Buying a home in Dubai - 2019/2020 by Hot Media

Your Ultimate Guide To

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BUYING A

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… to Your Ultimate Guide to Buying a Home in Dubai

YOUR ULTIMATE GUIDE TO BUYING A HOME IN DUBAI

BUYING A AED20

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Your Ultimate Guide To

Having a place to call your own is one of life’s great goals, and Dubai’s inimitable mixture of ambition, cultural diversity and fun in the sun is inspiring an increasing number of people to lay down roots. Even if you came to the emirate’s sandy shores with the intention of staying just one year, you may blink and find yourself having built an entirely new life for yourself here in the desert. If you've been carried away by Dubai, and the years are whizzing by, the desire to own your own home may be giving you pause for thought – and you're not alone. The number of property sales in the emirate hit a four-year high during the summer of 2019. And while every decision to buy is personal, choosing a place you love and being able to put your own stamp on it is one of the biggest draws. Financially speaking, being a homeowner means you'll be able to build some equity in the property through mortgage repayments and, hopefully, see some capital growth by the time it comes to sell. As you begin your journey to owning a home, this guide will arm you with all the facts and information needed to make an informed decision. From what the buying process actually entails (p10) to finding your perfect neighbourhood (p16) and how to secure a mortgage (p36) – read on for everything you need to know before taking the plunge.

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The state of play

Jumeirah Golf Estates

Stay informed about what’s happening on the Dubai housing market with our expert analysis

our journey to property ownership begins with taking a good hard look at the facts. In 2019, prices were down and transactions were up – especially in the affordable sector (properties valued at AED1.5 million and under). According to the latest Cavendish Maxwell 2019 UAE Property Market Report, prices of villas/townhouses in

Dubai fell by 15.7% on average over a 12 month period (Q3 2019 versus Q3 2018). A total of 10,682 Dubai Land Department (DLD) transactions took place in Q3 2019, with the total volume of secondary transactions up 2.7% compared to the same period the previous year. This was greatly outpaced by off-plan market transfers, however, which were up by 66%.

“Sales transactions in 2019 surpassed those of 2018 in midOctober, with November showing the highest monthly sales since 2008,” adds Richard Waind, group managing director of Betterhomes. For those buying through the company, Arabian Ranches, Jumeirah Park, Dubailand, The Springs and Akoya (Damac Hills) are proving to be the most popular

MARKET INTEL

FAST FACTS

THE EXPO EFFECT Mega event Expo 2020 is expected to have a positive knock-on effect on Dubai’s real estate sector. With an aim to attract 25 million visitors, the majority from overseas, the expo is putting the emirate on the international stage. “As well as shining a light on investment opportunities, it’s thought the event will attract a new wave of people who want to move to Dubai. In turn, this could give the market a significant boost,” says Waind.

places to buy a villa whereas Dubai Marina, Jumeirah Lake Towers, Jumeirah Village Circle, Jumeirah Beach Residence and Downtown Dubai are the preferred places to bag an apartment. “Prices continued to soften in 2019 on the back of increased supply, however, we are now seeing the rate at which prices are falling is slowing,” says Waind. Signs that the market may be bottoming out follows the announcement in September 2019 of a real estate planning committee being formed in the emirate. It is specifically aimed at achieving a balance between demand and supply by ensuring that a duplication of projects is avoided and that all projects add value to the economy. DLD has long championed the role of the real estate market in strengthening Dubai’s position as a global economic capital that gives major cities around the world a run for their money. Indeed, Dubai’s real estate sector contributed significantly to GDP growth in 2019, giving 13.6% compared to 6.9% the previous year. “Information, clarity and transparency are vital for a vibrant market, and it's great to see that the market is becoming more transparent – it is very welcome by all stakeholders," says Waind. “We believe that we are now seeing the bottom of the market in terms of prices, although with

lots of new project handovers set for early 2020, some pressure will continue. The rate of price falls has decreased substantially to 1% in Q3 2019, according to Jones Lang LaSalle (JLL), and with transaction numbers increasing, 2020 looks set to be a good year for real estate. He summarises: “There are some great bargains out there for buyers today, but with increased interest from both those based locally and internationally, the window of opportunity to take advantage of the current market may be shorter than you think.”

"Sales transactions in 2019 surpassed those of 2018 in mid-October, with November showing the highest monthly sales since 2008," says Richard Waind, group managing director of Betterhomes

Who’s buying? Emirati nationals rank first in terms of the value of real estate investments, according to DLD, making investments worth over AED10 billion. Indian investors came in second place, with investments worth over AED8 billion in 2018.

Investors versus end users Betterhomes is seeing a split of 32% of end users and 68% of investors buying properties in Dubai. Around 35% of buyers took out a mortgage whereas 65% paid cash. At the company, overall sales transactions were up by 15% in Q3 2019, compared to the previous year.

What’s under construction? According to DLD, Jan-May 2019 saw the launch of 48 new real estate projects ("far lower than previous years," says Waind) which, upon completion, are expected to bring around 8,000 new residential units to market.

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New rules We take a look at some of the recent updates to rules and regulations relating to the property sector in Dubai, and what they mean for you LONG-TERM RESIDENCY VISAS HAVE ARRIVED... The introduction of long-term residency visas is having a positive knock-on effect on real estate by making it easier for more people to put down roots in the emirate. The new system, introduced in 2019, enables selected foreigners to live, work and study in the UAE for up to five or 10 years (providing they met certain criteria), without the need of a national sponsor and with 100 percent ownership of their business on the UAE’s mainland. ... AND SO HAVE RETIREMENT VISAS Want to live out your days under the Dubai sun? It could now be a reality thanks to the new rules around retirement visas, which came into effect at the beginning of 2019. To be eligible for a five-year renewable retirement visa, you must fulfil one

of the following criteria: invest in a property worth AED2 million, have financial savings of no less than AED1 million; or have an active income of no less than AED20,000 per month. So you can now think of buying a home as a long-term retirement plan. YOU CAN SEE EXACTLY WHAT PROPERTIES RENT AND SELL FOR If you want to be sure you’re putting in a competitive offer for the property you’ve got your eye on, there’s now an official index on the radar. Mo’asher, a collaboration between Dubai Land Department (DLD) and Property Finder, is Dubai’s first official sales and rental price index. Updated monthly, it can be accessed online and is a brilliant resource for getting informed on property prices. In turn, this higher degree of transparency is inspiring greater confidence in the market.

RULES AND REGULATIONS

SERVICE FEES ARE GETTING A SHAKE-UP A new law (Law No. 6 of 2019) regarding jointly owned real estate in Dubai is having a big impact on the way service fees are set and collected. From 19 November 2019, developers were no longer able to directly appoint property managers and owners’ associations or collect and spend service charges. Now, developers must appoint an external property manager to manage the community. Furthermore, banks will be responsible for collecting service charges while financial auditors will oversee the management of owners’ associations. Owners associations and external property management companies will work together to set service charges – any suggested hikes must be reviewed by the Real Estate Regulatory Agency (RERA). It will all be recorded in a register so you can see a breakdown of fees and what they're being spent on. HOMEOWNERS CAN NOW JOIN AN OWNERS COMMITTEE If you own your own property, you could be among a select group of neighbourhood representatives

WHAT IS PROPTECH?

In a nutshell, PropTech (property technology) is the use of information technology to help individuals and companies research, buy, sell and manage real estate. “Essentially, it’s helping to make communications and processes around renting, buying or selling a property much more efficient and less stressful for all those involved,” says Richard Waind, group managing director of Betterhomes. “A great example of this is Real Estate Self Transaction (REST), a digital platform that can be used for conducting real estate trading and transactions – you can now complete a large portion of the house buying process through it.”

invited to make their voices heard on newly-formed Owners Committees (OCs). The Committees will have up to nine members, each of whom will be pre-approved by RERA. The committee is tasked with ensuring the proper management of common areas and reviewing annual budgets. The developer cannot be part of an OC unless there are unsold units.

announced a reduction of the early settlement fee on mortgages to a maximum of one percent or AED10,000, whichever is less. So those with mortgages who want to exit early, will end up shelling out significantly less.

MORTGAGE EXIT FEES HAVE BEEN CAPPED Early mortgage settlement fees got a little lighter in 2019 under the direction of the Central Bank of the UAE. In October, the Bank

THE BUYING PROCESS

The buying process â&#x20AC;&#x201C; explained The process of buying a property in Dubai may be different to that of your home country's. Our handy guide will help you familiarise yourself with the steps so your purchase will go as smoothly as possible 10

SET A BUDGET The most important thing to do first is set your budget. If you are buying in cash make sure you have the money available to you here in the UAE for the time of transfer.

