completion, over different periods of time, being completed by different developers.

So in today’s market, knowing what we know about Dubai’s economy going forward, I usually recommend to my clients to invest in affordable apartments or construct a portfolio of affordable apartments and townhouses, and even villas, as the case may be.

But do take note of the keyword here which is “affordable.”

Projects in Dubailand like Queue Point in Liwan and Skycourts are filling the affordable housing void and, if you wish to diversify asset types, I suggest you consider Shamal Terraces in JVC as this recently launched project offers very high quality but reasonably priced and extremely spacious modern townhouses.

Properties in the above communities offer good quality affordable solutions with little compromise and have the potential to provide excellent rental and capital appreciation returns as affordable housing will continue to be in high demand going forward due to the demand for such options among the middle and lower middle income segments in Dubai.

Question: I am interested in working for a real estate broker as I have extensive property experience in North America, but I don’t know which company to join. Can you please advise me on how I can find the best company to work for?

It appears that you are confident in your industry experience, and feel you can be a real asset to the company you will join. However, since the UAE market is also unique while sharing some general characteristics with global real estate hubs, I suggest you join a company that will enable you to fast track your learning and mastery of the UAE property market. Make no mistake, you still have a lot to learn; but having a good solid foundation of real estate principles should help you progress with greater speed.

Try to go for a full service company so that you can gain a greater understanding of what the local real estate business is all about, who the key players are, and the procedures you need to be familiar with.

The company you choose should value you as an individual and remunerate you appropriately. But they should also be prepared to invest in you by providing the types of learning experiences that come with formal training (mandatory to become a licensed agent in Dubai) and also in-house training. This may involve being assigned to a mentor, being placed on an internal rotation scheme to enable a broader knowledge of the business to be developed, or being given special projects that will facilitate your learning by encouraging you to seek answers and solutions yourself to enable you to complete the task at hand. Those companies that invest in high potential people are the ones that typically succeed.

Finally, it is very difficult to be passionate about your chosen profession if it is not part of the culture of the company that you work in. Try to surround yourself with people who are passionate about the industry because passion is contagious and it is what sets champions apart.

Question: I want to give my tenant one-year notice to vacate the flat. Is there a format and any other formalities? I sent him a notice through a courier company but he said it is not valid. Do I have to give it through the court?

You need a valid reason for requesting the tenant to vacate the premises. Is the tenant in breach of the tenancy agreement? Has the tenant broken the law by utilizing the premises for an unlawful purpose? Do you want to sell the property or occupy it yourself?

If your tenant is in breach of the tenancy agreement or has broken the law in some way, you must serve a 30-day notary public notice to the tenant. The notice must clearly state why the tenant is being given 30 days’ notice to fix the matter, and the details of the matter itself.  If the tenant does not respond in accordance to the request, then you can the landlord go to the Rental Dispute Settlement Center and request an eviction order.

If you want to sell the property or use it yourself, you will need to provide 12-months’ notice to the tenant through the notary public stating your intentions.  You may then refuse to renew any lease for a period that extends more than 12 months past the date of notification.

The notice should be delivered by courier, and it is important to keep record of the delivery report as evidence of receipt by the tenant as you may need this if the tenant refutes receiving your notice.

Question: Are we headed for another recession?

Even as there is an ongoing market-wide slowdown in real estate activity, my answer is NO, I do not believe that we are going to witness a crash any time soon. However, real estate price correction has been taking place which is not necessarily a bad thing.

The market has cooled for a number of reasons. For starters, the capital inflow that was extremely strong during the initial part of the recovery has started to slow down after reaching peak gains late in 2013. Capital is not an infinite resource, and will ebb and flow in accordance with supply and alternative investment.

Also, a number of structural changes have also started to crimp demand. The implementation of the 4% transfer fee, the implementation of new mortgage laws and new laws regarding rental price increases have also had an effect.

Although some people share a negative outlook on the way things are especially with the slower GDP growth compared to last year, for a country to be considered technically “in recession,” it has to experience two consecutive quarters of negative economic growth reflected in its GDP – which is definitely not the case with the UAE.

And given the history of the Dubai real estate market in the run up to the Global Financial Crisis and the dramatic, now infamous, sudden rise and then sharp decrease in asset values that occurred during the crisis, it is not surprising that some industry stakeholders have become nervous about the current state of affairs. While this point of view is understandable, Dubai 2015 is definitely not in the same position as it was in Dubai 2008.

Additionally, the UAE government, acting with strategic foresight, has Vision 2021, UAE’s long-term economic plan launched in 2010, which prioritizes the diversification of the country’s economy thereby reducing UAE’s dependence on hydrocarbon assets.

Question: I have a mortgage on an apartment that I live in and I happen to have some cash currently. Should I settle my loan or invest the cash elsewhere?

