UAE should be concerned about property flipping, says Emaar chairman

Flipping - where speculators buy unfinished properties and sell them on to third-parties within a short time - was in part blamed for the extent of the housing market crisis in 2008 Adam Bouyamourn April 26, 2014 Updated: April 26, 2014 18:45:00 Save this article The Emaar chairman, Mohammed Alabbar, has warned about off-plan sales as the Government and other developers take steps to reduce speculation on property prices. Related ■ Aldar introduces strict resale restrictions as it reveals new Abu Dhabi housing projects ■ Dubai is ready for a ‘smarter’ boom this time around ■ Emaar to launch new phase of Mira Oasis townhouses in Dubai Emaar Properties unit listing proposal will take precision planning In pictures: Emaar’s major developments in the UAE Topic Emaar, “We need to learn from the mistakes of the past,” Mr Alabbar said at Emaar’s annual general meeting last week in Dubai. “We need to be concerned about flipping.” Flipping was in part blamed for the extent of the housing market crisis in 2008 – when speculators bought unfinished properties and sold them on to third parties within a short time, inflating property prices. Mr Alabbar’s comments followed news that the Abu Dhabi-based Aldar has introduced resale restrictions on new properties, designed to curb speculative flipping. Buyers must now pay 50 per cent of the property’s value before they can sell it on. The Central Bank has introduced caps on the amount individuals may borrow to finance the purchase of houses for the first time in the country’s history. Home loans have been capped at between 60 per cent and 80 per cent of a property’s value, while loans on unfinished properties have been capped at 50 per cent. Property experts warned against generous payment plans that allow buyers to defer paying the bulk of the cost of a new home until years after completion, in some cases. “Can you stop it? No.” Mr Alabbar said about flipping. “We try to minimise it.” abouyamourn@thenational.ae Read more: http://www.thenational.ae/business/industry-insights/property/uae-should-be-concerned-about-property-flipping-says-emaar-chairman#ixzz3054y9B8z Follow us: @TheNationalUAE on Twitter | thenational.ae on Facebook === No win situation for Abu Dhabi tenant given 105% rent hike Property expert Mario Volpi explains what can and can't be done with rental laws differing in the capital to those in Dubai. Mario Volpi April 30, 2014 Updated: April 30, 2014 13:53:00 Save this article Related In pictures: Where Abu Dhabi rents have risen and fallen, Q1 2014 In pictures: Where Dubai rents have risen and fallen, Q1 2014 ■ Abu Dhabi rent increase rules differ from those in Dubai ■ New legal centre to settle rent disputes in Dubai More frequent rent cheques would cut fraud Topic Rent, The Life, Homefront, I have lived in an Abu Dhabi building since 2007. Every year we have had a rental increase of 5 per cent at the renewal of the lease agreement. Currently the rent is Dh25,806. The lease agreement is expiring on August 23. Now I have received a notification informing me that the new rent will be Dh53,000 – which is a 105 per cent hike. I understand that this increase is due to the 5 per cent yearly increase cap being taken away but I would like to know, as per the law in the UAE, if there is any limit on the increase a landlord can demand. TT, Abu Dhabi Before the abolition of the rental cap, the emirate of Abu Dhabi had strict laws limiting the amount a landlord could raise the rent annually and this was maximum 5 per cent of the annual rent. Your landlord is entitled to raise the rent for this year as he sees fit. There is no limit of increase imposed on landlords any more. The Government has allowed this to help landlords achieve market rent, especially for those investors who historically were receiving very low rents. It appears that your landlord does not care whether you will stay or decide to vacate the property because of the outrageous increase. This being the case, I suppose that the landlord is maximising his position and if he gets away with it, he will be happy as he will be getting a substantial amount more for his rent. If you do leave, I guess that another tenant may be found relatively quickly. Either way you will end up being on the losing side. I would like to buy a property in Dubai with finance and I have some questions: 1. Does the buyer need to issue the security cheque (10 per cent of property price) prior to seeing the Memorandum Of Understanding (MoU) from seller? Or should that be at the same time for the buyer’s safety? 2. Whose name should be the receiver name in the cheque? Should it be the seller or the property agent? I was told by the agent that I should write the cheque with the name of their company. Is it appropriate procedure in Dubai? Frankly I don’t feel safe to put the agent’s name rather than the seller. How can I protect myself from he possible misuse of the cheque by the agent or seller? 3. Regarding the MoU, is there any liability for the seller if he/she turns down the deal after receiving my cheque? Can I put that in place? 4. How do I know whether the agent company is licensed as well as the agent? AL, Dubai Good practise for a buyer would be to produce the 10 per cent cheque before an MoU is signed, but it is normally handed over on the signing of the agreement. Under Rera rules the 10 per cent deposit should be in the name of the seller only. The agent should be holding this cheque as custodian only and it is normally handed back to the buyer on the day of transfer to be replaced by a manager’s cheque for the equivalent amount or full sale amount. The sale price can be confirmed only when all parties have signed and the buyer has lodged the deposit with the agent. If you have signed and paid the deposit to the agent but the seller did not sign then subsequently changed his mind, the deal would be null and void and you would get your deposit back. All companies and their agents should be Rera-registered. You can check this by visiting the land department website www.dubailand.gov.ae Always ask to see the company’s trade licence too to check that it is fully compliant and legitimate. Mario Volpi is the managing director of Prestige Real Estate in Dubai (prestigedubai.com). He has 30 years of property industry experience in the emirate and London. Send any questions to mario@prestigedubai.com The advice provided in our columns does not constitute legal advice and is provided for information only. Readers are encouraged to seek appropriate independent legal advice Read more: http://www.thenational.ae/business/industry-insights/the-life/no-win-situation-for-abu-dhabi-tenant-given-105-rent-hike#ixzz30Mk0BpzZ Follow us: @TheNationalUAE on Twitter | thenational.ae on Facebook ====

