Not long ago, shopping for a home to rent in the UAE was typically a painful and frustrating experience, as welcome as a trip to the dentist.
Success required tenacity, a bucket of money and, if you were lucky, a friend in the property business. After weeks of inspections, you would probably end up settling for an apartment you didn't want for a price you couldn't really afford.
These days, the game has changed. It's still not fun to hunt for a rental, but if you are well prepared, know the market and start the process armed with a few tips, it doesn't have to be a nightmare.
Robert Bruce quickly discovered a fundamental shift in the market when he started shopping a few weeks ago in Dubai for a new apartment for his wife and two children.
"People are a lot more willing to negotiate than before," says Mr Bruce, who works in the oil and gas industry.
He still described shopping as a "horrible" experience.
But he eventually found a three-bedroom, 1,800-square-foot apartment on Sheikh Zayed Road near the Dubai World Trade Centre for Dh93,000, down from the asking price of Dh100,000.
"You don't have to commit to the first place you see," Mr Bruce says. "There is so much variety out there, you really need to burn the shoe leather."
To find the rental of your needs, if not your dreams, it's important to understand the nuances of the current market, experts say.
There are deals available, but only if you understand where to look, what to ask and when you can push for a deal. There is no mystery as to why landlords are open to negotiations. Overall, the vacancy rate in Dubai is between 15 per cent and 18 per cent and it is likely to increase to 20 per cent by 2012, according to Landmark Advisory, which tracks the market.
Rental prices in Dubai fell 17 per cent last year, after a 24 per cent drop in 2009, according to Asteco, the property management firm.
Even in Abu Dhabi, one of the world's most expensive and competitive rental markets, rents are falling steadily as new developments are completed. Rates dropped anywhere from 8 per cent to 16 per cent, depending on the neighbourhood, in the fourth quarter of last year alone, according to Cluttons, the property company.
Five thousand units are due to arrive on Reem Island and the Corniche in the next six months, giving renters a wide variety of new options.
Those numbers are good news for renters. But many landlords are still holding to their prices. In better neighbourhoods in Abu Dhabi, the average price for a one-bedroom apartment is still Dh110,000 a year, according to Cluttons.
"Rents have come down, but in certain areas they haven't come down as much," says Chandni Petre, a residential leasing consultant for Better Homes. In Dubai, some of the biggest recent price drops have been in Jumeirah Lakes Towers and Jumeirah Beach Residences, where there are always multiple units for rent.
But deals on villas in Arabian Ranches and Victory Heights may be harder to find.
In Abu Dhabi, older buildings off the Corniche and villas in the rapidly growing Khalifa City can offer bargains, according to agents. However, standalone villas may present a challenge. "There is a big demand for villas [in Abu Dhabi]," says Paul Preston, the managing director of Elysian Real Estate. "There are not that many of them."
Any search for an apartment must start with a strategy, experts say.
Even before you start to look at homes, it's best to get to know the city and decide what is important to you, they add. Do you want to live near the beach? Where are the best schools? Are you willing to commute? What amenities are must-haves? A gym? A pool?
Rather than criss-cross the region looking at apartments that sound good on paper, only to discover they are nothing close to your needs, it's best to focus on the neighbourhoods you already know fit your tastes, agents say. It's also best to avoid buildings in construction zones - with so many developments stalled, there's no guarantee when the project may be finished.
"Look for locations that are in developed areas or where road works are complete," says Loshini Lawrence, the operations manager at the Abu Dhabi office for Better Homes.
Once you've narrowed the choices, you have to decide whether or not to work with an agency. Without a doubt, a trained professional with a handful of listings can make the entire experience much less painful.
An agent who knows the market can also negotiate a deal and help to translate documents in Arabic. And some offer to assist with the move by setting up the water, electricity and internet services.
But agencies usually charge 4 per cent to 5 per cent of the first year's rent, which can add a hefty expense to the initial costs. Many companies that are paying rent for an employee won't cover the agency fee.