GET A MORTGAGE, IF REQUIRED If you need a mortgage then you need to speak to a mortgage advisor and have them arrange preapproval for you from the bank, which tells you how much you can spend. Remember if you are getting a mortgage you will need a minimum deposit of 25%.

FIND A RERA QUALIFIED BROKER Once youâ&#x20AC;&#x2122;ve set your budget, find a RERA qualified broker that you trust and get to work finding your ideal home or investment property. You will sign a Form B contract with your broker to represent you in the upcoming negotiations.

MAKE AN OFFER Once youâ&#x20AC;&#x2122;ve found a property you love and are ready to make an offer, move quickly. Being ready to move quickly will put you in a stronger negotiating position so have your mortgage pre-approval ready and the 10% deposit you will need to secure the unit.

PAY THE DEPOSIT Once both parties are agreed on price, they will enter in to a legally binding agreement called an MOU (Memorandum of Understanding), referred to by RERA as a Form F. This will be done via the Dubai Brokers App and at this stage you will be asked to produce a current dated cheque in the name of the seller as a 10% deposit and a post-dated cheque in the name of the broker's company for the commission. The MOU should include all elements of the contract you are entering into, such as paid rent or service charges and the length of time allowed until transfer.

Dubai Land Department...

... is located on Baniyas Road, in Deira. It's open from 7.30am to 2.30pm, Sunday through Thursday. To contact them, call +971 800 4488 or email info@dubailand.gov.ae

THE BUYING PROCESS

FEES AT A GLANCE Aside from the down payment, there are a number of other up-front fees and related costs to build into your budget. These add up to around 7% of the total purchase price and include: ● 4% Dubai Land Department (DLD) transfer fee (based on total property purchase price) ● 0.25% DLD mortgage registration fee (% of total agreed home loan) + AED290 admin fee ● AED2,000-4,000 property registration admin fee (dependent on value of property) ● AED2,500-3,000 property valuation fee ● Bank mortgage set-up fee (could be zero, or anywhere up to 1% of total loan amount) ● 2% real estate broker fee, plus 5% VAT for agency fee ● 4% Oqood fee for off-plan sales only ● Conveyancing fee of AED3,000-6,000, depending on the value of the property.

HIRE A CONVEYANCER In most cases you will engage the services of a professional conveyancer to assist with the sales process – a good one will hold your hand every step of the way.

GET THE NO OBJECTION CERTIFICATE (NOC) Prior to the purchase, the seller will need to obtain an NOC from the developer who built the property which will ensure the property is free from any outstanding service charges.

"BLOCK" THE PROPERTY If there is a mortgage on the property you're buying you'll go through “blocking”. The seller will obtain a liability letter from their bank and you'll come to the DLD to “block” the property with four cheques: one in the name of the seller’s bank for the outstanding mortgage; one in the name of the seller for the remainder of the purchase price; one in the name of the DLD for the transfer fees (4%); and a manager's cheque in the name of the agency.

TRANSFER THE PROPERTY On transfer day, you will meet at the transfer office with your broker, conveyancer and the seller. Property purchases can only be made in cash or by manager's cheques so chances are you will have your manager's cheques ready. Remember you will also need a cheque for 4% of the value of the property for the DLD transfer fees and cash for the DLD office as administration fees. Once the transfer is complete the sale is registered with the DLD and you will receive your new Title Deed and all keys/access cards to your property.

YOU ARE NOW A HOMEOWNER Congratulations, you are now a homeowner. You will need to make sure all utilities are registered under your name. You better start planning the housewarming party.

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Find your happy place From sleek high-rise apartments in the heart of the city to dreamy beachside villas and townhouses with a family-friendly feel, Dubai has it all. Don't know where to start? We've got the skinny on the emirate's most coveted neighbourhoods to live in

NEIGHBOURHOODS IN DUBAI

PALM JUMEIRAH

Palm Jumeirah

Dubaiâ&#x20AC;&#x2122;s landmark man-made island is a draw card for tourists and residents alike. Synonymous with luxury, the fronds cater to exclusive villas while the trunk is home to low-rise apartment buildings and the new Nakheel Mall. Launched: 2001. Properties: A slice of resort style living, thereâ&#x20AC;&#x2122;s a wide range available here, from studios to penthouses and villas with their gardens stretching down onto a slice of private beach. Highlights: The main attraction here is, of course, the proximity to the waters of the Arabian Gulf. The holiday-esque lifestyle is complemented by five-star hotels such as Atlantis, The Palm with its roster of attractions including Aquaventure Waterpark, as well as foodie destination The Pointe. Schools: Asya's Nursery is here and Dubai College is a short drive away.

EDWINA VIEL Bought her five bedroom home on Palm Jumeirah in 2011. "When we moved to Dubai we chose the Palm as it offered a welcome break from the fast-paced city living we were used to in London. Nine years and four kids later, we love the outdoorsy lifestyle the community affords. The kids play on the private beach outside and enjoy splashing around in the swimming pool. On weekends we like to take family bike rides up the trunk's promenade."

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NEIGHBOURHOODS IN DUBAI

BUSINESS BAY DIFC's edgy sibling, Business Bay is a nucleus of residential and recreational action. Situated along Dubai Creek, the community here is abuzz with life, with dining options to suit all tastes. Launched: 2003. Properties: A high-rise community, there are several apartment buildings to choose from. With around 240 buildings, thereâ&#x20AC;&#x2122;s everything from studios to threebedroom apartments and duplexes. Highlights: The prime location places you just a stoneâ&#x20AC;&#x2122;s throw away from all the action of Downtown Dubai while the waterfront shops and eateries provide the

community with its own bustle. Schools: Located within Business Bay is Hummingbird Nursery, while Jumeirah English Speaking School is a short drive away.

offers a variety of great everyday shopping and dining options. Schools: Arabian Ranches Primary is less than a 10-minute drive away, while Dewdrops nursery is on-site.

MIRA, REEM

A large and luxurious family-friendly villa community, The Villa is dotted with parks and ponds, which create a peaceful vibe. Launched: 2005. Properties: There are different styles of villa, each housing between four to six bedrooms and with lush private gardens. Highlights: The out of city location provides a quiet, suburban feel with spacious plots and two large Spinneys supermarkets

A desert oasis style community situated in Reem that puts an emphasis on outdoor living with jogging paths, cycle tracks and a large park. Launched: 2013. Properties: There are both townhouses and villas here offering from two- to five-bedrooms Highlights: Central Park brings the community outdoors, while the dedicated mall, Mira Town Centre,

THE VILLA

Business Bay

NEIGHBOURHOODS IN DUBAI it's a family centric area. Schools: Kids Zone Nursery and GEMS FirstPoint School are on-site.

MOTOR CITY Located by Dubai Autodrome, this self-contained area is a coveted lifestyle-led community. Launched: 2004. Properties: A mix of apartments and villas there are many options here, from studios to six-bedroom homes. Highlights: Landscaped parks with an impressive roster of shops, attractions and entertainment make this a desirable place to live. Schools: The popular Emirates British Nursery is located here and GEMS Metropole is uptown.

JUMEIRAH VILLAGE CIRCLE (JVC) A circular-shaped suburban community within a 15-minute drive of Dubai Marina, JVC is a well populated residential area. Motor City

Launched: 2005 (construction is ongoing). Properties: A complete mix of property types, you'll find everything from studios to luxury penthouses to four-bedroom townhouses, each with their own architectural style. Highlights: Links to Hessa Street and Al Khail Road mean getting into the city is quick, while the circle itself is relatively quiet with some shops and eateries. Schools: Kid World Nursery is in JVC, while you'll find Sunmarke School in Jumeirah Village Triangle.

SPORTS CITY A small neighbourhood that, as its name suggests, is a hub of all things sport related, including a golf course and Dubai International Cricket Stadium. Not just for sports fanatics, the area has a homely community feel with parks and licensed eateries. Launched: 2004. Properties: There are three

SHIREEN HUMPHREYS: Bought her home in Jumeirah Park five years ago "My husband, Mark and I moved to Jumeirah Park when we decided to start a family. We fell in love with the style of houses and abundance of greenery here. The area is very quiet and calm, some days I sit outside and hear nothing but the birds singing. Its best selling point is the location: Bluewaters, JBR, Dubai Marina and JLT are just five minutes' drive away. It's perfect for our ever growing family."

residential areas that contain a mix of mid-rise apartment buildings, townhouses and villas. Highlights: One of the most affordable premium communities in Dubai, the pedestrianised community lends itself well to families who prioritise a healthy lifestyle. Schools: There's Victory Heights Primary School nearby, along with GEMS United School and, for little ones, thereâ&#x20AC;&#x2122;s The Wonder Years Nursery.

