Dubai is the jewel of the United Arab Emirates, with one of the world’s fastest-growing property markets. Kamran Mahmood, director of MiNC Property Enterprises, takes a look at what the buyer can expect
Year-round sunshine, luxurious yet affordable hotels and restaurants; a cosmopolitan environment; world-class education and healthcare, good entertainment and leisure facilities including amazing beach clubs, sporting and outdoor activities; all these are excellent reasons for spending time in Dubai, and the city is now firmly established as one of the fastest growing tourist destinations in the world.
Alongside championship golf courses, innovative business parks, indoor ski slopes, enormous shopping malls, and some of the world’s most fabulous beach resorts, Dubai also offers continually strong GDP growth – 7.4 per cent in 2004 – and political stability.
Put all this together with the fact that buying and running a car is much cheaper than in the UK, that there are high, tax-free salaries for expat professionals and excellent communications and business facilities, and it’s not surprising that Dubai is considered by many to be an extremely desirable place to live.
However, buying a property in a country where the culture and lifestyle may be different from what we are used to needs careful consideration.
Property in Dubai is selling fast – both to the indigenous population and to foreigners. Of the buyers from overseas, there are those who want either to move there permanently or have a holiday home as well as buy-to-let investors from all over the world.
Until 2004, most developments were very exclusive and expensive, aimed at the high end of the market. However, over the last couple of years the Dubai market has changed beyond all recognition. The catalyst for this was a change in the legislation to allow non-residents to buy property. Dubai is now witnessing unprecedented growth, precipitated by the Government's drive to underpin its highly successful inbound tourist industry and further diversify its non-oil trade.
The discovery of oil spurred the rapid development of the UAE about 30 years ago - since then the UAE and Dubai in particular has placed emphasis on building the service sector. Oil now accounts for only 23 per cent of the GDP, whereas property is now the single most advertised category in the UAE.
Recognising the need to attract qualified residents and investors to help sustain its growth, Dubai has enabled 100 per cent foreign ownership of property and has quickly established a worldwide reputation as the 'in' place for property investment. Residency visas can be obtained simply by owning a freehold property.
Dubai's landscape is currently being transformed by large-scale tourism, with some 200,000 visitors per day, and by leisure and property developments, including the now famous International City. In 2004 Dubai attracted 4.7 million tourists; by 2010 Dubai will attract 15 million hotel visitors according to the Dubai Department of Tourism and Commerce Marketing.
Since the change in legislation, a much wider range of properties of all types have come onto the market, catering for the tourist and business traveller as well as for those wanting to move permanently to Dubai.
Some companies, such as MiNC, offer investors the opportunity to buy into the serviced apartment market, so that they can offer an alternative to scarce hotel accommodation and where higher yields can be guaranteed for a fixed period of time. The demand for rented accommodation from both the local and international markets is intense. Why pay £200 per night, per room, when you can pay £160 per night for a two-bedroom apartment that can sleep between four and six people?
Others focus on residential or investment property of all types and sizes, with prices ranging from those well below an equivalent property in the London market to the very top end.
So, alongside all these reasons to buy, are there any risks? Those looking to live there permanently, rather than enter the buy-to-let market, should consider the following factors:-
The cost of moving to and living in Dubai, including things such as mortgage costs, water rates (scarcity of water in Dubai means these are high).
Dubai’s relaxed social environment and openness to western investment – following the recent legislation allowing non-GCC foreigners to buy freehold property in 2003 - has led to phenomenal growth in the number of real estate developments rising from the sand and the demand from overseas investors now exceeds the available supply in many developments. The next two years could be lean because the amount of residential property currently outweighs the amount of commercial property. To minimise these risks, investment companies such as MiNC offer rental guarantees and local knowledge and experience.
A land registry is not in place yet, but there is talk of it being there early next year. When it does come in, however, mortgage finance will be more readily available. Currently there are no repossession laws because of a lack of land registry.
These risks have to be weighed against the fact that in a little over three decades Dubai has transformed itself from an oasis in the middle of a desert to the bustling hub of activity that it is today. With a reputation as the ‘in’ place for so many things, demand for property in Dubai has soared in recent years and there is every reason to believe the market will continue to grow rapidly.
A new airport is currently under construction to cope with the increase in numbers of visitors, and the $5 billion dollar Dubai Land plans to be the biggest theme park in the world, anticipating that it will attract over 200,000 visitors per day. In addition a new monorail is being built, and shopping centres are being created in the new residential areas such as Dubai Marina.
Dubai’s currency, the Dhrs, is linked to the dollar. Britons continue to capitalise on the favourable exchange rate, with the pound now buying nearly two American dollars.
The high quality of accommodation on offer and rental yields of up to ten per cent has made Dubai a highly attractive investment proposition, with many people, in the light of rising UK house prices, financing deals by equity raised from UK properties. Compared with many other countries, the variety of property on offer is tremendous, with prices ranging from studios starting at £30k, to exclusive villas on the new Palm Jumierah at £2 million.
There is no sign of this growth tailing off, with economic growth of seven per cent and single figure inflation. Dubai has already earmarked $50 billion dollars for investment into the real estate market between 2004-2010.
Anyone seriously considering purchasing property in any country needs to be clear about why they are doing it, and weigh up the risks and benefits carefully. If, after extensive research, a decision is made to go ahead and buy, we recommend that, wherever possible, a purchaser should try to deal with an agent with an established office in the target country, who will be able to recommend how and what to buy, and who may also offer ongoing advice. It’s important to avoid the pitfalls, but anyone who decides to buy in Dubai will hopefully enjoy the experience of owning a property in one of the most exciting cities in the world.
MiNC Property Enterprises Limited is a property wealth management company with offices in London, Dubai and Johannesburg. Prospective purchasers or investors should contact MiNC on 020 7536 2233 or visit mincproperty.com.