Agents can also be a mixed bag. Some try to steer clients to projects where they have a business relationship with the owners.
Not long ago, many asked for a viewing charge of about Dh100 simply to show an apartment. Viewing charges are rare these days, but you should be wary of any agent who asks for money up front, experts say.
The alternative is to track ads on internet sites such as Dubizzle or the listings in local newspapers, which can be a frustrating process. You can spend days following up on ads that may not reflect the real quality of the unit or the neighbourhood.
Amanda Tavares, an engineer from Brazil who is looking for an apartment in Abu Dhabi, eventually decided to do both - she called agents and looked on her own. "I left my number with agents and they never called back," Ms Tavares says.
Despite the recent price drops, she still found it difficult to find a one-bedroom apartment in her price range, which was Dh85,000. With the help of an agent, she eventually found an apartment in the city centre that suited her needs.
The landlord was willing to lower the rent from Dh90,000 to Dh85,000. He also agreed to let her pay for two months and then let her company pay for a full year, starting in April. But the landlord wanted her to move in right away, which she couldn't do. So her search continues.
"You need to get information from people you know," Ms Tavares says. "Sometimes you find a place you think is a good deal, then you find out it is not such a good deal."
Once you find a suitable apartment, it's important to gauge whether or not it's possible to negotiate a better deal than the advertised price.
It's not realistic to expect a huge discount on seaview apartments on the Corniche in Abu Dhabi or for a one-of-a-kind penthouse in Dubai Marina, agents say.
In lieu of lowering rents, some landlords are advertising "easy rental payments". In some cases, especially in Dubai, that can mean anything from two cheques to 12 cheques, instead of the customary one. Monthly deals are still rare in Abu Dhabi, but it's not unusual for landlords to accept up to four cheques, management firms say. But there is a catch to the multi-cheque deals. In many cases, landlords charge more rent in exchange for flexible terms. Landlords typically charge a 15 per cent to 20 per cent premium for a year-long contract allowing 12 payments, agents say.
"Some offer month to month, but you can get a better deal with one cheque," says Frank Dert, who was recently looking for a one-bedroom apartment in the Burj Khalifa area.
Conversely, landlords may be eager to offer a discount to tenants willing to pay the full year in one cheque. More than ever before, it doesn't hurt to get creative in discussions with landlords, according to property experts.
Many aspects of the deal can be negotiated beyond the price.
Some landlords may cover water and electricity costs. Others may be open to reducing the penalty assessed for leaving before the end of the contract.
Landlords may also be willing to negotiate a better price in exchange for a two- or three-year contract, forgoing the usual 5 per cent annual increases. The owner of a villa in Arabian Ranches in Dubai agreed to add furniture for Karen Cable, who works in the oil and gas business. For her, that clinched the deal for the two-bedroom villa, which is costing her Dh160,000.
The lesson for Ms Cable: "If they are not offering what you want, then go back to the landlord."
That's the key, experts agree. These days it's always worth asking for what you want.
"You might even put offers on two or three properties and see what you come back with," Mr Preston, from Elysian Real Estate, says.
That type of aggressive approach would have been rental suicide a few years ago. But tenants are now in the power seat, property experts say.
kbrass@thenational.ae
Tips for apartment hunters
As you start your search, property experts suggest setting a few ground rules.
* Focus on neighbourhoods you know
* Investigate the maintenance
* Be realistic about what you can afford
* Don't pay for space you don't need
* Decide what amenities you can't live without
* Don't be afraid to ask for a deal
* Negotiate elements besides price
* Beware buildings in areas still under construction
Indoor cricket in a nutshell
Indoor Cricket World Cup – Sep 16-20, Insportz, Dubai
16 Indoor cricket matches are 16 overs per side
8 There are eight players per team
9 There have been nine Indoor Cricket World Cups for men. Australia have won every one.
5 Five runs are deducted from the score when a wickets falls
4 Batsmen bat in pairs, facing four overs per partnership
Scoring In indoor cricket, runs are scored by way of both physical and bonus runs. Physical runs are scored by both batsmen completing a run from one crease to the other. Bonus runs are scored when the ball hits a net in different zones, but only when at least one physical run is score.