THE MEADOWS A family-friendly, villa community split into nine sub-communities with plenty of green space, lakes and amenities. Launched: 2003. Properties: There are a range of three- to seven-bedroom villas with various architectural designs. Highlights: The gated area makes for a secure and peaceful place for children to play outside. While its convenient location lands you 10

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NEIGHBOURHOODS IN DUBAI minutes from Dubai Marina. Schools: Emirates International School and Amity Early Learning Centre are within the vicinity.

EMIRATES HILLS A luxury gated community with an 18-hole golf course in a prime location, Emirates Hills is one of Dubaiâ&#x20AC;&#x2122;s most coveted addresses. Launched: 2003. Properties: There's a range of readymade stylish villas. Or, you can opt for a plot of land to build upon, ranging in size from 12,000 to 45,000 sqft. Highlights: Commonly referred to as the Beverly Hills of Dubai, the lush green community provides a glamorous answer to suburban living. With three landscaped parks, 17 lakes and the Montgomerie Golf Club you're guaranteed stunning views here. Schools: There's a Raffles Nursery here as well as the Dubai International Academy. Emirates Hills

THE SPRINGS A picturesque neighbourhood with lush landscaping and a family focus that attracts those looking for a homely feel. Launched: 2003. Properties: Choose from villas or townhouses with two to four bedrooms, with some properties boasting private swimming pools. Highlights: There's a real community feel here with the Springs Souk offering shops, restaurants and leisure attractions for the whole family. Schools: For under fours, there's Raffles Nursery and Dubai British School for those up to 18 years old.

JUMEIRAH One of Dubai's oldest residential areas, meaning beautiful in Arabic, Jumeirah certainly lives up to its name. The spacious homes here boast mature gardens, with

beaches on the doorstep. Launched: 1960. Properties: Mostly independent and compound villas along with some townhouses and apartments. Expats can buy in selected freehold communities including City Walk, La Mer and Madinat Jumeirah Living. Highlights: There's always something to do here, from grabbing a bite in one of the quaint eateries to the public beach and La Mer with its glitzy shops and restaurants. Schools: Jumeirah College and Art Village Nursery are popular choices.

JUMEIRAH LAKE TOWERS (JLT) A sought after high-rise community with lots of amenities that gets its

JONATHAN AND LOUISE HALLMARK Bought their home in The Springs in 2019. "We chose The Springs for a number of reasons. Its close proximity to Sheikh Zayed Road means getting around Dubai is simple. The price point was very competitive and, as we have a small child, having a villa was key. It's lovely to be surrounded by greenery and the recreational facilities are fantastic. Plus, we have the Springs Souk and Meadows Town Centre within walking distance."

Facebook.com/zeninteriors @zeninteriors Sheikh Zayed Road, Essa Lutfi Building, No. 2, Al Barsha PO Box 74416, Dubai UAE Tel: +971 4340 5050 www.zeninteriors.net

NEIGHBOURHOODS IN DUBAI

Jumeirah Park South Beach by Emaar Beachfront

ONES TO WATCH

name from its pretty lakes. There's a the view dubaiyouthful ambience, with people dining around the water. Launched: 2006. Properties: Made up of 26 clusters, the high-rise buildings are a mix of commercial and residential abodes containing studios through to four-bedroom apartments. Highlights: The community is largely pedestrainsed via a waterside walkway and there are several restaurants (some licensed) and shops to enjoy. Plus, it's on the Dubai Metro line. Schools: There are nurseries in most clusters and Emirates International School is a short drive away.

THE GREENS A collection of low-rise apartment buildings in a prime location along Sheikh Zayed Road with lots of lovely greenery. Launched: 2001. Properties: There are studios along with one, two- and three-bedroom apartments available here. Highlights: The handy location means you're close to all the attractions of new Dubai, while

the community itself has its own small mall and is right beside Emirates Golf Course. Schools: Gardenia Nursery is here and Regent International School is very close by.

THE VIEWS Adjacent to The Greens the high, mid- and low-rise apartment blocks overlook Emirates Golf Course, thus earning the community its name. Launched: 2007. Properties: Made up of ten types of residential buildings, there are studios along with one-, two- and three-bedroom apartments. Highlights: Along with stunning views from most apartments, finishings and amenities in the buildings are of a good standard. A solid choice for golf enthusiasts, you can live and breathe the sport here if you so desire. Schools: As with The Greens, Gardenia Nursery is on site and Regent International School is very close by.

JUMEIRAH PARK Surrounded by expansive, verdant

The Dubai Riviera There's a growing number of high-end coastal enclaves popping up to rival Australia's Gold Coast. Developments of note include the exclusive Emaar Beachfront, located within Dubai Harbour, which will be home to a number of properties, such as Grand Bleu Tower â&#x20AC;&#x201C; the first Elie Saab designer building in the world. Just as covetable, Sur La Mer will be the first freehold townhouse community in Jumeirah 1. Dubai Hills Estate A picturesque golf-side community, you'll find large modern and arabesque style villas built against a backdrop of skyline views here. Along with boasting an 18-hole course, there will be an on-site mall and a large park for residents to enjoy. District 1 Situated between Business Bay and Dubai Design District, this villa community puts a heavy focus on outdoor living. There will be a Crystal Lagoon, which residents can paddleboard and kayak around. Plus, there'll be cycling and tracks, a recreational centre and lots of parks.

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eco-friendly parks and green spaces, and home to plenty of integrated amenities this is a popular community just five minutes away from Sheikh Zayed Road. Launched: 2006. Properties: The community comprises of nine districts, each

SIÂN WALTERS Bought her flat in Old Town off-plan in 2006. Having lived in the UAE since the early '80s we liked the low-rise buildings and their old soukstyle architecture. After its completion we rented it out for 10 years until we moved in last year. We like it here as it is very convenient to be so central, plus there is a real sense of community between the residents. It’s a wonderful place to live if you like walking or jogging as there are so many different areas to explore.

home to various villa communities. The villas come in four different architectural styles and range in size from three to five bedrooms. Highlights: Just 10-minutes’ drive from Dubai Marina, you get a peaceful out of the city feel here while being close enough to enjoy all the action. There are children's parks, sports courts and cycle tracks within the spacious community. Schools: Dubai British School is located within the neighbourhood, while Springs Town Center Nursery is nearby.

DOWNTOWN DUBAI The centre of Dubai, whether you prefer a sleek skyscraper or an Arabian style four-storey apartment with a garden, the hub of the city is all about apartment living – with swoon-worthy views guaranteed. Launched: 2003. Properties: A large collection of modern high-rise towers boasting

luxury amenities there’s everything from studios to huge apartments and penthouses here. Highlights: All the properties are within walking distance of the emirate's record-breaking landmarks – namely Burj Khalifa and The Dubai Fountain – as well as all the area's big-ticket attractions, including The Dubai Mall, with its fantastic shops and restaurants, Dubai Opera and Souk Al Bahar. It's also on the metro line. Schools: Blossom Downtown Nursery is here while Hartland International School is nearby.

OLD TOWN Situated within Downtown Dubai, this low-rise apartment community has a distinctly arabesque look. Launched: 2003. Properties: It offers a mixture of one- to three-bedroom apartments with some duplexes. Most of the properties have balconies Downtown Dubai

PROMOTION

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for the ultra-busy, whereas it’s sustainability that is the focus of the Serie 6 appliances. For those who want cuttingedge technology and top of the range products the Serie 8 boasts superior quality. Kit out your kitchen with the full works. To start, choose an ergonomically designed fridge that has storage solutions to keep your food fresh for longer. Prepare your meals with a specially designed oven that comes with various cooking functions, including Hotair grilling for roasting meat and Hydrobaking for bread.

Then load up a Bosch dishwasher that uses VarioSpeed technology for a fast dishwashing process that does not compromise on the results or amount of energy used. Designed with the environment in mind, you can save up to 39 litres of water per load, when compared to washing by hand. While a Bosch washing machine uses ActiveOxygen technology to remove 99.99% of bacteria even at 20 degrees. With a range of forward-thinking products to suit a variety of needs, choosing Bosch for your home appliances is a sound choice. Visit bosch-home.com/ae/

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Mileu setup by Bosch

NEIGHBOURHOODS IN DUBAI

Dubai Marina

complete with Burj Khalifa views. Highlights: Landing you slap bang in the middle of all the action of Downtown Dubai. Schools: Blossom Downtown Nursery is located here while Hartland International School is also nearby.

