Since the dawn of time (before non-GCC citizens were permitted to own property, for example) the property landscape in Dubai has been towered over by the duopoly of two giants: Emaar and Nakheel. Emaar generally kept busy building on land in varying shapes and forms; Nakheel, on the other hand, focused its considerable resources on building in the sea.
Today, Nakheel is the proud name behind the Jumeirah Palm, the Atlantis Hotel and Dragon Mart.
Emaar has enjoyed success even after the troubles following the demise of Lehman Brothers in 2008, including projects such as Burj Khalifa and Dubai Mall. It developed Dubai's downtown district, and some of the oldest freehold buildings and villas near Al Barsha still enjoy strong demand as reflected in both sale prices and volume. Emaar has even ventured into other countries in the region and generally fared quite well.
Nakheel, in contrast, has been challenged by the changing economic tides. Setting the drop in property prices aside, there have been many a frown cast at the Palm, the fronds of which can be seen from space. Ask prospective buyers today and most would prefer a villa in the distant Arabian Ranches over the more central and glitzy Golden Mile. Why?
Quite simply, attention to detail and a positive attitude are the keys. In the quest for headlines and Guinness World Records, the smaller and finer things have slipped down the agenda. Poor management and communication have resulted in souring relationships between owners and the developer. Rather than using it as a source of trusted information, owners tried to find ways to fight decisions made by Nakheel. A quick Google search or a visit to the property regulator Rera in Dubai gives a good indication of what is really happening.
Let's consider the dreaded service charge. Historically, every city in the UAE functioned on a model where a single, typically Emirati, landlord owned a block of flats or a villa compound and was responsible for management and maintenance. The equation was simple, fair and successful.
However, since the turn of the millennium and with major changes in legislation, the model has changed significantly and we have seen the emergence of the mighty owner-occupier class. This poses a challenge to conventional property management. Now the developer is in charge of not only the design and construction but also the maintenance of buildings, especially in common areas such as the lifts and staircases.
In a regulatory response, the Government has started to register interim owners' associations to take charge, a move that has been welcomed by many. In the meantime, the developers levy their own service charges. In an environment often shrouded by a lack of transparency coupled by tumbling sales of new properties, the costs - and the number of disputes - have risen. It comes as no surprise to learn that many owners have refused to pay service charges, which has a series of knock-on effects.
Certainly, many Emiratis and expatriates are of the opinion that more should be done by the big developers to improve the situation. After all, this year we've seen Shoreline Apartment owners being barred from using the private beach for which they paid, and which is defined in their contract as being for their exclusive use. The row escalated until the police were called.
In Jumeirah Village Triangle, residents have suffered for more than a year because of the closure of the only gate that allows cars to exit towards Dubai. Instead of spending the money and time to fix the issue, money was spent on general landscaping and installing traffic lights in an area with negligible traffic.
There are a few simple steps that could be taken to improve the situation greatly. Developers could be encouraged to adopt corporate governance and corporate social responsibility. They should communicate better with residents and encourage feedback from owners whenever possible. Also, action should be taken within a reasonable timetable and problems not just left hanging around indefinitely.
A large number of properties, particularly apartments, are owned by expatriates who have purchased them with the help of mortgages. These owners tend to reside outside the UAE, and a number of cases have emerged where they fail to pay service charges or even mortgages. Unfortunately, it is the tenant who suffers in this case, even if he has fulfilled all of his obligations.
This issue needs to be tackled jointly by developers and regulators for a speedy outcome to stop the landlord from pocketing the rent while evading the service charges or mortgage payments.
The beautiful thing about the property landscape in Dubai is that most of it is built in fantastic locations and to very high standards. Even mass-produced villas and buildings enjoy terrific views and have ample parking coupled with low density that is the envy of most cities in the industrial world.
We should work together to focus on making the best out of what Dubai has succeeded in building in record time. Better communication, better planning and better management should lead us collectively to a better life in Dubai.
