Arabian Ranches - The Journal local edition - Summer 2012

Summer 2012

Arabian Ranches RESIDENTS GET ON THEIR BIKES FOR WEEKEND FUN

summer membership is now open at polo club

demand continues, with a rush to buy new villas

polo homes are prized for their location

The residents’ cycling club meets at 6am on Fridays at Al Qudra Road roundabout for a ride into the desert. All levels join in, from would-be road racers to the newly keen.

These days, with more residents staying in situ during the summer, the Polo & Equestrian Club’s amenities are popular all year round – as is the special summer membership rate that it offers.

Emaar has launched the sale of its new Golf Homes with great success. Set on generous plots in the middle of the golf course, the 18 Hispanicstyle villas are sold in shell-and-core form.

Of the 71 villas that make up the Polo Homes sector, 28 directly overlook the polo fields.

Most them are now in the hands of long-term owner-occupiers, so rarely come up for sale.

Arabian Ranches in numbers

25

Number of community swimming pools in Arabian Ranches. These are supplemented by tennis courts and playgrounds

300

Number of villas (of a total of approximately 4,000 in Arabian Ranches) that exceed Luxhabitat’s minimum price threshold of AED 5,000,000

336

Number of horses that can be stabled at Arabian Ranches Polo & Equestrian Club

720

Current average price per square foot, in dirhams, of properties in Arabian Ranches, well above the lowest value of AED 596, in December 2010

7,000,000

The price in dirhams for one of the new shell-and-core Polo Homes, off-plan sales of which were recently launched

9,600,000

The price in dirhams of a newly listed Hattan villa.Just six months ago the price for this vacant property would have been AED 9,000,000

Living the Desert Good Life The first of Dubai’s true ‘desert’ developments, Arabian Ranches has become prized as one of the UAE’s favourite family communities

by Samantha Armstrong

In a trend-led environment like the UAE, new property developments have found themselves in vogue during their launch phase only to be superseded by the next big thing. What sets Arabian Ranches apart is its longevity and, if anything, the older it gets, the more it is valued by people seeking a great quality of life for their families.

The Hattan and Mirador la Coleccion areas of this Emaar development enjoy the quality and scale of other high-end homes in the city, while being part of a well-established community that has already laid down its roots.

There has always been a buzz in Arabian Ranches and it continues to grow. Residents greet each other on the way to work in the

mornings, as they head out on the school run and, in the early evening as they go out for a stroll or cycle ride. At weekends, familiar faces meet for a round of golf on the 18-hole course at Arabian Ranches Golf Club or over a picnic at the Polo Club and Equestrian Centre.

Thanks to Arabian Ranches’ location on Emirates Road, travel in and out of central Dubai is convenient and it takes less than 15 minutes to reach Dubai Marina or the wealth of entertainment in Downtown. However, for some residents the distance was initially perceived as a barrier but that concern swiftly evaporated after they moved in. “We used to live in Jumeirah but when my husband changed jobs in 2009 a house in the Ranches was part of the package. We hated the thought of being so far from the sea, in a what seemed like an artificial environment,” says the wife of a British businessman, laughing as she recalls their complete volte-face. “It took a few months to get a feel for the place but now, honestly, there’s nowhere in Dubai we’d rather be – we love the peace and feeling of space and have built some great friendships with people right here in the Ranches. Perhaps because many of

us are so like-minded, those relationships go deeper than they might in other areas of Dubai, which seem more transitory.”

One resident attributes the close-knit community to its location: ‘’When we moved to the UAE we wanted a place that would feel like a home away from home for the whole family.

Part of the appeal of the Ranches was finding somewhere a little apart from a city that was still so unfamiliar to us. I think a lot of expats who gravitate here feel they are joining a ready-made community, which immediately makes you feel welcome.’’

Another owner said that their six-bedroom Hattan home is the perfect place to retreat after working long hours in an office near DIFC: ‘’I love being able to get in the car on an evening and drive back to the Ranches, where the social scene is a lot quieter and more relaxed. At weekends I am right beside the golf course and I certainly didn’t have that luxury back home in the UK.’’ Rarely is a property here empty for long; the streets are full and the retail centre, supermarket and cafes hum with residents going

www.luxhabitat. ae

continued on page 16

Current Prices Average listing prices in Arabian Ranches, compared with other villa comunities Average Price (AED/ sq ft) Palm Jumeirah

2,132

The Meadows

1,172

The Lakes

1,158

Jumeirah Islands Arabian Ranches

1,127 997

Source: Luxhabitat analysis, June 2012

To READ MARKET UPDATES FROM OTHER NEIGHBouRHOODs

www.thejournal.ae/neighbourhood

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Summer 2012

www.luxhabitat.ae

Arabian Ranches did you know...