DUBAI MARINA The glamour and the glitz of Dubai Marina lures newbies and longtimers alike for its aspirational blend of shopping, nightlife and postcard-perfect views. Buzzing with energy, you certainly won't bore easily in this part of town. Launched: 2003. Properties: A collection of over 200 residential buildings appeal to a broad range of needs, with everything from sleek studios to high-end penthouses and everything

in between available to buy. Highlights: An array of amenities, eateries and transport links on your doorstep, all against a backdrop of dazzling views, spark serious social media envy. What's more, the transport links are great, with DAMAC Properties Metro Station on the doorstep. Schools: Thereâ&#x20AC;&#x2122;s Raffles Nursery on the Marina Walk and GEMS Wellington school and Dubai International Academy are a short drive away.

to choose between a fouror five-bedroom place. Highlights: Blending nature with the city in luxurious fashion, it's a slice of paradise within easy reach of the city's best shops and attractions. Each of the villas has been finished to a high standard and all boast private swimming pools. Schools: Dubai British School is just an eight-minute drive away and, for little ones, there's Learning Ladder Nursery in nearby JLT.

JUMEIRAH ISLANDS

JUMEIRAH BEACH RESIDENCE

A quiet man-made archipelago in the heart of the city, properties on these islands are highly desirable. Launched: 2004. Properties: The villas and townhouses vary in size and design, although you'll need

A happening beachfront community, JBR offers everything you need within strolling distance, including the popular beachfront. Launched: 2004. Properties: There are 35 residential towers made of up predominantly

MOVING IN

Arabian Ranches

FAYE BARTLE Bought her Al Reem Arabian Ranches villa in 2016. We've called the Ranches home since 2012, when we first rented a Palmera villa. After getting married at the Polo Club and welcoming two children into our family we traded our rental and put down real roots in the area by purchasing a three-bedroom villa. We love the neighbourhood as it has a calming vibe, a brilliant running route and lovely parks for the kids.

NEIGHBOURHOODS IN DUBAI one-, two- and three-bedroom apartments along with some studios, duplexes and penthouses. Highlights: With a Miami Beach feel, the bustling area boasts a cinema complex, watersports hub and a vast array of bars and restaurants that attract a crowd. It is also home to the world's largest observation wheel on Bluewaters Island. Schools: There are lots of nurseries within JBR but the closest school (Emirates International School) is a 10-minute drive away.

GREEN COMMUNITY A family-focused gated collection of villas, townhouses and apartments spanning across 67 hectares of manicured gardens and parks. Launched: 2003. Properties: Largely a villa community, there are also apartments, townhouses and bungalows among the greenery. Highlights: A self-contained community conveniently situated on Sheikh Mohammed Bin Zayed Road, you’re well connected to the rest of Dubai while the many amenities mean you’ll hardly need to leave. Schools: Chubby Cheeks Nursery and Dovecote Green Primary School.

ARABIAN RANCHES One of Dubai’s most established family-focused communities. It’s home to a mix of Arabian and Spanish style villas. Launched: 2004. Properties: A neighbourhood made up of ‘mini villa communities’ that hold two-bedroom townhouses to grandiose seven-bed homes. Highlights: Lush landscaping, large villa plots, plenty of space for kids to play and parents to enjoy the peace and quiet with easy access to Dubai’s main arterial routes. Schools: Raffles Nursery, Ranches Primary School and Jumeirah English Speaking School are on location.

Mina Rashid by Emaar

Going off-plan

A city that’s still growing at the speed of light, Dubai is famous for its off-plan property developments. Here’s how to navigate the landscape…

BUYING OFF-PLAN

urchasing an off-plan villa or apartment – a property that’s under construction that you purchase directly from the developer – can be a great way to get onto the property ladder or build up your portfolio, without breaking the bank by having to slap down a huge deposit. While the Dubai property market is maturing, there are still lots of upcoming developments to choose from that are ideal for those who aren’t in a rush to move in. Buyers can pick up a bargain, as developments that are currently under construction tend to be offered at a competitive price compared to the current market value, along with attractive payment plans made in instalments rather than one lump sum. What’s more, with some due diligence, off-plan properties can offer investors greater rental yields compared to completed units.

MAKING IT WORTH YOUR WHILE

A barrier for many looking to buy on the secondary market can be the 25% deposit. If you go off-plan, however, you’ll only have to put down from 5-10%, depending on the project. Today, many developers are offering more flexible post-payment plans. Plus, you could still get a mortgage on the outstanding amount upon handover. Currently, for completed properties under AED5 million you can apply to borrow up to 75% of the property value (80% if you are a UAE national), which means that if you paid half in cash during the construction period, you can mortgage up to 25%/30% of the outstanding value. Indeed, there’s a lot more security for those investing

nowadays. Wassim Abdullah, head of off-plan at Betterhomes, explains: “When you buy an off-plan property, your money will be deposited into an escrow account, which is overseen by an appointed bank as the trustee. The developer is only allowed to draw upon it once development milestones have been met, meaning you won’t find yourself in a situation where the developer has run out of money before completing the project." Other popular incentives include waiving certain fees and expenses, such as the four percent Dubai Land Department (DLD) registration fee, service charges, property management fees and commission. “If you plan to rent out your property, the best places for offplan investment are located on the beachfront,” says Abdullah. “But if you’re looking for a home to call you own, your decision will be based on a number of other factors,

including proximity to work or schools, the build style and perhaps the different incentives offered.” Good places to look include Dubailand, which topped the list of maximum number of off-plan project launches in 2019 followed by Dubai Silicon Oasis, Jumeirah Village Circle and Downtown Dubai. As Abdullah recommends, beachside properties are an enduring favourite, but the ever-growing city is full of attractive and smart investment opportunities to suit all tastes and budgets...

Today, many developers are offering more flexible post-payment plans. Plus, you could still get a mortgage on the outstanding amount upon handover

PROS

CONS

● You can seal the deal with a more modest deposit than if you were buying on the secondary market – from around 5% – with a flexible post payment plan. (Most off-plan developments take around three to four years from the launch date to start being handed over.) ● Some developers may offer a number of incentives, such as waiving the Dubai Land Department (DLD) fee or service charges ● Some developers will allow you to customise your new abode by choosing your favourite style of flooring and other finishings.

● Off-plan properties are considered a riskier asset as, if you need to get rid quick, it's typically more difficult to sell. You’ll probably need to see it through to completion ● You are waving goodbye to any interest you may have gained by saving your cash instead of investing it ● If your financial situation changes, you may not be able to keep up with payments. But you can apply to borrow up to 50% of the purchase price (pre-approved at the time of application and is guaranteed to be paid at completion), which helps protect against this.

DESIRABLE DEVELOPMENTS ARABIAN RANCHES III, RUBA BY EMAAR This exclusively three- and four-bedroom townhouse development will be the latest to join the hugely successful Arabian Ranches community. Choose from either the Siraj, Atheer or Manar Collection style of townhouse – each well-geared to family living. Boasting private gardens along with shared communal green spaces, a club house and large swimming pool, this pedestrianised neighbourhood is expected to be a hit among savvy investors. Cost: Starting from AED1.4 million Completion date: Q2 2022 LA VOILE, PORT DE LA MER, BY MERAAS Choose from La Voile’s three- to fivebedroom apartments that back onto Port de La Mer’s coastal promenade. The waterfront spot has a convenient location, just five minutes to La Mer, and 10 minutes to Downtown Dubai and City Walk. However, you’ll rarely need to leave as the community boasts its own array of leisure facilities and stretch of private beach. Cost: Starting from AED1.35 million Completion date: Q4 2021 MINA RASHID BY EMAAR Offering contemporary waterfront living with glittering glass façades, floor-to-ceiling windows and generous balconies, this luxury seafront community is set to become Dubai’s answer to Monte Carlo. The QE2 is on the doorstep, as is a waterfront promenade, which will be home to myriad retail and dining options in the community with apartments, townhouses and penthouses. Cost: Starting from AED975,888 Completion date: September 2022

BUYING OFF-PLAN

SOUTH BEACH AT EMAAR BEACHFRONT Move over South Beach Miami – Dubai’s holiday spirited sea-front community is here. There’s a 24/7 concierge service for all the one- to three-bedroom hotel style apartments here along with all the modern luxuries. There are various shopping and dining options situated along the private beach strip, while Dubai Marina and Palm Jumeirah are just five minutes' drive away. Cost: Starting from AED1.3 million with two years post-handover payment plan Competition date: Q4 2021