It all depends on what interest rate you are paying on your mortgage, and what return you could expect if you invested elsewhere. If you can achieve a return greater than your mortgage interest rate, then you should invest the cash elsewhere and take advantage of the low mortgage rate you will be getting.

There are some very attractive mortgage products in the marketplace with a few mortgage providers offering rates as low as 3.99% or even 3.49%. If you have a mortgage with such a low interest rate, it would not be too difficult to find an investment that will yield in excess of your mortgage rate.

For example, you may consider investing in an apartment  which will yield you a net annual cash flow of 5% and, over a period of 5 years, an annual capital appreciation of anywhere between 5% and 7%. This would be a more lucrative allocation of your cash.

If, however, you are not confident in achieving a return on your cash that exceeds your mortgage rate, then I suggest you pay down your mortgage outright as you will save on interest costs.

 

 

Ask the agent

Can you explain the term capitalization rate?

Capitalisation rate (cap rate) is the rate of return on a real estate property based on the income that the property is expected to generate. It is used to estimate the investor’s potential return on investment. It maybe calculated by dividing the investment’s net operating income (NOI) by the current market value, where NOI is the total revenue derived from renting or leasing the property minus all operating costs. Put simply, the cap rate = NOl current market value. Given that the capital values for Dubai properties have shown greater volatility than the income being derived, the NOI being generated from the property at today’s value needs to be looked into. This allows us to see whether the property’s performance is improving or declining by referring to the cap rate. If the cap rate is declining, this leads us to conclude that selling the property would generate greater income.

Where do you think the best investment opportunities are in the Dubai real estate market?

Definitely in the affordable segment of the market!

We are encouraging clients to invest in this important segment as there are some great opportunities and the demand for affordable housing is likely to continue increasing as Dubai heads towards the Expo 2020. There are many affordable developments that have been sprouting in Dubailand and other parts of the city, especially in the outskirts. They are strategically located, with easy access to major road networks like the Shaikh Mohammed bin Zayed Road, thus residents enjoy fast transit times to most of Dubai’s popular areas. The demand for this type of affordable accommodation will continue to grow. invest in apartments and retain ownership for atleast five years to gain superior capital growth and enjoy healthy net annual rental return in the meantime.

Do you think the property prices will fall further in this current cycle? If so, would now be a good time to sell?

The fact that the property industry is notoriously cyclical is widely known yet viewed differently. Investors with a clear strategy and long-term plan simply accept, foresee and plan for cycles in the industry. They look for longer—term sustainable growth rather than take additional risk by trying to accumulate wealth by taking advantage of shorter-term spikes or dips. Investing in property has a very simple purpose: to create wealth over the long term. However, your portfolio needs to be nurtured, maintained and managed to ensure its wealth-creating potential is achieved as it rides the inevitable cycles that occur in the industry. Adopting a short-term vision and reacting unreasonably to inevitable industry slowdowns will lead to underperformance in the longer term. Consider engaging a good property manager who will ensure that you maximize returns.

I plan to purchase our first family home. What are the factors to consider when getting a mortgage?

There are a number of considerations that you need to factor into your plan of buying a home. One of these is getting a mortgage. Generally speaking, you are much better off financially in applying your hard-earned money towards building equity, but keep in mind that mortgage payments can be subject to fluctuations as interest rates rise. Not all mortgages are the same. Try and have the mortgage establishment fees waived. Depending on the institution, this may save you up to Dh3,000. Also request that you are not penalized for paying the mortgage down faster or in its entirety. By law, the mortgage provider cannot charge you more than 1% of the outstanding amount or a maximum of Dhl0,000, but try to have this stipulation dropped from your contract. Make sure your provider will allow you to utilize the equity you build in your home over time. Some lenders will allow you to use this as security for further borrowing.

Question of the week

I am buying an off-plan property. Can you explain the principles of escrow?

An escrow can be described as a legally recognized financial instrument held by a third party (typically a bank) on behalf of two other parties (typically a buyer and a seller) who have agreed to conduct a particular transaction in accordance with certain conditions. Funds are provided by the buyer and held by the party (bank) providing the escrow service until it receives the formal advice that certain previously agreed obligations of the seller have been fulfilled upon which time, the seller can receive funds to the amount specified in the agreement between the seller and buyer.

The use of escrow accounts by Dubai developers has now been mandated by law for the purpose of protecting the prepayments made by buyers. This limits developers from gaining access to funds until certain construction milestones are completed, helping ensure developers are not misappropriating funds provided in advance for purposes other than which they are intended.

Anybody can open an escrow account but not anybody can open one for the purposes of property development in Dubai. The developer must first be registered as a bona fide developer with RERA which involves providing documents ranging from those which establish the bona fide nature of the developer including details of its officers and solvency, title deeds proving ownership of the land to be developed, NOC from relevant parties to performance guarantees.