Arabian Ranches Golf Club operates just like a boutique hotel. Designed in a style reminiscent of an Andalusian country house, it has 11 spacious bedroom suites that offer full hotel services. It makes a perfect hideaway not only for keen golfers coming from out of town (being just steps away from the first tee), but also for Arabian Ranches residents who would like to have their guests staying very close by but independently. Bookins can be made for the club’s restaurant and bar, as well as for tee times, 24 hours a day, seven days a week.

Expert View Chris Jones

Luxury Sales Specialist E: cj@luxhabitat.ae | T: +971 56 789 7252

Settling in for the Long Term

continued from page 15

about their day. As well as the first-class leisure amenities at the golf and polo clubs, Arabian Ranches is dotted with communal playgrounds and swimming pools, providing an informal gathering place – especially for mothers and children.

“Having young children I was afraid of feeling isolated when we moved to the UAE,” says an Australian resident, who moved to the UAE with her husband and their young family 18 months ago. “But here in the Ranches, I only needed to stroll down to the pool with the children to find plenty more like-minded people. Some have since become firm friends and, while the children exchange play-dates, we adults are often at each others’ house for barbecues or impromptu drinks. It reminds me a lot of the free-and-easy social life we enjoyed at home.”

There is a sense among those who live here that this development has recovered more quickly than many others since the downturn, which they attribute to its proven recipe for delivering everything that families need for a contented lifestyle.

The popular JESS primary and secondary school is situated inside the main gate of the Arabian Ranches development, making it easy for older children to ride their bikes there, while the younger ones walk, accompanied by groups of parents.

To judge by the experience of the residents themselves, homes here offer stylish desert living for those looking for a tried and tested way of family life.

The most coveted properties in this sought-after area are those directly overlookin the golf course; they rarely come up for sale

The main appeal of Arabian Ranches is that it is so well established; the majority of people moving here now want to make a comfortable long-term home for their families.

At Luxhabitat we deal mainly with the fiveor six-bedroom properties in Hattan, where Arabian-styled properties range from 5,500– 7,500 square feet (2,226–3,035 square metres), and Mirador la Coleccion, with Mediterranean-style villas 3,500–7,000 sq.ft.

Of a total of 4,000 villas in Arabian Ranches, around 300 match our value threshold of AED 5,000,000-plus. The number of villas in our bracket has increased from about 200 over the last two years, due to continued high demand and a steady price increase.

Currently we have about a dozen properties in this area for sale and Hattan in particular

Values in Arabian Ranches are being pushed steadily higher by a general lack of availability, coupled with increased demand

market for about a month and, having seen strong interest, we expect it to sell quickly.

Over the past 12 months the market for high-end villas in Arabian Ranches has picked up considerably, with this March and April being particularly busy. This time last year prices were AED 850–900 per square foot; now it’s almost AED 1,000. Values are being pushed higher by a general lack of availability coupled with increased demand.

People who bought an average-sized villa here at the development’s launch in 2005 for around AED 1,500,000 can now expect to sell for AED 5,000,000 in some areas.

Rents are relatively high in relation to the size of the properties. There is a strong desire to live here among expatriate families who receive a substantial housing allowance, which fuels demand. JESS school set within the community, has a very good reputation, which also attracts buyers.

Across the road from the main development, a new tranche of Polo Homes is now being handed over. There are also the recently launched Golf Homes, situated in the middle of the golf course. Both of these offer shelland-core purchase options. The Polo Homes are larger than elsewhere in Arabian Ranches and are offered at about AED 7,000,000 upwards for shell-and-core. You would allow another AED 2-3 million to finish the properties to a standard that would align them with a high-quality Hattan in value.

We recommend Hattan and Mirador la Coleccion homes, or one of these new properties to families looking to establish roots in a place that is already well set up for their needs.

has very few available. The number has remained consistent over time because people buying here usually stay long term.

One of the most expensive Hattan villas we have in Hattan is a vacant property at AED 9.6 million; six months ago it would have been around the AED 9m mark. It has been on the

Chris Jones was talking to Samantha Armstrong

that we can watch the game outside by the pool.”

The ground floor of the villa is split-level, with a large open-plan living area; floor-to-ceiling windows run the full length of it, giving the impression that you are sitting in the garden. The well established planting enhances the feeling of it being a real long-term home.

“We were one of the first families to move into Savannah, buying off-plan right at the beginning nearly seven years ago,” explains Beverly. “We liked the thought of being in a gated community with all of the facilities.”

Set within Arabian Ranches, the Savannah villas are easy on the eye – their simple design and earthy colours in harmony with the climate and local heritage. The landscaping, too, is in sympathy with the environment, like the drought-resistant xeriscaping in Arizona and New Mexico.