South Beach at Emaar Beachfront

MUDON VIEWS BY DUBAI PROPERTIES A collection of contemporary one- to three-bedroom apartments and twobedroom duplexes nestled among the park and golf course greenery of Mudon, this is the chance to be part of an established community. With a family-friendly feel and shops, swimming pools and community schools in the neighbourhood, it’s a tranquil spot with plenty to do. Conveniently located off Al Qudra Road, close to Hessa Street and Umm Suqeim Street, it’s just a 30-minute drive to Downtown Dubai. Cost: Starting from AED870,000 with a five year posthandover payment plan Completion date: 2020

RESIDENCES, MOHAMMED BIN RASHID AL MAKTOUM CITY, DISTRICT ONE Visually minimalistic, each of the mansions, villas and apartments here has been designed to marry modern functionality with traditional design. Floor-to-ceiling windows provide views of either the Crystal Lagoon or neighbouring green spaces. Located in Meydan, you’ll have the racecourse and a new mall on your doorstep. Cost: Starting from AED1.2 million with a three-year service charge waiver Completion dates vary To find out more, call 04 409 0991 or email offplan@bhomes.com

PROJECT DELAYED? HERE’S WHAT TO DO It’s a common worry that an off-plan project may be delayed, but fear not as Dubai Land Department (DLD) has implemented a number of laws to help investors feel more confident. 1 Firstly, make sure that you have paid all the relevant fees that are due by the handover date, and provided any necessary documents needed from your side. 2 Contact the DLD for a project update and meet with the developer on-site in order to see the physical status of your property. 3 Speak to the developer to see what options you have – this can vary project by project and between developers. There may be another solution for you. 4 File a claim. If none of the options from your developer are feasible or satisfactory, you are able to file a claim with the Dubai Court of First Instance. Seek out a reputable property lawyer. 5 Check if it is a RERA Cancelled Project. In the case of development that has been officially cancelled by RERA, legislation is in place for investors. Cancelled projects are under the remit of the specially created judicial committees, known as the Real Estate Cancelled Projects Committees under the Dubai Courts, who handle the settlement of rights and liquidation in these cases.

How to get a mortgage Get to grips with the process of getting a home loan in Dubai

esearching the options available to you can be an all-consuming task, but navigating the UAE mortgage maze is easy when you know where to turn. The first hurdle is banking a down payment minimum of 25% of the prospective property value. If the property you want to buy is valued in excess of AED5 million, however, the maximum loan-tovalue ratio (LTV) drops to 65%, increasing your down payment threshold to 35%. And for off-plan or under construction purchases, this decreases even further to 50% maximum LTV with a minimum down payment of 50%. The next step is to consult a respected broker, or go direct to your preferred bank to see what your options are and to have an initial assessment to determine your maximum loan eligibility. “It's always better to obtain the approval from the bank before you start the house buying process," says Jonathan Oliver, mortgage consultant, MENA Mortgage Services (mena-mortgageservices.com. “Once you know what you can borrow you can go ahead and set your budget." Your finances need to be an open book with the lender looking into your debt history, from credit card debt to current car loans or other personal loans. The lender will also consider your current employment service history, years in the UAE (new arrivals can find it tough to secure a mortgage), and, of course, your earnings or, for self-employed applicants, whether

the business is in good standing (two to three years minimum). Your spouse can also be approved as a co-applicant if they are earning a salary. Mortgage lending is usually limited by the banks when setting a pre-approved mortgage limit with repayments typically around 25% of monthly income. The UAE Central Bank stipulates that your salary should be at least double the total of all monthly liabilities. “Customers need to maintain a maximum debt burden ratio not exceeding 50% across all loan and card products they hold,” advises Suvo Sarkar, Senior Executive VP, Head of Retail Banking and Wealth Management for Emirates NBD. “We advocate borrowing wisely and recommend that customers avail the right loan amount that is optimally suited to their needs – as well as repayment capability. Buyers are also advised to evaluate the different pricing programmes offered by UAE banks; not only introductory offers but also after the initial period, as well as check for any hidden fees and charges before signing up for a mortgage plan." Be sure to ask about any added extras on offer, or fees to consider. "There are now several banks that will cover the 4% Dubai Land Department fee in the balance of the mortgage," reveals Oliver. "This saves you having to pay this in cash on transfer. Bear in mind, however, that banks have different criteria and most will not factor their commission in the affordability calculations."

MORTGAGE TERMS AND TYPES

Home loan interest rates vary from under 3% for first-time buyers through to attractive short fixed term reduced rate offers for existing borrowers stuck in the 6-7% bracket. It’s definitely worth

THE EMIRATES INTERBANK OFFERED RATE (EIBOR) is a daily rate released by the UAE Central Bank that's based on the average interest rates offered by all UAE banks over a particular period

GETTING A MORTGAGE

GET A PROFESSIONAL ON THE CASE If you need a little help doing the legwork, a mortgage broker could be the answer. Their role is to secure the most suitable mortgage for your individual circumstances by analysing different options from a panel of lenders together with their terms and conditions. An experienced broker can recommend the most suitable option that will save you money or offer some favourable benefits. They also have a good understanding of each of the different bank's criteria so can save you time by applying to the best ones. You'll need to pay a fee, which is agreed at the start of the process and only payable once the agreed mortgage has been obtained. negotiating to secure the best deal reflective of the market situation.

handle a higher post-fixed term interest rate

FIXED RATE

VARIABLE RATE

Most UAE lenders offer fixed rate mortgages with a locked interest rate for an agreed duration of one to five years. After the fixed rate period concludes, the interest rate will transition to a higher rate. This is often based on a margin above the EIBOR rate or bank base rate. GOOD FOR: ● Budgeting for monthly mortgage repayments ● Usually, you can make extra payments without incurring any pre-payment penalties NOT SO GREAT IF: ● The EIBOR rate or bank base interest rate drop below your fixed rate during the set term ● You’re not financially able to

The interest rate on a variable mortgage is linked to the EIBOR, which is linked to the Federal Reserve in the US (if rates go up or down so does the EIBOR). GOOD FOR: ● Capitalising on decreases in the EIBOR rate or bank base rate ● Medium to long-term borrowers keen to avoid a high post-fixed rate transition NOT SO GREAT IF: ● Your personal circumstances dictate that you work to a strict monthly budget ● The EIBOR rate rises, as you will pay more

TRACKER MORTGAGE Less common, this type of

mortgage is tied to the bank base rate and works like a standard variable rate mortgage, but may include a minimum interest rate level and have a short-term validity.

OFFSET MORTGAGE

A relatively new concept and not so readily available option, an offset mortgage allows borrowers to link their current, credit card or savings account to the loan account and credited funds are used to offset the total loan value. The interest rate is then due on the remaining loan total.

CAPPED MORTGAGE This combines standard variable and fixed mortgage models with a maximum set interest rate limit set against the EIBOR rate, and usually valid for a limited period.

Palm Jumeirah

It's always better to obtain preapproval from the bank before you start the house buying process

THE MORTGAGE PROCESS IN A NUTSHELL While getting a mortgage is entwined in the overall house buying process (see page 28). Here's the nitty gritty on the what is involved at every step... ● Submit paperwork to the bank including passport, Emirates ID, residence visa copy, six months' bank statements, six months' credit card statements, salary slips or letter of incorporation/trade licence, proof of down payment and completed application form ● Pay the requisite fees. Typically, the bank loan application/establishment fee is from Dhs1,000 up to 1.5% of the total loan value ● Wait one to two weeks for the valuation

report and pre-approval, which comes with a validity period of 30-90 days ● Once you've signed the Memorandum of Understanding (MoU) for the purchase of the property, provided the security cheque and registered the MoU with Dubai Land Department, you will need to obtain the final mortgage approval from the bank ● Next, you'll need to wait for final lender offer confirmation (this could take up to three weeks) ● Wait for issuance of the liability letter from seller’s bank (up to one working week) and clearance from your lender ● You can then go ahead and book the Dubai Land Department transfer.

Get insured

Rest assured with home and contents insurance

hile Dubai is one of the safest places to live, with relatively low crime rates, homeowners in the emirate still need to fork out for property and contents insurance. In fact, certain coverage is mandatory for getting your home loan approved.