Ask the agent

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Q1) There are many opportunities invest in off-plan properties, but the values in the secondary market have improved significantly. Are there still advantages of buying off-plan?

Purchasing a property off-plan can provide you with superior capital gains by the time of completion, providing you are buying at a discount to today’s finished inventory and the market strengthens up to the completion date for the particular property that you are considering. This will depend on an estimation of economic growth, population expansion, the number of competing projects in the pipeline and eventual industry inventory position. Be smart about the “product” that you buy and try to avail yourself of a payment plan. Look for certain property types complete with amenities and facilities in locations you believe will be sought in the future. Deal only with reputable developers and check the status of the escrow account.

Q2) I am planning to invest in Dubai real estate.As this would be my first property investment, can you give any useful tips?

First of all, know why you want to invest in property. You must have a clear understanding of what you are trying to achieve and what role your property portfolio will play in building your wealth. Then you must set your financial objectives carefully. Success in property investment can only be attained when (and if) those objectives have been realised. Always think long term for your greatest success. Those who have had the greatest success possess the ability to think long term, make rational, well-researched and carefully thought-out decisions with the end objectives in mind and understand that every real estate industry globally will go through cycles of growth and contraction. Make sure you know your-stuff by being able to communicate intelligently and knowledgeably with the experts. Always strive to eliminate risks. Plan your finances, cash flows, capital requirements and debt levels carefully.

Q3) I wish to sell my villa, but the garden needs a little bit of work. Is it worth investing in improving the garden? Am I likely to get my money back?

For your garden to become a selling point, you need to establish a low-maintenance, functional landscape that is highly appealing to the potential buyer. Resist the temptation to clutter the landscape with every species of flora known to man. Plants grow and you need to keep that growth in check as your garden can look unkempt and create a negative impression. Ensure that all landscaping elements must be coordinated carefully. if you don‘t know or understand the differing qualities of certain soils, it’s time to call your landscape gardener and have him produce an impressive garden for you. Even if you don’t plan on selling your home for another five or 10 years, now is a good time to lay the foundation for a great landscape design that will win over your future homebuyers.

Q4) While the correction in the Dubai property market is broad, certain segments have undergone a greater correction than others. Are there greater-opportunities in some segments in terms of long-term ROI?

Definitely! We are encouraging everyone to invest in the lower priced, higher value, affordable segment of the market as there are some great opportunities. There are many high-performing, yet affordable developments spread all across Dubai, giving investors a wide range of options to choose from. Apartments in some developments have seen excellent capital growth with some residences growing by 35%-over the past two years, with rental premiums of at least 7% not uncommon. Demand for this type of affordable accommodation continues to grow especially as Dubai’s population swells in the run-up to the Expo. invest in an apartment and retain ownership for at least five years as you will benefit from superior capital growth and enjoy a healthy net annual rental return.

Question of the week

Q5) Recent reports have suggested that the current property correction in dubai has bottomed. Would you agree with this and is it a good time to buy?

It is always difficult to pick peaks and troughs in real estate cycles.
Having said that, there are definitely opportunities available and advantages to be gained from purchasing now as the next few years are expected to see strong economic growth. Start your property search immediately as a property investment requires the same approach regardless of the state of the market. lf you have the cash, pay for it outright, but do consider taking out a mortgage as long as you understand the impact of interest rate rises in the future. Think carefully about location, surrounding infrastructure, construction quality, and developer reputation and building amenities. Properties with attractive views, close to the beach, with golfing facilities, are part of an iconic development and have close access to the Metro generally provide good returns. You also need to consider the effectivity of the owners association, the service charges and the quality of maintenance services as these will affect the long-term value of your investment. Be purposeful, patient and pragmatic and you are well on the way to making a very good investment decision.

Expert Eye

Current upswing has some way to run yet before a broad-based bubble appears

Whether we like it or not, cycles will always exist in our industry because humans are involved and humans tend to make decisions based on history and are not necessarily adept at predicting future events.

Dubai’s property scene is undergoing a cyclical event as I write. A correction, neatly timed, to allow the market to sit back and review the landscape, was certainly due. With it comes a promise of growth as the market plans its next foray.

Although cycles are accepted as inevitable, their nature in terms of length,levels of volatility or catalytic events can be difficult identify and predict. The er to the magic ques-n “When does a cyclical upswing in real estate es become a real estate bubble?” is an elusive one.We need to understand the everything causes of growth the characteristics of a e to gauge when sustainable growth becomes unrealistic over exuberance.

Upsurge in real estate demand is typically fuelled belief regarding positive future outcomes usually formulated in reference to a past event(s}. Assuming there is a sufficient and continual level of funding, a cyclical upswing will start and gather momentum.