Zones
A Front net, behind the striker and wicketkeeper: 0 runs
B Side nets, between the striker and halfway down the pitch: 1 run
C Side nets between halfway and the bowlers end: 2 runs
D Back net: 4 runs on the bounce, 6 runs on the full
Key facilities
- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
- Premier League-standard football pitch
- 400m Olympic running track
- NBA-spec basketball court with auditorium
- 600-seat auditorium
- Spaces for historical and cultural exploration
- An elevated football field that doubles as a helipad
- Specialist robotics and science laboratories
- AR and VR-enabled learning centres
- Disruption Lab and Research Centre for developing entrepreneurial skills
Mercer, the investment consulting arm of US services company Marsh & McLennan, expects its wealth division to at least double its assets under management (AUM) in the Middle East as wealth in the region continues to grow despite economic headwinds, a company official said.
Mercer Wealth, which globally has $160 billion in AUM, plans to boost its AUM in the region to $2-$3bn in the next 2-3 years from the present $1bn, said Yasir AbuShaban, a Dubai-based principal with Mercer Wealth.
“Within the next two to three years, we are looking at reaching $2 to $3 billion as a conservative estimate and we do see an opportunity to do so,” said Mr AbuShaban.
Mercer does not directly make investments, but allocates clients’ money they have discretion to, to professional asset managers. They also provide advice to clients.
“We have buying power. We can negotiate on their (client’s) behalf with asset managers to provide them lower fees than they otherwise would have to get on their own,” he added.
Mercer Wealth’s clients include sovereign wealth funds, family offices, and insurance companies among others.
From its office in Dubai, Mercer also looks after Africa, India and Turkey, where they also see opportunity for growth.
Wealth creation in Middle East and Africa (MEA) grew 8.5 per cent to $8.1 trillion last year from $7.5tn in 2015, higher than last year’s global average of 6 per cent and the second-highest growth in a region after Asia-Pacific which grew 9.9 per cent, according to consultancy Boston Consulting Group (BCG). In the region, where wealth grew just 1.9 per cent in 2015 compared with 2014, a pickup in oil prices has helped in wealth generation.
BCG is forecasting MEA wealth will rise to $12tn by 2021, growing at an annual average of 8 per cent.
Drivers of wealth generation in the region will be split evenly between new wealth creation and growth of performance of existing assets, according to BCG.
Another general trend in the region is clients’ looking for a comprehensive approach to investing, according to Mr AbuShaban.
“Institutional investors or some of the families are seeing a slowdown in the available capital they have to invest and in that sense they are looking at optimizing the way they manage their portfolios and making sure they are not investing haphazardly and different parts of their investment are working together,” said Mr AbuShaban.
Some clients also have a higher appetite for risk, given the low interest-rate environment that does not provide enough yield for some institutional investors. These clients are keen to invest in illiquid assets, such as private equity and infrastructure.
“What we have seen is a desire for higher returns in what has been a low-return environment specifically in various fixed income or bonds,” he said.
“In this environment, we have seen a de facto increase in the risk that clients are taking in things like illiquid investments, private equity investments, infrastructure and private debt, those kind of investments were higher illiquidity results in incrementally higher returns.”
The Abu Dhabi Investment Authority, one of the largest sovereign wealth funds, said in its 2016 report that has gradually increased its exposure in direct private equity and private credit transactions, mainly in Asian markets and especially in China and India. The authority’s private equity department focused on structured equities owing to “their defensive characteristics.”