TYPES OF INSURANCE PROPERTY (BUILDINGS) “Currently, property (buildings) insurance isn’t mandated by the UAE Insurance Authority. However, it is common market practice and the majority of banks or lenders will always insist on property insurance

should you wish to take out a mortgage on your new home,” says Franck Heimburger, chief personal lines officer at AXA Gulf. For villa owners, property insurance is non-negotiable, and this covers the physical structure. If you own an apartment in a tower block you should also

Jumeirah Park

The majority of lenders will insist on you having property insurance

INSURANCE have the correct insurance in place to protect the structure of your home. However it is the responsibility of the block developer or building owners’ association to insure the building exterior and common areas. WHAT’S COVERED? Property insurance covers the cost of repairing or rebuilding the permanent structure (and may or may not include your pool and garage) in the event of accidental damage, fire, natural disasters and water damage. The bank or lender will determine the value of the property for insurance purposes and most insurance companies will have a package of available solutions that may also embed additional cover options. Adds Heimburger: “There are three types of coverage: insurance on the property itself, in case of damage requiring repair or rebuilding; alternative accommodation insurance in the event of the property not being habitable, for example, if there is a fire; and third-party public liability insurance, which protects the homeowner against legal claims of third-party physical injury.” HOME CONTENTS “An extremely affordable way to protect your favourite pieces of

Pick your provider ● AXA Gulf, 800 292,

ae.axa-gulf.com ● Zurich Middle East,

+971 4 363 4567, zurich.ae ● RSA, 800 772, rsadirect.ae ● Oman Insurance Company,

800 4746, tameen.ae

furniture, art, jewellery and the like, it’s worth paying for home and personal belongings insurance as it can save you thousands in the case of accidental damage, theft or loss,” says Heimburger. If you’ve bought your property with the intention to rent it out then it’s up to your tenant to insure their own home contents and personal belongings. WHAT’S COVERED? Home contents insurance covers the full scope of furniture and fittings and may even include what’s in your freezer. It also includes personal belongings from electronic desvices to jewellery and watches to precious artworks. Garden furniture is also covered but landscaping isn’t. The sum insured should amount to the total current value of all the items owned inside the home. Personal belongings cover may also come with the option of worldwide cover for when you are travelling. Some policies may include landlord/tenant liability coverage for accidental damage, from a toddler on the loose with a crayon and your pristine white wall as a canvas, to third party accident compensation.

LIFE Life insurance is mandated by the majority of banks or lenders here. This may be payable monthly and separate to the mortgage loan, or you may need to pay the annual policy up-front. The most common forms of life insurance linked to a mortgage include: 'Level term', which pays out a lump sum if the policy holder passes away during the mortgage payments period and is based on a fixed term premium, with a maximum term of 25 years. 'Decreasing term' is another option, whereby a lump sum is paid out only if the policy holder dies during the payments term. Based on a fixed term, in this instance the lump sum decreases as the policy matures. WHAT’S COVERED? If the borrower passes away or becomes seriously ill and/or disabled then the policy will cover the mortgage payments. Some UAE banks may insist that the homeowner take out a 25-year policy with the cost added to the loan amount (and incurring a fixed insurance premium). Alternatively, you can choose to pay a monthly insurance premium.

NEED TO KNOW

● Regular wear and tear requiring home maintenance is not covered by property insurance. Its main purpose is to cover ‘fortuitous loss’. ● “A burst water heater or leaking A/C unit can result in serious flooding damage,” says Heimburger. “In the summer we sometimes see large claims, which can reach up to AED1 million, due to a ceiling collapse caused by flooding.” ● Lost your job? “Involuntary loss of employment cover is not provided in relation to a UAE mortgage loan," says Heimburger. ● Critical illness insurance covers mortgage payments for a specified period of time if a serious illness diagnosis means you are unable to work.

RENOVATIONS

Get set to renovate Whether you want to refresh a dated design or completely remodel, map out your forever home with our expert guide to top to toe renovations

utting your personal stamp on your new home probably tops the wish list, and it's the ideal scenario to carry out any major works before you move in. We asked some local experts for their top tips.

TOP TO TOE, OR NO? Julian Straube, founder, Algebra Contracting says: For most people, opting for a complete remodel is what makes a house their home. We strongly advise our clients to do everything at the same time. Of course there’ll always be a certain amount of discomfort and inconvenience from noise, dust etc., so it’s better to get everything done in one go. It also makes more sense in terms of the contractor having access to an empty apartment or villa, the fixed costs involved and for any permissions. Developer NOCs and government entity approvals come with a time limit, and it doesn’t make sense to go back and forth for multiple project approvals unless absolutely necessary. Jason Kotecha, managing director, The Big Fitout says: It’s far less disruptive to have all your required renovations done at once and means some of the more invasive jobs such as powder coating of doors, tiling of staircases, replacing an entire kitchen and changing external doors can be done at the same time with no one in situ. When ordering materials you can also get bigger supplier discounts for a larger order. Also, if remodelling more than one bathroom, for example, then the tile wastage calculation will be lower as the remaining tiles from the first

bathroom can be used in the next, which means a cost saving. HOW LONG WILL IT TAKE? Paul Philmore, managing director, Space3 says: For a full villa renovation, allow around 10 weeks for completion. Julian: We factor in design and approvals as taking up the bulk of the first few weeks, so this could stretch even a moderatelysized apartment to two months. It’s imperative to work with a contractor that will provide a realistic timeframe, and one that takes into account fluid circumstances, such as expiring rental agreements and moving deadlines. Jason: A bathroom reno can take as long as four weeks if there are a lot of walls to remove and plumbing to relocate. A kitchen takes on average four to five weeks. It’s far more efficient to tag team multiple room renovations. For example, with a bathroom project the shower glass can only be measured after the tiles are installed. This means there is a one-week gap where no work can take place. However, if there is more than one bathroom then the team can move onto the next one to keep the project moving. CHOOSE YOUR CONTRACTOR Paul: It’s essential to do your due diligence when considering which contractor to go with. Ideally, you would get a reference from someone who has used the company before. Google reviews are a great source. I would also check whether the company has a portfolio as that

paints a pretty good picture of what they can deliver, and you can always ask to view one of their completed projects. Lastly, the age of a company is another good indicator of reliability. We get a lot of enquiries from jobs that were stopped or halted midway, due to either the contractor closing down, disappearing or the work quality being well below basic standards. A company with market longevity gives a certain assurance that the project will be finished. Jason: Check if they specialise. A lot of contractors are a Jack of all trades. So, they will take on commercial offices, apartments and villas but not specialise in any of these nor in any one area. If you find a contractor that does specialise, you will find that they are experts in working with a specific developer on approvals and also up to speed with the various rules and regulations. In addition, they will know a lot about the various villa types, their structures and ‘unique oddities’, such as the way they were wired, how the plumbing’s done, or how the walls are supported. That means a lot less risk in incurring hidden expenses later on.

TOP TIP Draw up a thorough pros and cons list before you commit and talk it through with family and friends who’ve either gone the DIY route or called in the experts before you commit your precious time and hardearned cash.

DektonÂŽ Stonika Arga by Cosentino

MATERIAL MATTERS From one-stop shop building materials providers like MIHhome. com, homegrown hardware and home improvement stores such as RAK Ceramics and Danube Home, to big box brands including ACE and IKEA, thereâ&#x20AC;&#x2122;s no shortage of resources to suit every budget and aesthetic. Specialist retailers include MAS Paints for paint supplies, and Iconic Home, GROHE, Bagnodesign and Ideal Standard for high-end kitchen and bathroom solutions.

RENOVATIONS

DO IT YOURSELF If you’re on a budget, handy with a hammer and paintbrush and your remodelling plans don’t involve structural work or a municipality permit, then a DIY solution may be just the ticket.

STEP 2 Visit Dubai’s numerous building materials suppliers and hardware stores to scope out what you need from kitchen cabinets to paint to door handles, in order to put together a reasonable budget.

STEP 1 Map out what you want to change, refresh or redesign and assess what you can realistically do yourself and where you need to hire expert resources.

STEP 3 Get quotes from local handyman services or qualified technical experts required for the bigger jobs and put an achievable project timeline in place.