Beverly agrees that buying off-plan and out of the city was a brave move at the time: “We put quite a lot of thought into it and just decided that we were here long-term and wanted our own home to do up and to enjoy as our own. Quite a few of our friends also bought here, so we were all kind of in it together.”

For the family it’s a great location: Beverly’s husband, who works in aviation, travels a lot.

“From here Dave can easily get to the airport; he has a driver so it’s very convenient. And the kids go to school locally so it’s all very straightforward.

Both of my children are very happy here and it’s all just so easy.”

The amenities within the community are a bonus, she adds: “My daughter goes riding at the Polo Club and I go to the gym there about three times a week.” For family dinners out, Palermo restaurant at the Polo Club is a favourite, as is the golf club. “We go there for dinner, brunch and the social life – and Dave also plays golf.”

Despite the Ranches’ desert location, access to the sea is very easy and the family makes regular use of its jet ski and Century speed boat. “Both children are into knee boarding and wake boarding so it’s a great family day.”

Daily life here seems idyllic: “I walk to school with Charlotte and Dino, our miniature dachshund – he’s the fifth member of the family. Then I go to the gym, have coffee with friends and maybe a spa treatment. Sometimes, for a girls’ lunch we go up to MBCO at Le Marché or the Golf Club – they are right on the doorstep.”

As Dubai’s infrastructure has developed, Arabian Ranches feels closer to the city. “It’s quite easy to get to the malls now, with Emirates Road and,

interview

A Perfect Place for the Whole Family Having made the leap of faith to buy a property in the very beginning, the Fords are blissfully happy with their life in Arabian Ranches

by Debbie Spalton

Beverly Ford opens the door of her beautiful Savannah villa with a smile. Before you can take in the luxurious décor your eye is drawn through the heart of the house to French windows that open on to a terrace and a large swimming pool that appears to take up the full length of the garden.

This, says Zimbabwe-born Beverly, is what really makes the house work for them: “We entertain quite a bit and my husband enjoys watching rugby so we often have braais and put a screen up so

Summer 2012

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the journal

star propertY

Where the Cares of the World Seem Far, Far Away tial area, is spacious at 5,172 square feet.

Decorative elements such as the Andalusianstyle sloping roofs, with traditional terracotta tiles, and large balconies and terraces, add to the warm ambience, while practical details that really set this property apart from others include parking for two cars and high-speed technology ports for Internet, television and phone. There’s a maid’s quarters that can be used as an extra storage room if the new owners don’t have live-in help.

The six bedrooms, five of which are ensuite, overlook the garden and the neighbourhood beyond. Designed with family living in mind, the home features an independent kitchen and pantry, a heart for the home that leads into a generously sized living area, where convivial family get-togethers will inevitably spill out into the connecting garden – this is truly a house to be lived in.

Features such as the wooden flooring throughout – still somewhat rare in UAE homes – really elevate this villa from a house to a home, lending a sense of permanence.

The current owners have imbued the villa with splashes of bright colour, from the blue terracotta pots overflowing with bright pink bouganvillea that surround the swimming pool, to the wall hangings in the two children’s bedrooms – and there is much scope to stamp the property with any desired identity and sense of personal style.

Designed in Andalusian style, this Mirador villa offers all that’s needed for relaxed and comfortable family life

This welcoming family villa is cleverly designed with seamless outdoor-indoor living in mind. Full-height doors open out onto a bougainvillea-filled terrace framed by mature trees and shrubbery. The patio by the swimming pool is a secluded, private space that makes the rest of the world seems a million miles away. Whether immersed in a book, enjoying a moment or solitude, diving into the cool blue of the inviting swimming pool or

FASCINATING FACT...

The course at Arabian Ranches Golf Club was designed as a true par-72 desertstyle grass course by Ian Baker-Finch, in association with Nicklaus Design, with the ‘sandy waste’ consisting mainly of indienous plants and grasses. Every golf cart at the club is equipped with a Global Positioning System (GPS) yardage calculator to assist with shot planning.

simply enjoying the warm breeze of an evening, the mature garden offers a haven for relaxation. A shaded pergola provides a perfect area for entertaining friends or simply enjoying an alfresco meal with the family.

Even better, the garden has a built-in irrigation system which means watering the plants is both convenient and conserves water usage.

The villa, one of the Mirador-style properties in this established and popular family residen-

Arabian Ranches Remains Safe and Sound 1,000

In a neighbourhood where prices have shown notable resilience, values can be significantly affected by location and any upgrades made

to read more see www.thejournal.ae/neighbourhood

Average Actual Transaction Price (AED/ sq ft)

812

800

693

by Samantha Armstrong

while it does get a bit congested during peak hours near the exit on the Motor City side, where the road is still not finished, it doesn’t affect us. If I go to the Polo Club I don’t go at peak hours; my husband has a driver and the children walk to school.”

