Dubai Land Department’s Annual Report 2016

Dubai’s real estate market is expected to strengthen and develop in 2017 based on the Dubai Land Department (DLD) transaction report of 2016. His Excellency Sultan Butti Bin Merjen, Director General of  DLD, attests Dubai’s real estate market is in a growing phase. Bin Merjen references the infrastructure of major projects in preparation for the World Expo 2020 as one major factor boosting the market. The DLD annual report ranks Dubai’s hottest investment areas in 2016. The report highlights transaction quantity and value by location, leading investors and specific investment attractions in key areas.

GCC and Arab Investors

The DLD annual report states that 60,595 real estate transactions surpassed AED 259 billion. Investors contributed to Dubai’s real estate sector with real estate investment transactions exceeding AED 91 billion from 55,928 investors. UAE nationals lead in investment value with approximately AED 22 billion by 7,000 UAE investors. Citizens of six nationalities in the Gulf Cooperation Council(GCC)states contributed AED 35 billion among 12,768 investors. Of the GCC nationals, 3,294 Saudi Arabian investors made transactions totalling AED 8 billion. Among Arab investors outside the GCC, Egyptian investors ranked highest in investor quantity with 1,364 investors equalling a transaction value of AED 2.4 billion. Jordanian investors ranked highest in value transactions among Arab investors outside of the GCC with AED 2.5 billion among 1,331 investors.

Top Foreign Investors

Foreign investment in Dubai  consist of 22,834 investors from 136 nationalities which contributed AED 44 billion in 2016. Indian nationals hold the record in investor volume and value contributing AED 12 billion in property transactions among 6,263 investors. British nationals make up 3,372 investors contributing property transactions of 5.8 billion. Pakistani investors contributed 4.4 billion among 3,372 investors. There is high investor activity from Canada, China, France, Russia, Iran and the United States.

The DLD report presented an increase in new developers along with high license demand in various categories of real estate. The Developers Registration confirmed the entry of 55 new developers into the real estate market launching 134 new projects exceeding AED 100 billion. The DLD issued 695 licenses throughout 2016. Brokerage in real estate sale led with 272 licenses followed by rental licenses at 223. High demand for licenses in various categories of real estate include real estate development, rental and property management to third parties, the purchase of land and properties, property valuation services, mortgage brokers and more. 

Attractive Areas

Dubai’s top five sales areas in 2016 include Business Bay, Dubai Marina, Jebel Ali 1, Burj Khalifa and Warsan 1. The report reveals Business Bay area leads in quantity of investments  with 3,508 investments valuing approximately AED 6.2 billion. Following Business Bay is Dubai Marina, Jebel Ali 1, Burj Khalifa and Warsan 1. Burj Khalifa attracted the highest value through investment with over AED 7 billion among 2,097 transactions while Dubai Marina brought in 2,937 transactions worth AED 6.3 billion. Business Bay placed third followed by Jebel Ali 1 and Warsan 1. 

Seeh Shuaib ranked most attractive for investors in land sales with land transaction sale value of AED 3 billion across 1,684 transactions. Al Yafra 2, Al Yafra 3, Al Hebeya 3 and Sheikh Mohammed Bin Rashid Garden are mentioned notable land transaction investment areas. Sheikh Mohammed Bin Rashid Gardens ranked first in building sales by attracting 699 transactions valued at AED 1.8 billion. The next most attractive areas for building sales included Al Yalayis 1, Al Thunaya 4, Al Yalayis 2 and Nad Al Sheba 1.

Affordable Rent Markets in Dubai

These suburbs in Dubai offer great value while renting properties. In short, more bang for the buck. The longer commute to work areas and leisure, shopping destinations is something of a sacrifice.

How much does it cost to live in a suburb in Dubai?

Compare these prices with rental prices of AED 65,000 – 80,000 for a studio or AED 95,000 – 115,000 for a one bedroom in Downtown Dubai.