In Dubai’s instance, the recent upsurge in demand was created by many market factors and catalytic events. Its well-publicized debt solution, booming tourism industry, relatively affordable dirham and asset affordability all drove a new level of confidence in the emirate. If you add to that a geopolitical position, which provides a prime destination for billions in capital fleeing troubled regimes around the region, you can see why demand would be accelerating.

Housing bubbles usually start when demand driven by speculative exuberance and short-term investor focus is driven to a point where the market no longer associates price levels as being representative of a realistic valuation of the underlying asset. Investors, particularly those with the short-term focus of speculators, divest their property holdings and prices start to slide. The bubble, as they say, will have burst.

So, where is Dubai relative to its cycle? There is no doubt that it has made a remarkable recovery and, if a broad -based “bubble” were to form in its property industry, it is still some way off.

The key is sustainable economic growth of around 5% through 2020 and the 5%-7% annual population increase expected to come with it. The amount of infrastructural, development and economic initiatives, culminating in the hosting of the World Expo in 2020, is indicative of the government’s determination to outpace the rest of the world in terms of emerging from recession. Progress will always attract those seeking opportunities and the potential of prosperity; in effect, people needing somewhere to live, work and conduct business.

So, how is the real estate industry poised to capitalize on the population growth that will accompany and support this economic expansion? There have been cries for a greater proportion of Dubai’s property inventory to be in the more affordable category. The good news is, the residential inventory pipeline coming on stream in 2014 and 2015 is mainly comprised of units situated on the outskirts of Dubai with projects being handed over or about to be completed. This inflow of affordable property removes a barrier to population growth and business expansion as one of the main contributors to the cost of living in Dubai, accommodation, is being addressed.

Yet, this is not to say that real estate bubbles will never occur. The market can fall victim to the shortcomings of human nature. However, after conducting a rational appraisal of where the market is relative to its cycle, identifying the risks and estimating the cause and effect of potential catalytic events, we conclude that the current cyclical upswing has some way to run yet before a broad-based bubble appears on the horizon.

Expert Eye

Expert-Eye-11Nov17

Mortgages and other tools- keys to growth 

Financing tools are critical to allowing buyers to participate in the industry.

When the latest set of new regulations on mortgage lending were implemented, many industry analysts were of the opinion that the reduction in the level of leverage and the increase in the required equity in a property transaction financed by a mortgage were not likely to have a great impact on the amount of speculation in the market. These opinions were based on the fact that the majority of property transactions were being settled in cash.

The latest figures from OLD have confirmed what we have all been surmising, that despite being 4.6% higher than the corresponding period in 2013, the property market in Dubai in the first six months has been slowing, with the second quarter producing Dh52b worth of transactions, down 15% on the Oh61b written in Ql.

The slowdown can be attributed to a number of factors: capital inflows seeking a safe haven were sure to weaken; alternative investment opportunities were sure to emerge as prices started to rise; the implementation of the 4% transfer fee and the developers’ proactive attempts to limit speculative practices had an initial effect; the new law regarding rental price increases also had an effect; some investor nervousness and trepidation have led to hesitancy in buying into a market that they feel is at its peak. Add to the list the implementation of the new mortgage laws, and there is a compelling suite of probable reasons for the slowdown.

The regulation of mortgages is interesting partly because the supply of mortgages is an industry in itself which is inextricably linked to the growth and contraction of mature property markets around the world. One only has to look at the current rush by financial institutions to capture a higher market share of the mortgage market to understand that providing mortgages is a lucrative business. Yet, of the 30,380 real estate transactions in Ql 2014 in Dubai, only 6,922 transactions were financed by mortgage. This is a worrying continuation of a trend as, according to UAE Central Bank data, mortgages only grew 1.1% to Dh708.32b at the end of 2013 compared to Dh700b a year earlier despite the huge growth in the industry during the same period. Some mature and stable markets are 85% reliant on mortgage financing.

The new mortgage cap has certainly produced a definite lag in demand as clients adjust to the new financial realities and many of them are planning to participate within the next three years.

And here comes the rub: that demand may never take significantly longer to be reflected in actual transactions as the low mortgage rates of today will probably not be available in two or three years.

The likelihood of interest rate rises in the US as early as Q3 2015 will make financing a UAE mortgage increasingly more costly due primarily to the AEO being pegged to the USD. The effect of widening interest rate differentials around the world will still affect affordability as some currencies will strengthen versus their peers, making investing in UAE more expensive when utilizing currencies with low interest rates.

We have been encouraging our clients to buy a more affordable property now and benefit from lower interest rates, and upgrade to their dream abode later. In addition, we have been recommending to developers that they implement easy payment schemes and/or implement rent-to-own schemes for the same reason.