A bathroom renovation in The Springs by Karen Pissarra (designk.co). Photography by Natelee Cocks, nateleecocks.com

HOME RENO DOS AND DON’TS DO 1 Negotiate a discount with your contractor for a larger full villa project, as opposed to a smaller space project like a bathroom remodel. 2 Think carefully about committing to a top to toe renovation. Unless the contractor can provide 3D visualisations and direct you to a select number of recommended suppliers, as well as being there for support all the way, then a full renovation can be extremely stressful and daunting. 3 Use a more neutral colour palette if you are thinking about longer term resale opportunity. With such a diverse nationality mix in Dubai, everyone’s décor taste is different; so neutral is a safe bet. DON’T 1 Expect the process to be the same as in your home country. Different rules, regulations and timelines apply depending on project scope. 2 Just opt for the cheapest quote. Do your due your diligence in order to find a company that you feel comfortable with. 3 Go for natural wooden flooring. It doesn't last well in the humidity and is subject to damage from leaking A/C units, daily mopping etc.

Before 44

neutral colour scheme that they TOP RENO REQUESTS increasingly insistent on having can live with while saving up to Julian: In older properties, kitchens the correct paperwork in place. renovate to their personal taste. are usually the first areas that Julian: Common sense must Paul: You want your home to be require renovation, especially those prevail when investing in a full of mediocre quality originally. Plus, comfortable, but it’s important renovation. For example, if you that any modifications are not they tend to date very quickly. The renovate your home to a fivemodern trend for open-plan kitchens too personal when it comes star luxury standard but it is to taste levels. You also want is also a reason why clients want located in a two-star building, to ensure that you have all the to remodel. Bathrooms are next it doesn’t make financial sense. right approvals so as to not on the list, largely due to the fact In general, however, renovations jeopardise future sale potential. that the standard specifications do increase property value and Banks and lenders are becoming that came with the original build boost potential rental incomes. is often fairly basic. As an intimate personal space, many people want to make a strong style statement. Objection Certificate (NOC) THE GREEN LIGHT The majority of new builds comes is issued. This is refunded Dubai’s residential communities with a standard finish so there’s upon completion of works and developers may have no individuality or character, plus and following a full health different requirements when it there are often issues with layout and safety, environmental and comes to applying for permits functionality. We have worked on community compliance check. from the various government countless upgrades and layout ● Dubai Municipality approvals entities involved, says Paul changes to vastly improve usability. (including architectural/ Philmore of Space3. Check Jason: As far as bathrooms structural drawings, affection out his checklist... go, the powder room is plan and permitted area Any reputable often a top priority, as schedule) is the next step, but ● Your contractor contractor will this is what your guests only once you have the NOC will start the manage any use. Apart from the big ● You’ll also need a contractor ball rolling by permits needed. If they say no projects, installing new entry permit. This can be applied drawing up permissions are flooring and painting for once the NOC is issued. detailed plans and needed, get a doors and walls are ● The project NOC must be getting the correct new one. in-demand services. displayed and ready for inspection insurance in place to Paul: More and more clients outside the property while submit to the relevant are also requesting extensions works are being carried out. government authorities and bi-fold style doors to open up Your contractor will also need ● Factor in administrative/ spaces to let in more light and air. to provide a skip for any project NOC fees – from Dhs1,500refuse/discarded materials 5,000 per application, ADDING VALUE ● External alterations and depending on project scope Jason: Rather than concentrating structural changes are usually and documentation urgency on simply making your apartment strictly prohibited (so ditch the ● A refundable deposit is or villa fit a future buyer’s profile, idea of adding a conservatory). usually required before a No invest in designing a tasteful home that suits your needs. To appeal to a broader market demographic when it comes to resale appeal, CONTRACTORS WE RATE stick to a neutral colour palette, particularly in terms of tiles and Space3, 04 456 2212, space3.ae kitchen cabinets. A lot of clients Algebra Contracting, 04 883 7300, algebra-contracting.com we work with have stretched The Big Fitout, 058 5050200, thebigfitout.com themselves financially in buying a Another Level Technical Services, 055 340 0959, @anotherlevelllc property and don’t have the budget Interact Group, 04 442 6886, interactgroupintl.com to commission a full renovation. Gallagher Technical Services, 050 659 1487; gtsllc.ae So, they tend to buy villas with a

It’s move-in day Moving into a new home in Dubai takes some stamina. Don’t have a clue about move-in permits or how to set up your utilities? Don’t worry – we're here to help

GET YOUR MOVE-IN PERMIT

Most Dubai communities and building owners require you to obtain a moving-in permit. Check what paperwork needs to be completed ahead of time with your real estate agent or building/community security, as it can take up to five working days for the permit to come through. You'll likely need to fill a moveout/move-in form and hand

over a copy of your title deed, passport and visa, and any proof of settlement of any community service fees in order for the document to be processed. You may also be required to share the details of your moving company.

HOW TO CHOOSE A MOVING COMPANY Here are some of the most important factors to consider before making your choice...

MOVING IN

1 DO YOUR RESEARCH There is an abundance of moving companies in Dubai, so it's essential to do your homework. Ask around for recommendations and be sure to check the testimonials on the company's website or social media pages.

4 UNDERSTAND THE FULL SERVICE It’s important that your movers are a dab hand at wrapping, transporting and, if you want, unpacking all your possessions. If you have delicate items, such as electronics and art, it's best

to check specifically if they are able to transport these safely and securely. It is also important to ask whether your moving company provides insurance in case the moving truck is involved in an accident and your possessions are damaged.

2 FIND A COMPANY THAT CAN WORK WITH YOUR TIME FRAME Some people want to move over two days, but most people would rather move in one. Make sure the company that you choose can get you in according to your schedule – this will depend on the size of the property, and the amount of stuff you're shifting. 3 SET A BUDGET Great movers aren’t cheap and generally cheap movers aren’t that great. Make sure you get at least three quotes to compare before making your final decision.

GET SNAGGING With so many new builds in Dubai, it’s a common scenario to be moving into a brand new property. To ensure you receive your property in the very best condition, it may be worth hiring an independent snagging expert who can give it the once over for any defects, from the plumbing and electrics to the finishings. They’ll do a thorough inspection and report back any issues to the developer (ideally prior to the handover). If you notice any flaws once your living there, however, you have up to a year to report it.

SET UP YOUR UTILITIES Dubai has made it easier for residents to set up their utilities with Dubai Electricity and Water Authority (DEWA). It only takes a few minutes to complete an online application form and pay the requisite fees at dewa.gov.ae. Here are some of the things you need to know when setting up your connection. ● Property owners need to provide their Ejari number, title deed, Emirates ID and passport number along with

your DEWA number (if you are an existing customer) and also the 10-digit premises number, which is located on mounted wall plate next to your front door. ● There are activation charges involved, including AED100 for small meter connection, AED300 for large meter, AED10 for registration and a AED20 knowledge and innovation fee. You will also need to pay a security deposit of AED2,000 for an apartment or AED4,000 for a villa. ● The service takes 24 hours to activate. ● You can also physically apply for the service at a DEWA customer service centre.

As good as new Put your home maintenance on autopilot and keep your house in tip-top condition

ou’ve bought into the Dubai dream, but safeguarding your property’s value comes with hands-on responsibility. Daniel Garner, managing partner, We Will Fix It (wewillfixit.com) and James Smith, general manager - support services, Emrill (emrill.com) give us the low-down on the maintenance jobs you can’t afford to ignore.

TAKE RESPONSIBILITY For tenants, property upkeep shouldn’t extend beyond general wear and tear issues. As a homeowner, whether you live in the property or rent it out, the bigger picture covers a wide range of responsibilities. James says: “The homeowner is responsible for ensuring the property is habitable and that it meets municipality guidelines, regulations and building codes. This includes waste disposal and running water provision, as well as

smoke and fire alarm placement, plumbing or electrical work and ensuring structural integrity.” Dan says: If your property is rented there are no hard and fast rules, but: “The general rule of thumb is that the cost of minor wear and tear is covered by the tenant, and anything above AED500 should be covered by the landlord.” Many landlords let their tenants find their own supplier to get the job done and reimburse the cost. Or, you can send in your preferred maintenance company.

require regular general servicing three or four times a year. This not only helps ensure that each unit is working optimally at the preferred cooling temperature, but gives your maintenance provider the chance to spot potential repair work before a breakdown occurs. ● Check the filters on your washing machine as they can easily become clogged by soap particles or fabric fluff, which can affect performance.

HOMEOWNER HOTLIST

Keeping on top of home maintenance can be overwhelming and scheduling in ongoing maintenance and taking preventive measures are essential if you want to avoid expensive fixes down the line. EVERY QUARTER ● Your hardest-working home ally, air-conditioning (A/C) systems

ANNUALLY Swimming pools should be given a bill of clean health each year, after ensuring that filters are clear and chemical levels in the water are correct.