 

Location	Studio Rent (AED)	1-Bed Rent (AED)
Arjaan	30,000	35,000
Dubailand Residences	35,000	45,000
Dubai Investments Park	25,000	40,000
Dubai Silicon Oasis	35,000	50,000
Dubai Sports City	40,000	60,000
International Media Production Zone (IMPZ)	30,000	50,000
Jumeirah Village Circle	40,000	55,000
Remraan	40,000	45,000

Source: Dubai Land Department, Khaleej Times (December, 2016)

Location	Pros	Cons
Arjaan	· Nearby to My City Centre mall · Easy access to five schools · Access to MBZ Road and Umm Suqeim Street · A large medical hospital is coming up.	· Work in progress with lot of construction going on · No bus transportation for now · Not many streetlights in this community
Dubai Silicon Oasis	· Good selection of apartments and villas · Family-friendly community · Bus links to Rashidya Metro Station · Easy links to MBZ Road, proximity to Dubai International Airport · Good selection of small shops and convenience stores, Gems School in vicinity.	· Rents higher than some of the other new areas · Limited two-bedroom stock · Access at peak times can be challenging
Dubai Sports City	· Suitable for families with affordable apartments · Gems school in vicinity · Good bus connectivity to MBZ road and Hessa Street	· Making your way home through the crowds can be an ordeal when the cricket stadium is in use · Possibility of higher chiller costs
International Media Production Zone (IMPZ)	· Affordable housing, close to city Centre Me’aisem ·  Includes a lake · Has a regular bus service · Easy access to Mohammed bin Zayed Road	· IMPZ is still an under construction location · Largely occupied by small families, bachelors and couples only
Jumeirah Village Circle	· Affordable low-rise apartments, easy access to Hessa Street and Al Khail Road · Open green spaces · Ideal for families · Wide inventory of apartments, townhouses and villas	· Still predominantly under construction · Local companies use several buildings as bachelor accommodations

A lot has been discussed and published on the rent and real estate prices in Dubai's more established communities, including Dubai Marina, Downtown, the Palm Jumeirah, Discovery Gardens and Jumeirah Lakes Towers.

However for residents looking for alternative rental options, here is a round up of Dubai's up-and-coming communities that are emerging with respect to infrastructure, facilities and amenities.

The truth is that these communities are not completely developed and occupied as yet means they offer relatively cheaper homes. Finding homes in these communities will offer tenants the first-mover advantage (you may be spoiled with choice, like getting to choose what you want like maybe a corner house, one facing the garden, etc.) and lock in on lower rents before they appreciate in anticipation of Expo 2020.

It is to be noted that transaction activity and delivered stock in 2016 indicate a major push towards peripheral residential districts. Dubailand, Jumeirah Village and Dubai Silicon Oasis account for 45 per cent of the total delivered stock in the year. Also in 2017, most new units are expected to come up in the areas of Dubailand, Dubai Silicon Oasis and Dubai Sports City.

Suburban communities like Jumeirah Village Circle, Dubai Sports City and Dubailand Residences achieved growth in rents in 2016, substantiating the fact that there is a strong demand. The Dubailand Residence Complex, Arjaan, Remraan, International Media Production Zone (IMPZ), Dubai Sports City, Jumeirah Village Circle (JVC), Dubai Silicon Oasis and Dubai Investments Park are select up-and-coming communities in Dubai where tenants don't have to pay a fortune in rent, but still find most facilities at affordable prices.

Dubai Real Estate unaffected by Brexit

The outcome of the UK referendum to leave the European Union has certainly been a shock to the global economy. Even though for some time this was a very close vote, it’s fair to say that most analysts did not predict the Leave campaign to win.

One school of analysts notice that expatriates in Dubai are most likely to continue renting their homes instead of switching to ownership, resulting in sales being more negatively affected than the rental sector.

On the other hand, another group are of the opinion that UK passport holders being the third most popular set of people that engage in buying Dubai property, may think twice about buying in Dubai as all of a sudden they have a good alternative option and that is to buy in the UK. The main driver to this is the fall in the value of sterling, which now makes UK house prices that much cheaper when compared to the strong dollar. We all know that a perceived drop in asking prices due to sterling’s weakness will have an effect on buyers possibly parking their hard-earned money in the UK rather than Dubai. However it is also to be noted that the defined drop in value may still be beyond some people’s reach. This "UK alternative " option is acting like a sponge, soaking up interest from buyers who would perhaps otherwise look to Dubai.