The importance of main- tainting affordability for the average buyer is critical. The bedrock of any property industry is its owner-occupiers, and financing tools such as mortgages, easy payment  or lease- to-own schemes are critical to allowing them to participate in the industry.

It is they who will have a major influence on the future long- term growth prospects of Dubai’s real estate industry, and it is critically important for the industry to ensure their participation.

ASK THE AGENT

Why should I use a broker instead of directly approaching the end-users or developers?

A broker or property consultant can help you determine what you are really seeking or require. Once your requirements are determined, he can help set your expectations with regard to availability and affordability. Setting a realistic budget based on disposable income, lifestyle expectations and willingness to take on debt is an important part of the process as is explaining how you can get the most for your budget. Any good property consultant will have extensive market intelligence on asset type availability, configuration, developer or contractor reputation, price, finance availability, etc. There is also the process of negotiation and finalizing a purchase. You will pay a consultant to add value by finding the property you require, saving you money, minimizing your risk, ensuring you are legally compliant and providing you with peace of mind.

Should I use my cash money to buy property or to seek a finance provider?

If your cash is currently employed in other assets, earning more than the current mortgage rates on offer, I recommend you borrow to finance the purchase of your property as long as you have the option of using your cash to pay down the mortgage once your mortgage interest rates start exceeding the return of your other investments. Property finance has been cheap for some time now but the opportunity to take advantage of today’s low mortgage rates will probably not be around in two or three years. We have been encouraging clients to buy as soon as possible and benefit from lower interest rates. Even where they had not found their perfect home, some of them settled for a less-than-perfect choice and plan to upgrade to their dream abode in the future. With careful planning, they will benefit from low interest rates in the ensuing few years, enabling them to grow their equity more quickly to a point where they can more easily afford their true dream home.

Should I assign a finance advisor when purchasing my first home, or should I do that myself?

I always recommend that clients consult with a financial advisor prior to purchasing property as this requires careful planning and a clear understanding of what it will entail, the effects it will have on lifestyle, the risks it may pose and the benefits of generating wealth through ownership. Sometimes it is difficult for clients to take an objective and realistic view because of emotions surrounding the purchase. A financial advisor can help you assess all these elements by helping you determine what you actually require, what you can afford, how best to use available finance and current assets, and how owning a home is going to enable you to grow your wealth. The financial advisor will view your property purchase as one part of your overall financial landscape and guide you into committing the right type and amount of resources to acquiring that dream home. I plan to invest in real estate.

Would you recommend investing in villas or apartments?

Villas provide lower rental yields but higher capital appreciation and vice versa for apartments. But the market rarely moves uniformly. There is always a difference in the investment returns to be expected from different asset types, in different areas, at different stages of completion, over different periods of time. In today’s market. I am recommending to my clients to invest in affordable apartments, or construct a portfolio of affordable apartments and villas. Projects such as those located within Dubailand Residence Complex including Queue Point in Uwan, Skycourts, Sarah Ajmal and Windsor Residence are filling the affordable housing void and, if you wish to diversify asset types, I suggest you consider Pacific Village as this project offers high quality, affordable and extremely spacious modern villas and townhouses. All provide affordable solutions with little compromise and have the potential of providing excellent returns.

Question of the Week

What are the steps in buying property in Dubai?

There are a series of checks and requirements to be completed to ensure an issue-free transaction. The first step is to consult a financial advisor who can help you determine what you can afford. You should then obtain a pre-approved mortgage if required.

Then you select a registered broker or agent, who can add value by allowing you to make the best decision.

Searching for the property of your dreams can be a frustrating and time-consuming experience. While you can delegate this to your appointed property broker, I recommend you conduct your own search as well. It will assist you in gaining an appreciation of what is available for your budget.

Once you have a property that is of interest to you, your broker must complete the necessary background checks to ensure there are no impediments to a sale.

If all is in order, you proceed to make an offer. If your offer has been accepted you need to sign an MOU which details the terms and responsibilities of both parties. You then provide a 10% deposit.

If you have applied for a mortgage, your bank will be informed of your intentions and carry out a property valuation. When the bank gives the go-ahead, the seller applies for an NOC from the developer.

An appointment is then made with the DLD to complete the transfer. The seller, buyer, respective agents and bank representatives attend to formalize the transfer. When all documents and transactions have been completed, you will receive the title deed.

ASK THE AGENT

There seems to be no doubt that real estate in Dubai is slowing. Do you see this as an opportunity or a long-term trend?