HOME MAINTENANCE SEASONALLY ● Over time, the issue of condensation forming on A/C coils leads to a build-up of fine dust and dirt. This gets sucked into the system and impacts not only unit cooling ability but can also exacerbate any existing respiratory issues. Prior to summer temperatures kicking in, your scheduled A/C service should include a coil deep clean by qualified technicians. The result is better air flow, a noticeable reduction in any ‘unsavoury’ odours, and efficient unit performance. ● After the summer months, it's a good idea to refresh soft furnishings, curtains and carpets by scheduling a professional deep clean. BIANNUALLY ● A full in-depth A/C service should be undertaken twice a year, ideally before the summer and six months later. This helps prevent a build-up of dirt, dust and debris in the coils and ducts that can significantly affect the quality of the air we breathe – and become a breeding ground for harmful contaminants and bacteria. This could cause the system to stop working, trigger or worsen allergies, and also hit your utilities bills hard, if the system isn't working as efficiently as possible. ● Keep insects at bay with a pest control sweep of your home to prevent unwanted critters taking hold. ● In the absence of direct-to-tap water, most homes are serviced via a tank and pump system. Debris and other contaminants can build up over time, creating the perfect breeding ground for bacteria and other water-borne diseases. Dubai Municipality recommends that water tanks be cleaned every six months by an approved supplier using safe cleaning and disinfection chemicals and equipment, so your water supply is fit for consumption.

DO YOU NEED AN ANNUAL CONTRACT? PROS James says: “An Annual Maintenance Contract (AMC) covers the basic maintenance work around your home and ensures your A/C, plumbing, and electrical systems won’t break down when you need them the most.” Dan says: “Regular, scheduled maintenance makes it far less likely that areas of your home will be forgotten. Not only can annual contracts be incredibly flexible to suit your needs, but they are often more cost-effective.” ● Keep your home protected and well-maintained all year long ● Avoid having to pay as you go, which may end up more expensive ● Enjoy peace of mind that if anything does go wrong you have an emergency team on call 24/7 ● Increase the life-span of equipment and systems with scheduled check-ups by qualified technicians ● Benefit from added-value services, such as free call-outs ● Rely on the same trustworthy

ONGOING ● Keep an eye on appliances and power sockets. If you notice signs of wear and tear that could be a safety issue or affect performance, err on the side of caution and swap them out. ● Your home’s exterior also takes a daily beating thanks to the harsh UAE climate, so pay close attention to any signs of cracking, movement or damage. ● Fire alarms, smoke detectors, fire extinguishers and emergency exits (if relevant) must be properly maintained and in good working order at all times. ● Check all the household pipes

team for any and all home maintenance jobs ● Outsource the management of any subcontractors brought in to carry out work in your home.

CONS Dan says: “There are a few things to be aware of. Many of the maintenance contracts available in Dubai include a list of services you don’t need on a regular basis.” James says: “The single greatest risk is to sign a contract with a sub-par service provider that leaves you locked into an agreement with a company that doesn’t deliver. Do your homework before making a commitment.” ● Ensure when looking for a contract that you consider what services are essential and make sure it covers the key aspects of maintaining your home ● Check the small print as there may be restrictions on the number of annual call-outs and guaranteed response time, or additional charges for emergency call-outs.

and plumbing system regularly to root out any blocked drains, identify cracks that will need fixing or a poorly flushing toilet. Preventive maintenance is preferable to dealing with the aftermath of a flood due to a cracked pipe. ● Dubai Municipality recommends those with swimming pools carry out daily water quality checks for chlorine, pH, and temperature levels, with reading registered in a logbook. Samples should also be taken once every 15 days for calcium hardness, alkalinity and cyanuric acid. ● Swimming pool water should also be tested for microbiological parameters every two months.

INTERIOR DESIGN

From house to home

Chattels & More

Keys to the new digs in hand, youâ&#x20AC;&#x2122;ve finally bagged your dream abode. If you're keen to put your mark on the place, knowing where to spend and save will help make your budget work harder

Take the pressure off with Zen Interiors (zeninteriors.net), which offers a bespoke interior design service and will take care of everything – from start to finish

WHERE TO SAVE

KITCHEN CABINETS Kitchen cabinets can be expensive, so before you start ripping them out, consider giving your current ones a new lease of life with a lick of paint. Alternatively, you could opt for a vinyl covering from Creative Wrap (creativewrap.ae), which has a great range of designs that can completely transform the look of a kitchen. If you're dead set on replacing the cabinets, you can make a big impact for less by choosing affordable options at IKEA (ikea.com/ae). FIXTURES Replacing door knobs, handles and light switch plates can instantly refresh a room. You can pick up fixtures in various styles at hardware shops such as ACE Hardware (aceuae.com) and Homesmiths (homesmiths.ae) for low prices. If you’re not au fait with DIY, there are serval handyman companies you can call upon to install them for you. We rate Fixperts (fixperts.ae). PICK UP SOME PRE-LOVED PIECES As Dubai is a transient place for many there is a constant supply of

West Elm

FLOORING Swapping plain tiles for custom flooring is a simple way to change the feel of your home and the good news is that it doesn’t have to break the bank. There’s no need to remove the existing floor, as many companies offer durable options that simply fit over the top. This also means you can take them with you should you decide to leave. Local gotos include Floorworld (floorworld. com) for it's Luxury Vinyl Tiles that simply click into place. Dragon Mart (dragonmart.ae) is another popular choice for those with the stamina to search out the best deals.

furniture for sale online. Repurposing secondhand goods ups your ecopoints and saves you money. You can often find high-quality pieces that have hardly been used for low prices, so it’s worth scouting around online before you buy new. Check the Facebook groups in your local area and Dubai’s answer to eBay – Dubizzle (dubizzle.com). During the winter months there’s also the Dubai Flea Market where residents sell their secondhand items for low prices (dubai-fleamarket.com). ACCESSORIES When it comes to adding the finishing touches to your home it can be tempting to spend on the trend. However, as styles are always changing this can be a good place to save your dirhams. Invest in the staple pieces, such as the bed, and allow that to set the tone for the room, while the accessories add a

more trendy feel. Swapping out your decorative pieces can give a room a new lease of life – so if you’ve shopped frugally here you won’t feel bad at overhauling whenever the mood takes you.

Elephant wall hanger by Present Time at Namshi, Dhs295

Sommaraster cushion, IKEA, Dhs15

INTERIOR DESIGN

WHERE TO SPEND

SOFA When you’re putting down roots for the foreseeable future, it's wise to invest in a top quality sofa that's the perfect fit for your space. The average life of a good quality fabric sofa is 15 years and a leather one can last three times as long, so you’ll want to choose a timeless style. There are several places in Dubai where you can find your perfect solution. Both Chattels & More (chattelsandmore.com) and West Elm (westelm.com) are sound choices as they offer high-quality options in a broad range of colours, sizes and styles. GARDEN FURNITURE As the weather is beautifully temperate for nine months of the year, you’ll want to create an outdoor area that you can spend

Reversi sofa by Molteni&C

Molteni&C

FAUCETS A killer faucet is the place to spend in the kitchen as it delivers on value and ups the practicality of your sink. There are a range of taps on the market that successfully team form and function. Some faucets come with filtering systems so you can wave goodbye to unsightly water coolers. We rate Quooker (quooker. ae) for its boiling water straight from the tap. For those who want to reflect their personal style and a add quirky finish to their kitchen, opt for an Essence by GROHE (grohe-mena. com), which come in a range of bright colours.

time in. Do this by investing in high-quality garden furniture that not only encourages you to spend time outside but adds another entertaining space to your home. It’s a good idea to fork out a little more here as the sun can quickly damage anything of a low quality. A higher quality will last for longer so is better value in the long run. BATHROOMS A high-quality bathroom will help distinguish your home when it

Wardrobes

A high-quality, fitted wardrobe adds value to your home by maximising the space available. If you’re prepared to invest here, Molteni&C (molteni.it) offer top-end designer wardrobe fit-outs that guarantee the wow-factor and longevity. Visit their showroom to meet the experts who will handle the process from design to fit. comes to rent or sell. Plus, it adds a touch of luxury to your everyday life. If you’re moving into an older build, it’s a particularly good idea to modernise the sanitaryware, perhaps by adding a dream bathtub or waterfall shower. If you’ve got a head full of ideas but don’t know where to start the Jaquar showroom (jaquarworld.com) is a one-stop shop of products. Plus, their experts will advise you on the best plumbing and appliances for your room.

Sanitaryware Wall Floor

RAKCERAMICS.COM

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