BMW%20M4%20Competition
%3Cp%3E%3Cstrong%3EEngine%3A%20%3C%2Fstrong%3E3.0%20twin-turbo%20inline%20six-cylinder%0D%3Cbr%3E%3Cstrong%3ETransmission%3A%3C%2Fstrong%3E%20eight-speed%0D%3Cbr%3E%3Cstrong%3EPower%3A%20%3C%2Fstrong%3E503hp%0D%3Cbr%3E%3Cstrong%3ETorque%3A%3C%2Fstrong%3E%20600Nm%0D%3Cbr%3E%3Cstrong%3EPrice%3A%3C%2Fstrong%3E%20from%20Dh617%2C600%0D%3Cbr%3E%3Cstrong%3EOn%20sale%3A%3C%2Fstrong%3E%20Now%0D%3C%2Fp%3E%0A
UPI facts
More than 2.2 million Indian tourists arrived in UAE in 2023
More than 3.5 million Indians reside in UAE
Indian tourists can make purchases in UAE using rupee accounts in India through QR-code-based UPI real-time payment systems
Indian residents in UAE can use their non-resident NRO and NRE accounts held in Indian banks linked to a UAE mobile number for UPI transactions
Specs%20
%3Cp%3E%3Cstrong%3EPower%20train%3A%20%3C%2Fstrong%3E4.0-litre%20twin-turbo%20V8%20and%20synchronous%20electric%20motor%3Cbr%3E%3Cstrong%3EMax%20power%3A%20%3C%2Fstrong%3E800hp%3Cbr%3E%3Cstrong%3EMax%20torque%3A%20%3C%2Fstrong%3E950Nm%3Cbr%3E%3Cstrong%3ETransmission%3A%20%3C%2Fstrong%3EEight-speed%20auto%3Cbr%3E%3Cstrong%3EBattery%3A%20%3C%2Fstrong%3E25.7kWh%20lithium-ion%3Cbr%3E0-100km%2Fh%3A%203.4sec%3Cbr%3E0-200km%2Fh%3A%2011.4sec%3Cbr%3E%3Cstrong%3ETop%20speed%3A%20%3C%2Fstrong%3E312km%2Fh%3Cbr%3E%3Cstrong%3EMax%20electric-only%20range%3A%3C%2Fstrong%3E%2060km%20(claimed)%3Cbr%3E%3Cstrong%3EOn%20sale%3A%3C%2Fstrong%3E%20Q3%3Cbr%3E%3Cstrong%3EPrice%3A%20%3C%2Fstrong%3EFrom%20Dh1.2m%20(estimate)%3Cbr%3E%3Cbr%3E%3C%2Fp%3E%0A
CHELSEA SQUAD
Arrizabalaga, Bettinelli, Rudiger, Christensen, Silva, Chalobah, Sarr, Azpilicueta, James, Kenedy, Alonso, Jorginho, Kante, Kovacic, Saul, Barkley, Ziyech, Pulisic, Mount, Hudson-Odoi, Werner, Havertz, Lukaku.
Formula Middle East Calendar (Formula Regional and Formula 4)
Round 1: January 17-19, Yas Marina Circuit – Abu Dhabi
Round 2: January 22-23, Yas Marina Circuit – Abu Dhabi
Round 3: February 7-9, Dubai Autodrome – Dubai
Round 4: February 14-16, Yas Marina Circuit – Abu Dhabi
Round 5: February 25-27, Jeddah Corniche Circuit – Saudi Arabia
What are NFTs?
Are non-fungible tokens a currency, asset, or a licensing instrument? Arnab Das, global market strategist EMEA at Invesco, says they are mix of all of three.
You can buy, hold and use NFTs just like US dollars and Bitcoins. “They can appreciate in value and even produce cash flows.”
However, while money is fungible, NFTs are not. “One Bitcoin, dollar, euro or dirham is largely indistinguishable from the next. Nothing ties a dollar bill to a particular owner, for example. Nor does it tie you to to any goods, services or assets you bought with that currency. In contrast, NFTs confer specific ownership,” Mr Das says.