I do believe there is a price correction underway but we are far removed from experiencing a long- term trend. The pace of growth is falling back to what We might describe as being sustainable, not slipping into a period of across-the-board price contraction. We expect the market to achieve an average price growth of around 7% for the remainder of 2014 and maintain this average growth rate through to the end of 2015. The market in the first six months was still 4′.6% higher than the corresponding period a year earlier, despite the Dh52 billion worth of transactions conducted in Q2 being 15 down on the Dh61 billion that was written in Q1. There will definitely be value opportunities arising from this. faking a five-year view, executing a purchase during this period will provide greater ROI.

I am planning to invest in apartments to provide me with an income stream in the next 10 years.! have become aware of a lot of tenant-landlord disputes which make me reconsider. What are your thoughts?

As with all contractual relationships, the operation of the contract will always be effective if each party understands and accepts both parties’ rights and obligations according to the wording, provisions and clauses included in the lease agreement. All parties should also have a fundamental understanding of the law. The rental laws of Dubai are succinct and straightforward a d are difficult to be misinterpreted. Then there is what I call the “doctrine of reason.” A commitment or willingness to resolve disputes ugh arbitration and reconciliation will resolve issues before they escalate to a point where they require official intervention. Finally, I recommend you to have a professional manage your portfolio. He will handle issues and make your investment work harder for you.

There are a lot of opportunities to buy off-plan at the moment. How can I protect myself against buying an apartment of inferior quality?

Make sure you deal with a reputable developer. One positive effect of the financial crisis was that a lot of poor developers were exposed and are no longer in business. Ask around or seek professional guidance as those in the industry have a good appreciation of who the reputable developers are. Make sure you know what proactive measures are taken to ensure the end product has been built to acceptable standards, and take the time to inspect buildings already completed. Warranties and any quality assurance policies should be discussed in detail. Have the sales and purchase agreement reviewed by a professional to ensure you have legal recourse should any quality issues arise. Upon completion, you have the right to inspect (snag) your apartment and report any legitimate issues.

I have been looking for an apartment around the Dubailand area where! think we can get more value for money. How do the properties there stack up?

As the Dubai real estate has moved through the recovery phase of its cycle, demand for more affordable developments has been rising rapidly due to a strong “trickle down” effect. This is because areas that were leading the recovery have become too expensive and people began seeking more affordable accommodation. This has resulted in developments such as Skycourts and now Queue Point overtaking the more established areas in terms of rental yield and capital appreciation. Apartments in Skycourts have seen excellent capital growth with some apartments growing by 15 to 20% over the past year. Demand for this type of affordable accommodation has been growing steadily and we expect Queue Point to benefit as well, especially as Dubai’s population swells in the run- up to the Expo and the demand for affordable housing increases.

Question of the Week

I own an apartment in Dubai Marina bought in 2012. i increased the rent six months ago with a new tenant. According to the RERA rent index, I cannot raise it any further. The market seems to have peaked. Should I sell it ?

Real estate anywhere is cyclical and Dubai Marina has performed very well since you purchased the property.

While the market may appear to have peaked, we believe it is part of the normal cyclical pattern of real estate markets.

Looking over the next five years, we expect the market to achieve an average price growth of around 7%. Bear in the mind that we are talking averages here, and Dubai Marina has a habit of outperforming the average.

So, it really comes down to alternatives. If you have identified an alternative investment to give you a better income stream and capital return than what you expect to receive in the next five years from your apartment. then the right decision may be to sell.

However, if you have not identified a better alternative, I recommend you hold on to the property as I believe that you will continue to receive at least a 5 to 7% net rental return and achieve around 7% P.A. capital growth for the foreseeable future. These types of returns are not easy to find.

Ask the agent

Around 60% of the occupants in our building are members of the OA, and I am being persuaded to join. Are they fully functional in representing the interests of homeowners?

The effectiveness of owners associations (OAs) will vary greatly depending on the commitment and expertise of the owners. I suggest you attend the meetings and see how you can contribute.An OA is comprised of and represents all of the owners of a jointly-owned property development which is registered as an official entity with RERA.

Its purpose is to manage, operate and maintain the common areas. The OA is also empowered to select and appoint suppliers and companies. A functioning OA will go a long way to ensuring that owners get what they pay for. Property owners should actively participate in the operation of their A. Neglecting to do so is to ignore the maintenance of their own property asset and live with the consequences.

We keep hearing that the market is cooling off. Do you think that there will be a major correction or dip in the market?

I believe a minor price correction is underway.

The price/demand correlation is definitely in play as the latest figures from the Dubai Land Department have confirmed what we have all been surmising, that despite being 4.6% higher than the corresponding period in 2013, the property market in Dubai in the first six months of 2014 has been slowing, with the second quarter producing Dh52 billion worth of transactions, down 15% on the Dh61 billion that was written in he first quarter.

However,l must reiterate that the pace of growth s falling back to what we might describe as being sustainable, not slipping into a period of deep, across-the-board price contraction. We expect e market to achieve an average price growth Of around 7% for the remainder of 2014 and maintain this average growth rate through to the end of 2015.