Having said this, interests levels have not fallen down with respect to the volume of searches from UK for real estate in Dubai let alone those in Dubai. The Google trends graph below indicates a consistent pattern before and after the announcement of Brexit results (Poll Date: 23rd June, Announcement Date: 24th June). This clearly indicates that we do have plenty of buyers looking, but it’s just their price expectations are nowhere near the expectations of sellers, thus we have a potential stalemate market at the moment. So it could be that for right prices buyers maybe moving quickly for closures.

If external factors stabilize over the rest of the year, it is expected that the Dubai residential market to easily recover in early 2017. Also, the real impact of Brexit on Dubai’s real estate market could be assessed only after DLD publishes the statistics for the upcoming period.

The Secret Ingredient Of Successful Investments in Dubai

It is a known fact that working with real estate specialists makes real estate investing less complicated than it seems, and here’s why.

From trying to lease or lease-out, to buying or selling properties most of us are involved in some form of real estate transaction one way or the other. While every stage of a property transaction has its own challenges, the ‘search’ is one of the most daunting for every home buyer since the home being bought eventually houses their family, a factor close to one’s heart. In other cases investors buying residential properties are looking for absolute value for their money (more space, prime location, floor rise, corner unit, luxury fittings, attractive project features and amenities, upcoming government projects or sometimes all of these!) and of course incremented ROI for the monies invested.

How you search matters

Dubai is a land of opportunities in many ways and especially when it comes to real estate. Your choices can make or break the wealth you plan to build, be it buying a home or investing in one for returns. To end-up finding the right property depends on how you search for one. In this aspect, all roads do not lead to the same result since how you search and the choices you make drastically impact what you end up getting. So it is very important to understand and be clear on how you would search for a property.

Informed decision is a norm for real estate experts

Any investment option you look at will have advantages and disadvantages. One of the keys to finding the right property for you is research – learning as much as possible about the local property market, demographics, as well as macro and micro economic conditions that may affect the market. Sometimes if you’re just starting out, the sheer amount of research you have to conduct to keep up with current events and movements within the market can be overwhelming. Getting expert assistance from property specialists, who have their own dedicated team of researchers, can help you to sift through the information you don’t need and find the data that will help you to make the right investment decisions.

Experts understand the industry cycle

If you talk to a real estate agent or investment specialist one of the important things they will ask you about is your long-term financial goals and investment plan. Smart real estate investors are in it for the long haul, not for short-term gains. They understand that local market fluctuations and the property “boom and bust” cycle matter less than following a 10 to 15 year plan that maximizes ROI as well as income potential. This means that any investment property you consider should tick a range of boxes when it comes to sustainable long-term financial gains and high rental income.

Related: How To Obtain Residency Visa When Investing In Dubai’s Property Market

Experts ensure your interests take the front seat

Moreover, the advantages of using a real estate broking agency are numerous like awareness of the previous and current supply and demand scenario in a given micro market, full support wrt site or project inspections, detailed property inspection material and project brochures for perusal and future references, scoops on promotions being offered with select developers, negotiating prices keeping buyer interest in mind, easy introductions to legal advisors for documentation, loan managers for securing best of finances and interest rates if necessary, end to end management of the sale transaction process and liaising on your behalf till possession.

Experts with in-depth locality knowledge deliver better deals

Like the say, a stitch in time saves nine. So once you have a fair idea on what you are looking for find out more about local and regional property consulting firms or otherwise called as broking firms, real estate agencies who are strong in the micro market(s) of your interest. Use search engines like Google to search for ‘real estate agencies in Dubai’ Research their experience, previous transaction history, clients list and testimonials, associations and developer network. It is important that both the real estate agency (and the agent you work with) and the developer are registered with Dubai’s Real Estate Regulatory Authority (RERA). You should be able to get this information using the internet for established ones and the full list on RERA’s website. Also have a one on one discussion with the short listed few to understand their knowledge on the locality of your interest. You should then be able to arrive at the one you would want to work with. Be sure to clarify on their services, terms and conditions, applicable fees and payment schedule which is usually on successful completion of the transaction.