MIDEAST STOCKS-Dubai's Emaar surges to four-year high; Gulf upbeat

Property speculators' return fuels Dubai bubble fear Wed, Feb 27 09:00 AM EST * Some speculators flipping properties within days * Recalls pre-2008 boom * Government announcements of projects fuel bullish mood * World Expo 2020 bid may be a motive for announcements * Unclear if authorities willing to regulate By Praveen Menon DUBAI, Feb 27 (Reuters) - Property speculators are back in Dubai, aiming to make their fortunes by buying apartments and villas for cash, then selling them within months, weeks or even days. It's a sign, some people fear, that Dubai risks repeating the mistakes of the past. Queues of investors have formed outside the offices of major real estate developers in the past several months, in scenes that recall the emirate's boom days before 2008, when money poured into Dubai property from around the world. That boom was followed by a devastating crash when the bubble burst; inflated residential property prices plunged by more than 50 percent between 2008 and 2011. Dubai was forced to obtain a $10 billion bailout from neighbouring Abu Dhabi. This time around, there are reasons to think that any property bubble will not be as large as the last one; supply and demand have not diverged as much, and government officials have said they will regulate the mortgage industry. But given Dubai's history, renewed signs of exuberance in the property market are grounds for concern. Mario Volpi, head of residential sales and leasing at property consultancy Cluttons in Dubai, warns that an unsustainable bubble could form unless the government steps in. "Many investors who are queuing up for these properties are looking to make a quick buck by flipping them," he said. "We need a rule that perhaps stops selling of property for two years after purchase. Or perhaps some sort of a tax on such sales." RECOVERY Although there a big variations within Dubai's housing market, and many low-end properties are still weak, prices generally hit bottom around the middle of last year. Since then they have recovered impressively, rising as much as 20 percent in prime areas. Some investors among the roughly 100 lining up earlier this month at the downtown headquarters of Emaar Properties , the emirate's biggest developer, were veterans of the last boom. "There is the same excitement in the air...People are buying anything that's being offered by Emaar," said one Pakistani investor, who did not wish to be identified because he did not want to draw attention to his operations. The investors were seeking to buy "off-plan" properties - projects which had been designed but not yet built, and which might be sold on to another owner before construction. And, like the old days, many or most purchases appeared to be in cash.

"No one standing here is buying on mortgage. This is a cash buy business," the investor said.