I heard about a new project called Ajmal Sarah which is located at Dubailand Residence. Do you advise me to invest there and why?

The Ajmal Sarah Tower is one of the latest additions to a hive of activity in Dubailand. lt is the flagship real estate project for the renowned Ajmal brand of perfumes. It has been designed and constructed to a very high standard and features high levels of quality and luxury elements from some world-leading luxury brands. It offers spacious units with a choice of studio,l B/R,2 B/R and 3 B/R apartments, and provides state-of-the-art facilities and amenities. Being located in the Dubailand Residence, it enjoys a location surrounded by leisure, shopping and entertainment options. With prices starting from around Dh530K and an in-house payment plan, the property provides excellent value for the astute investor. I would recommend it.

What is the difference between freehold and leasehold?

This is a very important question to resolve when considering the acquisition of a property as it determines whether you own your property outright or whether you have a landlord for the duration of your “leasehold.” If you own a freehold property, you essentially own any buildings or structures and the land it stands on outright.

You are registered as the freehold owner with the Dubai Land Department and you will own the property until you decide to dispose of it. Leasehold, on the other hand, means that you acquire the rights to occupy a property for a fixed period courtesy of a lease contract created with the owner. The leases are usually long term, often 99 years and frequently allow the lease holder to make modifications. However, they must do so recognizant that they do not actually own the property and must vacate eventually if the leasehold is not renewed

 Question of the week

What is REIT and do you advise me to invest in one?

A Real Estate Investment Trust (REIT) is a trust company that accumulates a pool of money through an initial public offering (lPO) which is then used to buy, develop, manage and sell assets in real estate. The IPO is identical to any other security offerings with many of the same rules regarding disclosure and reporting requirements and regulations. The investor, instead of purchasing stock in a single company, is buying a unit which is actually a portion of a managed pool of real estate. This pool of real estate then generates income through renting, leasing, selling and financing of property and distributes it directly to the REIT holder on a regular basis.

Units held in a REIT can be bought like a stock on a stock exchange. The REIT invests in real estate directly either by buying, selling or leasing properties or .by investing in property mortgages. Individuals can invest in REITs either by purchasing their shares directly on an open exchange or by investing in a mutual fund that specializes in REITs that are listed on the stock exchange. Among other things, REITs invest in shopping malls, office buildings, apartments, warehouses and hotels.

Investing in REITs is a liquid, dividend-paying means of participating in the real estate market. REITS allow the average investor the ability to invest in real estate without investing large amounts of capital or devoting a lot of time in directly managing a property portfolio.

Ask the agent

I have properties in Dubai Marina and Downtown Dubai and wish to acquire more. What areas in Dubai will have good investment potential?

Given that you are already exposed to the more upmarket areas, I suggest you use your next investment activity to diversify your property portfolio. There are some lucrative opportunities in the affordable housing segment which stand to benefit greatly from Dubai’s well-chronicled economic and population growth over the next five years. I suggest you look at the apartments in Queue Point in Liwan, Skycourts, Ajmal and Windsor Residence located in Dubailand. lf you.wish to diversify asset types, consider the recently launched Pacific Village located adjacent to the renowned The Villa Project, City of Arabia and Falcon City of Arabia. This project offers high quality, spacious villas and townhouses. All the above recommendations will provide you with good rental and capital appreciation returns.

We’re a family of five with three dogs relocating from New Zealand, with UAE work to be based in Business Bay. Which villa communities would you recommend for people like us?

You need not look further than The Villa Project. An easy 20-minute commute to Business Bay, it offers affordable and spacious living within a secure gated community complete with 24-hour security. The project was designed and inspired by Spanish architecture and is ideal for family living. It offers affordable free-standing 4, 5 and 6-bedroom villas set among lush and expansive landscapes ideal for exercising your dogs, and is located within easy driving distance from some leading schools. Amenities include a mosque, children’s nursery, playground, a community center and a new tennis academy. Spinneys s currently under construction and plans are underway for a new health club. Shopping is not a Issue with Dubai Outlet Mall only 10 minutes away, Mirdif City Centre 15 minutes away and The Dubai Mall 20 minutes away.

I heard about the Andalusia Collection at The Villa Project, can you please tell me what makes these villas more special when compared to other villas within Dubailand?

The Andalusia Collection consists of 69 ready-to- move-in premium limited edition villas renowned for their unique design, levels of grandeur, quality and value. It boasts some of the biggest plot sizes while the villas have been fitted with high quality features and fittings. Other features include marble flooring, designer staircases, an overflow swimming pool, decorative fencing, a fully enclosed and air-conditioned central courtyard and unique Andalusian archways connecting large living areas, some adorned with wooden beams. The project has proven very popular.lf you are interested in owning one, you better hurry because they are as popular as they are rare, and they are currently being offered with a 3-year in- house payment plan for a limited period.