This makes NFTs closer to a piece of intellectual property such as a work of art or licence, as you can claim royalties or profit by exchanging it at a higher value later, Mr Das says. “They could provide a sustainable income stream.”
This income will depend on future demand and use, which makes NFTs difficult to value. “However, there is a credible use case for many forms of intellectual property, notably art, songs, videos,” Mr Das says.
The specs
Engine: Four electric motors, one at each wheel
Power: 579hp
Torque: 859Nm
Transmission: Single-speed automatic
Price: From Dh825,900
On sale: Now
SPECS
%3Cp%3E%3Cstrong%3EEngine%3A%3C%2Fstrong%3E%201.5-litre%204-cylinder%3Cbr%3E%3Cstrong%3EPower%3A%3C%2Fstrong%3E%20101hp%3Cbr%3E%3Cstrong%3ETorque%3A%3C%2Fstrong%3E%20135Nm%3Cbr%3E%3Cstrong%3ETransmission%3C%2Fstrong%3E%3A%20Six-speed%20auto%3Cbr%3E%3Cstrong%3EPrice%3A%3C%2Fstrong%3E%20From%20Dh79%2C900%3Cbr%3E%3Cstrong%3EOn%20sale%3A%3C%2Fstrong%3E%20Now%3C%2Fp%3E%0A
The rules on fostering in the UAE
A foster couple or family must:
- be Muslim, Emirati and be residing in the UAE
- not be younger than 25 years old
- not have been convicted of offences or crimes involving moral turpitude
- be free of infectious diseases or psychological and mental disorders
- have the ability to support its members and the foster child financially
- undertake to treat and raise the child in a proper manner and take care of his or her health and well-being
- A single, divorced or widowed Muslim Emirati female, residing in the UAE may apply to foster a child if she is at least 30 years old and able to support the child financially
The specs
Engine: Direct injection 4-cylinder 1.4-litre
Power: 150hp
Torque: 250Nm
Price: From Dh139,000
On sale: Now
The White Lotus: Season three
Creator: Mike White
Starring: Walton Goggins, Jason Isaacs, Natasha Rothwell
Rating: 4.5/5
if you go
The flights
Etihad, Emirates and Singapore Airlines fly direct from the UAE to Singapore from Dh2,265 return including taxes. The flight takes about 7 hours.
The hotel
Rooms at the M Social Singapore cost from SG $179 (Dh488) per night including taxes.
The tour
Makan Makan Walking group tours costs from SG $90 (Dh245) per person for about three hours. Tailor-made tours can be arranged. For details go to www.woknstroll.com.sg
Fixtures
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Skewed figures
In the village of Mevagissey in southwest England the housing stock has doubled in the last century while the number of residents is half the historic high. The village's Neighbourhood Development Plan states that 26% of homes are holiday retreats. Prices are high, averaging around £300,000, £50,000 more than the Cornish average of £250,000. The local average wage is £15,458.
At a glance
Global events: Much of the UK’s economic woes were blamed on “increased global uncertainty”, which can be interpreted as the economic impact of the Ukraine war and the uncertainty over Donald Trump’s tariffs.