Ryan Mahoney, chief executive at property brokerage firm Better Homes, said: "In case things get too overheated, I do hope the regulators step in." Individual Dubai property agents handled as many as 30 separate projects at a time during the boom between 2006 and 2008, he said. "Now we handle about two to three and they have not been launched. So, it's still nothing like the days back in 2008, but there is definitely increased speculation in the market." There are some good reasons for the market's recovery. Thanks to a burgeoning tourism sector and its status as a business hub for surrounding regions, Dubai's economy is now recovering strongly, growing at a rate of roughly 4 percent. Political unrest elsewhere in the Middle East is prompting some people to use Dubai as a safe haven for their wealth. It is not clear that supply and demand are getting far out of line. Analysts expect about 15,000 to 18,000 residential units to enter Dubai's market this year and the same number in 2014 - although these numbers may rise as scores of projects, shelved during the crash, are revived. On the demand side, the population of Dubai, now about 2 million, has been growing at annual rates of around 5 percent or more, meaning an addition of about 100,000 people every year, according to official data. Such growth seems able to absorb the projected increase in supply. Also, Dubai currently does not look expensive compared to other international cities. Prime residential space in Dubai now costs around $1,000 per square foot, compared to twice that amount or more in London. REGULATION Other aspects of the property market's recovery are more troubling, however. One major, unresolved question is whether authorities are willing and able to regulate the market to prevent the excessive volatility of the past. Dubai is certainly monitoring the market more closely now than it did before the crash. The Real Estate Regulatory Authority's website provides updates on the progress of projects and the performance history of developers, and a system to hear complaints from investors and tenants has been introduced. But an initial attempt by the United Arab Emirates central bank to curb speculative buying of properties has foundered. In December it introduced caps on mortgage loans as a proportion of the value of properties being bought; three weeks later, after commercial banks complained, it said it would not enforce those rules. The central bank now says it plans to introduce wide-ranging rules for the mortgage market in six to nine months, after consulting the banks. The banks, which are politically influential, have proposed softer caps than the central bank's original intention. As few as 15 percent of Dubai's home purchases are estimated to involve mortgages, so some analysts question how effective mortgage caps would be in heading off speculators. Another concern is the effect of government statements in fuelling the bullish mood in the property market. Prices have taken off in the last several months after the government and state-linked firms announced plans to build a series of spectacular projects, including a development featuring the world's largest shopping mall and 100 hotels, a $1.6 billion island project housing the world's largest Ferris wheel, and a $2.7 billion complex of five theme parks. The statements buoyed the confidence of investors, but details have not been released, and in the past decade, Dubai announced many plans that were later quietly shelved. If the current plans do not materialise, demand for residential property could turn out to be less than hoped. An official at a top construction firm in Dubai, speaking on condition of anonymity because of the commercial sensitivity of his remarks, said concrete construction plans had not yet been made for any of the recently announced projects. "It will be a while before all this translates into work for us or anything starts, if at all," he said. Volpi said the recent announcements might be linked to Dubai's active efforts to promote its bid to host the World Expo 2020, an event which could draw an estimated 25 million visitors. A decision on which country will host the fair is expected this year. "If we get it (the Expo), we have seven years to build all that. If we don't, none of it will ever get built," Volpi said. MIDEAST STOCKS-Dubai's Emaar surges to four-year high; Gulf upbeat Sun, Feb 10 08:42 AM EST By Matt Smith DUBAI, Feb 10 (Reuters) - Dubai's Emaar Properties surged to a four-year high on Sunday as upbeat research reports from international banks bolstered demand from local and foreign investors, while oil price gains helped lift most Middle East markets. Emaar, the Dubai Financial Market's largest listed company, climbed 5.7 percent to 5.01 dirhams, its highest finish since November 2008. Since that peak, Dubai property prices have slumped, ravaging the sector and leading to a slew of cancelled or postponed projects. Emaar has sought to offset this slump by diversifying into retail and hospitality and its shares are up 34 percent in 2013. In a Feb. 4 report, Bank of America Merrill Lynch gave Emaar a buy rating and a target price of 5.3 dirhams, while HSBC's Feb. 7 report set the developer a target price of 6 dirhams and an overweight rating. "We continue to be surprised by the strength in the Dubai property market, on the residential, hotel, and retail side," HSBC wrote. "Supply additions are still a concern but not as much as in the past." Traders say these reports have buoyed sentiment for Emaar, with property prices also bottoming out and even increasing in some districts after declines of about 60 percent from their 2008 peaks. Investors also seem to have shrugged off Emaar's 28 percent drop in fourth-quarter profit. "The market saw a lot of institutional interest in Emaar today, which is mainly due to its potential upside in revenue in 2013 and expectations for high dividend yields," said Marwan Shurrab, vice-president at Gulfmena Investments. "We've been seeing a lot of (analyst) upgrades from major houses and that's helping raise interest from institutional investors abroad, bringing in new cash to our market." Dubai's index climbed 2.2 percent to its highest finish since Nov. 30, 2009 and up 17.1 percent this year. The benchmark now has a relative strength index reading of 75.2 - a value above 70 typically indicates it is overbought - and it followed a similar pattern last year when an early-year surge petered out from early March. Yet 2013's rally appears more convincing, said Sebastien Henin, portfolio manager at The National Investor in Abu Dhabi. "It's very different from last year, which was extremely speculative with movement in penny stocks and high-beta names - this time it's mainly driven by bluechip stocks," he said. Oil price gains - Brent crude hit a nine-month high on Friday - have underpinned foreign interest in regional equities and stocks from the United Arab Emirates in particular. "This will be the main theme in the coming days," said Henin. "We're starting to see sector rotation towards banks - results were pretty good and their dividend yields are extremely attractive in the current world of low interest rates." In Kuwait, late buying helped the main price index rise 0.07 percent, nearing Tuesday's nine-month peak. "Speculation is the driving force behind the appreciation in stock prices," said Naser al-Nafisi, general manager for Al Joman Center for Economic Consultancy in Kuwait. The market slumped to an eight-year low in November as Kuwaitis took to the streets to demonstrate against changes to electoral rules that opponents said would benefit the government and sideline critics. Since then, the political temperature has cooled and shares have rallied, helped by equity buying by state-linked institutions. THURSDAY'S HIGHLIGHTS DUBAI * The index climbed 2.2 percent to 1,900 points. ABU DHABI * The index fell 0.5 percent to 2,894 points. KUWAIT * The index edged up 0.07 percent to 6,293 points. SAUDI ARABIA * The index rose 0.2 percent to 7,012 points. EGYPT * The index climbed 0.2 percent to 5,713 points. QATAR * The index rose 0.1 percent to 8,770 points. OMAN The index advanced 0.2 percent to 5,862 points. BAHRAIN * The index slipped 0.2 percent to 1,086 points.