Mohamad Al Dah is an engineer and social affairs commentator based in Dubai
Follow on Twitter: @PianoMKD
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Visit Abu Dhabi culinary team's top Emirati restaurants in Abu Dhabi
Yadoo’s House Restaurant & Cafe
For the karak and Yoodo's house platter with includes eggs, balaleet, khamir and chebab bread.
Golden Dallah
For the cappuccino, luqaimat and aseeda.
Al Mrzab Restaurant
For the shrimp murabian and Kuwaiti options including Kuwaiti machboos with kebab and spicy sauce.
Al Derwaza
For the fish hubul, regag bread, biryani and special seafood soup.
The specs
Engine: 2.0-litre 4-cyl turbo
Power: 201hp at 5,200rpm
Torque: 320Nm at 1,750-4,000rpm
Transmission: 6-speed auto
Fuel consumption: 8.7L/100km
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On sale: now
The specs
Engine: 1.5-litre 4-cylinder petrol
Power: 154bhp
Torque: 250Nm
Transmission: 7-speed automatic with 8-speed sports option
Price: From Dh79,600
On sale: Now
COMPANY PROFILE
Initial investment: Undisclosed
Investment stage: Series A
Investors: Core42
Current number of staff: 47
Mohammed bin Zayed Majlis
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RESULTS
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Brief scores:
Day 2
England: 277 & 19-0
West Indies: 154
Scream%20VI
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COMPANY PROFILE
Name: Almnssa
Started: August 2020
Founder: Areej Selmi
Based: Gaza
Sectors: Internet, e-commerce
Investments: Grants/private funding
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Thank You for Banking with Us
Director: Laila Abbas
Starring: Yasmine Al Massri, Clara Khoury, Kamel El Basha, Ashraf Barhoum
Rating: 4/5
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Starring: Alia Bhatt, Vedang Raina, Manoj Pahwa, Harsh Singh
Five expert hiking tips
- Always check the weather forecast before setting off
- Make sure you have plenty of water
- Set off early to avoid sudden weather changes in the afternoon
- Wear appropriate clothing and footwear
- Take your litter home with you
Joker: Folie a Deux
Starring: Joaquin Phoenix, Lady Gaga, Brendan Gleeson
Director: Todd Phillips
Rating: 2/5
Common OCD symptoms and how they manifest
Checking: the obsession or thoughts focus on some harm coming from things not being as they should, which usually centre around the theme of safety. For example, the obsession is “the building will burn down”, therefore the compulsion is checking that the oven is switched off.
Contamination: the obsession is focused on the presence of germs, dirt or harmful bacteria and how this will impact the person and/or their loved ones. For example, the obsession is “the floor is dirty; me and my family will get sick and die”, the compulsion is repetitive cleaning.
Orderliness: the obsession is a fear of sitting with uncomfortable feelings, or to prevent harm coming to oneself or others. Objectively there appears to be no logical link between the obsession and compulsion. For example,” I won’t feel right if the jars aren’t lined up” or “harm will come to my family if I don’t line up all the jars”, so the compulsion is therefore lining up the jars.
Intrusive thoughts: the intrusive thought is usually highly distressing and repetitive. Common examples may include thoughts of perpetrating violence towards others, harming others, or questions over one’s character or deeds, usually in conflict with the person’s true values. An example would be: “I think I might hurt my family”, which in turn leads to the compulsion of avoiding social gatherings.
Hoarding: the intrusive thought is the overvaluing of objects or possessions, while the compulsion is stashing or hoarding these items and refusing to let them go. For example, “this newspaper may come in useful one day”, therefore, the compulsion is hoarding newspapers instead of discarding them the next day.
Source: Dr Robert Chandler, clinical psychologist at Lighthouse Arabia
COMPANY PROFILE
Founders: Alhaan Ahmed, Alyina Ahmed and Maximo Tettamanzi
Total funding: Self funded
Scoreline
Al Wasl 1 (Caio Canedo 90 1')
Al Ain 2 (Ismail Ahmed 3', Marcus Berg 50')
Red cards: Ismail Ahmed (Al Ain) 77'
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Killing of Qassem Suleimani