Growth forecasts: Cut for 2025 from 2 per cent to 1 per cent. The OBR watchdog also estimated inflation will average 3.2 per cent this year
Welfare: Universal credit health element cut by 50 per cent and frozen for new claimants, building on cuts to the disability and incapacity bill set out earlier this month
Spending cuts: Overall day-to day-spending across government cut by £6.1bn in 2029-30
Tax evasion: Steps to crack down on tax evasion to raise “£6.5bn per year” for the public purse
Defence: New high-tech weaponry, upgrading HM Naval Base in Portsmouth
Housing: Housebuilding to reach its highest in 40 years, with planning reforms helping generate an extra £3.4bn for public finances
SPEC%20SHEET%3A%20NOTHING%20PHONE%20(2A)
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SPEC%20SHEET%3A%20APPLE%20M3%20MACBOOK%20AIR%20(13%22)
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THE SPECS
Engine: 1.5-litre turbocharged four-cylinder
Transmission: Constant Variable (CVT)
Power: 141bhp
Torque: 250Nm
Price: Dh64,500
On sale: Now
Winners
Best Men's Player of the Year: Kylian Mbappe (PSG)
Maradona Award for Best Goal Scorer of the Year: Robert Lewandowski (Bayern Munich)
TikTok Fans’ Player of the Year: Robert Lewandowski
Top Goal Scorer of All Time: Cristiano Ronaldo (Manchester United)
Best Women's Player of the Year: Alexia Putellas (Barcelona)
Best Men's Club of the Year: Chelsea
Best Women's Club of the Year: Barcelona
Best Defender of the Year: Leonardo Bonucci (Juventus/Italy)
Best Goalkeeper of the Year: Gianluigi Donnarumma (PSG/Italy)
Best Coach of the Year: Roberto Mancini (Italy)
Best National Team of the Year: Italy
Best Agent of the Year: Federico Pastorello
Best Sporting Director of the Year: Txiki Begiristain (Manchester City)
Player Career Award: Ronaldinho
The National's picks
4.35pm: Tilal Al Khalediah
5.10pm: Continous
5.45pm: Raging Torrent
6.20pm: West Acre
7pm: Flood Zone
7.40pm: Straight No Chaser
8.15pm: Romantic Warrior
8.50pm: Calandogan
9.30pm: Forever Young
Moral education needed in a 'rapidly changing world'
Moral education lessons for young people is needed in a rapidly changing world, the head of the programme said.
Alanood Al Kaabi, head of programmes at the Education Affairs Office of the Crown Price Court - Abu Dhabi, said: "The Crown Price Court is fully behind this initiative and have already seen the curriculum succeed in empowering young people and providing them with the necessary tools to succeed in building the future of the nation at all levels.
"Moral education touches on every aspect and subject that children engage in.
"It is not just limited to science or maths but it is involved in all subjects and it is helping children to adapt to integral moral practises.
"The moral education programme has been designed to develop children holistically in a world being rapidly transformed by technology and globalisation."
NO OTHER LAND
Director: Basel Adra, Yuval Abraham, Rachel Szor, Hamdan Ballal
Stars: Basel Adra, Yuval Abraham
Rating: 3.5/5
England 12-man squad for second Test
v West Indies which starts Thursday: Rory Burns, Joe Denly, Jonny Bairstow, Joe Root (captain), Jos Buttler, Ben Stokes, Moeen Ali, Ben Foakes, Sam Curran, Stuart Broad, Jimmy Anderson, Jack Leach
Off-roading in the UAE: How to checklist
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The biog
Nickname: Mama Nadia to children, staff and parents
Education: Bachelors degree in English Literature with Social work from UAE University
As a child: Kept sweets on the window sill for workers, set aside money to pay for education of needy families
Holidays: Spends most of her days off at Senses often with her family who describe the centre as part of their life too
A MINECRAFT MOVIE
Director: Jared Hess
Starring: Jack Black, Jennifer Coolidge, Jason Momoa
Rating: 3/5
Quick facts on cancer
- Cancer is the second-leading cause of death worldwide, after cardiovascular diseases
- About one in five men and one in six women will develop cancer in their lifetime
- By 2040, global cancer cases are on track to reach 30 million
- 70 per cent of cancer deaths occur in low and middle-income countries
- This rate is expected to increase to 75 per cent by 2030
- At least one third of common cancers are preventable
- Genetic mutations play a role in 5 per cent to 10 per cent of cancers
- Up to 3.7 million lives could be saved annually by implementing the right health
strategies
- The total annual economic cost of cancer is $1.16 trillion