I would like to buy an apartment for investment purposes. Do you advise I buy in the main areas of Dubai or should I consider the projects located in the outer rings of Dubai?

I suggest you consider the more affordable areas. Properties in International City, Dubai Sports City (DSC), Discovery Gardens and JLT have benefitted from a “trickle down” effect as the market has recovered and more people are now seeking more affordable accommodation. A wide variety of apartments in Skycourts and DSC achieved YTD average growth of 20.5%, 23% and 21%, respectively with demand being driven mainly by first-time home buyers and investors such as you. International City and Discovery Gardens have shown a 23% and 26% increase in rental income since the 3rd quarter 2012, respectively. I also suggest you check the apartments in Queue Point in Liwan, and Ajmal and Windsor Residence in Dubailand. They are all expected to perform very well going forward as the demand for affordable properties continues to grow.

Question of the week

How do I select the best real estate broker to represent me in buying my family home in Dubai?

For you, the homeowner, there are many considerations to take into account and what follows are just a few things to watch out for.
Look for an experienced and passionate team. The best way to find such is to ask around. Seek out friends or peers who have recently conducted a real estate transaction and listen to the positive as well as negative stories.

Look for an agency that exhibits breadth and depth of industry knowledge and expertise. Where conducting initial meetings, make sure you assess how much the agency or its brokers actually know.

Look for longevity. Those that survived the recent recession must be good.

Seek an agency with a strong network of contacts. Agencies with good relationships with key industry stakeholders such as major developers or authorities such as DLD, RERA. DEWA or the Economic Department will be able to operate more efficiently and effectively.

Finally, look for an agency that has received some form of industry or peer recognition. These are the hardest plaudits to get.

 

Expert Eye

Managing your property portfolio

Nurture your portfolio to ensure its potential and capabilities are achieved.

I recently had a meeting with one of my long- standing clients. As the owner of a portfolio of several villas and apartments purchased early 2011, the past three years have been extremely lucrative for her, and her success is well-deserved given the astute and well-considered decisions she has made along the way.

The topic of the conversation was whether to sell her property assets as the market slowed in the first half of 2014. Rather than make a hasty decision, I offered to perform a thorough review and recommendation for her consideration and eventual decision.

An easy decision would be to sell my client’s. entire portfolio for a substantial profit close to 70% , but the question remained, where should her newly gained wealth be invested? There was no answer as there was no plan.

Looking at the issue more closely, we found that by retaining her portfolio, my client would continue to receive an average of 6.2% nett rental returns per annum on the adjusted value of her properties over the next five years. Notwith standing the recent cooling of the market, we estimated that she could expect, on average, a capital growth of at least 6 per annum over the next five years for an estimated nett total return of 12% per annum, a return we consider conservative.

The review included careful analysis of current maintenance requirements, market factors, regulatory developments, industry forecasts and trends, alternative opportunities, risk factors and the likelihood of relevant future events.

When I asked her what alternative investment could provide the same return without taking on greater or excessive levels of risk, she could not identify any.

The example of my client clearly illustrates that now, more than ever, property portfolios require very careful management. We all know the market has cooled. This is hardly a surprise as it was clearly impossible for Dubai’s property assets to continue to grow at an average rate of 30% per annum as they did in 2013. Various estimates of price growth for apartments from January to June 2014 range between 3.0% and 5.0% in established areas, while villas in the more iconic locations have experienced similar reduced levels of price growth. Meanwhile’, secondary locations enjoyed healthy, albeit slowing growth rates in the 6% to 9% range. Despite price growth being significantly reduced from levels experienced in 2013, there is hardly a need to panic as the residential market is clearly on a path to deliver a sustainable and acceptable 7% capital growth going forward.

Investing in property has a very simple purpose: to create wealth in the long term. However, your property investment portfolio needs to be nurtured, maintained and managed to ensure its wealth -creating potential and capabilities are achieved as it rides the inevitable cycles.

Not everybody has the time or is comfortable with managing a portfolio. However, there is expertise available to help you and you should consider engaging a good property manager who will ensure that you maximize returns from your property portfolio and enable your long-term strategy to be realized.

Delivering the strategy will require an activity plan addressing pricing and marketing,resourcing, customer relationship management, tenant management and policy, cost management, maintenance supervision, communications and review schedules, status reporting and financial statements. It should also comprehend the inevitable cyclical nature of the industry.

Think of your investment as your business, a business that will be affected by many different factors and events.Proper management is essential, and you need to en-sure it is in good hands providing you with the returns you expect with as little hassle as possible.