How To Obtain Residency Visa When Investing In Dubai’s Property Market

If you are reading this article then you are in one of the many stages of investing in real estate in Dubai. Well whatever stage you are in, it is a must to be aware of certain prerequisites. While we spend much time researching the type of property, its location advantage and so on we tend to miss out on factors like visa requirements, application process and the attached costs. It is to be noted, that all visas are to be issued through the usual channels being the UAE Ministry of Interior Department of Residency and Naturalisation.

It is worthy to know that not all projects guarantee a residency visa, so check first if this is an important requirement. For instance, the value of the property at the time of purchase should have been more than AED 1 million and this must be for a single property only, and not a combined value of two or more. Future increases in value are not considered for valuations. For example, Mr. Z bought a property for AED 800,000 and it is now considered to be valued at AED 1.5 million, this will not be considered. The property must also be owned outright.

You are entitled to either a six-month multi-entry visa or a two-year residency visa is available depending on the circumstances. Also, in accordance with standard Dubai rules, visa applicants must take a medical examination and must have Dubai Health Authority compliant medical insurance. A property related visa does not permit an individual to work in the UAE, but only to reside here.

Professional services (PRO) organisations would be able to assist you in securing a visa. It is advisable to speak to a few references from your known sources, to check the repute of the firm you are engaging. You may also check with your developer.

Prerequisite conditions of the property for visa eligibility:

• The property should be owned by the applicant;
• The property should be an apartment or a villa;
• Property must be finished and suitable to live in;
• It should be in a free hold area;
• The property purchased value should be AED 1 million or above;
• Properties with multiple owners must cost AED1 million per shareholder;
• The property should not be a lease to the owner for a tenure or up to 99 years;
• If the property is mortgaged, then a minimum 50% of the mortgage should have been cleared. One has to present a loan statement of account from bank;
• The tile deed should be issued from Dubai land department

Document Requirements

• Title deed original and copy;
• Passport copy for yourself (Spouse / family if applicable);
• Photographs for yourself (Spouse / family if applicable) (about six each);
• Copy of the current visa;
• Certificate of good conduct from the department of police;
• Application process: one can get application forms from the reception in the ground floor by presenting the original tile deed and the original passport, and apply this form in police station in Dubai, once you get the certificate, apply all the requirements mentioned above in customer services desk in the ground floor.
• DEWA bill in case it is mentioned a land in the tile deed instead of a villa

How to apply for the visa

• Visit the Land Department and hand over your Title Deed and passports enquiring for the concerned section for property purchase related residency visa. You will be provided with a letter in Arabic, which is to be taken to the Dubai Police to get your letter confirming your (and your spouse/family if applicable) good standing;
• Hand over the letter provided by the Land Department with copies of your passports at the Police department as instructed by the former. You may not require your passport copies if you previously have had an Emirates ID, but best to take just incase. Here you will be charged a AED 220 fee for each Dubai Police letter, and your letter(s) should be returned to you within two working days;
• Apply with all the above mentioned at customer services in the ground floor and pay AED 440;
• Check after five working days for the final approval (some applications get delayed by more than 5 working days.)
• After you receive the approval, you have to pay AED 8,440 for visa license;
• After three working days, you will need to bring the original tile deeds to be linked with your visa;
• At this stage the process gets transferred to the immigration in the second floor for typing of visa application and issue of the permit of entry;
• The visa is for two years and it's renewable;
• In case the applicant needs to travel post application, he can provide power of attorney to somebody, and it should be mentioned in the statement so as to complete the immigration process.

Costs

• Application fees: AED 440
• Visa license fee: AED 8,440 and renewable every four years
• AED 540 for linking the title deed with the visa
• Entry visa application: AED 1080
• To change status: AED 560
• Medical test: AED 750
• Emirates ID: AED 270
• Visa Stamping: AED 710
• Deposit for dependents: AED 3,000 per dependent

Helpful tips and advice

• Have photocopies of all documents and passport(s);
• Carry an adequate amount of passport photos;
• Keep sufficient cash, including change for photocopy machines;
• Make a note of all receipts, and get copies as sometimes they could be retained;
• Ensure that you have the letter from the mortgaging bank to the Land Department;
• For your information, Dubai Police headquarters is located next Al Qiyadah Station and the Land Department is at a walking distance from Union Station.