Seven years is a long time in Dubai terms, says Beverly. “It has changed a lot; there has been so much development – there are around 6,000 villas in Arabian Ranches now and it’s nice that they’ve expanded the shopping centre because it was getting a bit crowded. I think they’ve done well in maintaining the whole area.”

Like any community, Arabian Ranches is still a work in progress. “A gym was promised as part of the facilities when we bought. For now we just go to the Polo Club, but it would be nice to have an option.”

That said, is there anything Beverly would change? “No, we’re very happy here. We wouldn’t move… this is home”.

AED 6,700,000 (USD 1.82m) Property Ref. 905 Contact Chris Jones: +971 56 789 7252; cj@luxhabitat.ae

A well established community and one that is largely dominated by owner-occupiers, Arabian Ranches remained more stable during the downturn than areas such as Dubai Marina and Palm Jumeirah, which were more driven by investors hoping to make short-term gains.

As it is one of the newer of Dubai’s ‘new’ communities the original purchase prices at this Emaar development were higher and subsequently fell less.

According to sales transaction data produced by Reidin, the average sales price per square foot hit a peak at AED 812 in September 2008, falling to AED 693 in March 2009, before reaching a final low of AED 596 per sq.ft in December 2010. Distress sales were few and far between in Arabian Ranches and the majority of owners retained their properties, either as end-users or for letting.

Rental prices took longer to fall than sales prices, remaining particularly strong until mid2010, after which they dropped sharply.

As with other areas where prices saw less of a decline, the recovery has been slower. In March 2012 the average sales price per sq ft was AED 720. Prices here remain slightly lower than in Emaar’s Emirates Living development (The Lakes and The Meadows) because of the location and also due to construction, which continued throughout the crisis and, albeit in very limited areas now, is still ongoing in Arabian Ranches.

637

685

720

596

600

400

200

Dec 07

Sep 08

Mar 09

Dec 10

Dec 11

Mar 12

Arabian Ranches has remained one of the most stable areas in Dubai, with values only lightly affected by the downturn Source: Luxhabitat analysis, June 2012

According to information from LuxHabitat, the current price of a three-bedroom villa is between AED 1,550,000 and AED 5,000,000, and a four-bedroom villa is AED 2,050,000– AED 9,000,000. The most popular villas in the community as a whole fall into this three- to four-bedroom bracket.

Five- and six-bedroom houses can be found ranging between AED 2,500,000 and AED 23,000,000 and from AED 4,700,000 – AED25,000,000 respectively. For the much rarer seven-bedroom villas (to be found within Hattan and Mirador la Coleccion) the maximum price stands at around AED 15,000,000.

As with all of Dubai’s newer communities, prices are significantly affected by the loca-

tion of a property within the community, the extent to which it has been upgraded – both indoors and outdoors and including changes to space arrangements as well as improved materials and finishes – and the quality and style of materials used for those upgrades.

Arabian Ranches presents a good opportunity for buyers looking for a safe investment in a stable community. Having witnessed a slower recovery, prices are expected to rise further and there are still good deals available. While rental yields and projected sales increases are not among the highest available in Dubai, owners can be confident that this will always remain an attractive area to those looking both to rent and to buy.

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featured propertIES

Property Gallery

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Set on a plot that is located well back from the street, with its large garden offering far-reaching north-westerly views over the golf course, this Hattan villa feels like a world of its own. The well-planned and upgraded interior spans 7,000 square feet and includes four ensuite bedrooms upstairs – three with their own balconies – and a guest suite on the ground floor. A double-height foyer, open-plan reception rooms, large eat-in kitchen, and a huge roof terrace complete the package. Price on Application. Property Ref. 945

This 5-bedroom Savanah villa has been upgraded with tremendous flair to create a wonderful contemporary home. Set on a generous plot fringed by mature trees, it is just steps away from the community pool. AED 5,400,000. Property Ref. 899

mirador

With a beautiful double-height living room, this 4-bedroom villa feels airy and spacious. The garden is exquisite, too. AED 5.650.000. Property Ref. 952

Set amid a very pretty garden, this charming villa offers four family bedrooms, a guest suite, a country-style kitchen and two reception rooms, all arranged over 5,200 square feet of internal space. Price on Application. Property Ref. 951

terra nova

High ceilings and open-plan spaces make this a wonderful home. In a very quiet position, with wonderful view of the golf course. AED 5,500,000. Property Ref. 901

hattan

With a very large pool and great landscaping, the outside of this villa is equal in every way to the very stylish interior. Price on Application. Property Ref. 946