As demand for fully renovated homes in the UAE market increases, so has the number of investors transforming properties, but some upgrades are considerably more valuable than others, experts have told The National, with kitchen and bathroom makeovers among the most lucrative.
The most important aspects today are sustainability and longevity, achieved through waterproofing, plumbing, air flow, insulation and other factors, says Vish Patel, who, as the owner of a project management company, helps people build their own properties across Dubai. He said when homes are subject to high temperatures and sometimes sudden rainfall, buyers want to know the property can withstand the elements.
Automation is also key, he added. “It’s practicality and things you don’t see that are adding the most value,” said Mr Patel. “Where I’ve seen a big focus in the last one or two years is the knowledge in buyers. The buyers are asking the right questions and if you can tick the right boxes, you can achieve a higher price.”
Stripped back
When buying a property, potential investors need to make sure the core structure of the house is good and then future-proof it, said Mr Patel.
“You want to create real value on a home, [then] you can say to a buyer that you need to service it only every three to six months, but you won’t have any problems for 10 to 15 years,” he said. “At the moment brand-new homes here are being ripped apart in four years because they weren’t built properly in the first place.”
This is exactly what estate agent Ricardo Scala did. He started flipping houses in the newer Sidra communities in Dubai Hills Estate three years ago and recently sold one for Dh2,680 ($730) per square foot, breaking the record in the community for a villa of that size.
“It was the first house in this community to be completely stripped back to the shell and core, creating a brand-new villa rebuilt on the skeletal structure of the original Emaar villa,” Mr Scala told The National.
They changed everything, including rewiring the entire house, adding new air-conditioning, lighting and switches, flooring and bathrooms. They also created a cinema room, two kitchens – one for show, the other back-of-house for cooking – and added a swimming pool, barbecue and dining area in the garden. “All these things really stood out,” he said.
What about the specifics?
Kitchen and bathroom upgrades are among the most effective renovations to make, according to James Sharples, projects director at Bauhaus Project Management, who said renovations in this area "typically increase property value by 5 to 15 per cent".
Adding or upgrading a swimming pool can boost value by up to 10 per cent, particularly for villas, he added, while adding an extra bedroom can also increase a property's worth by about 10 per cent. In his opinion, double glazing generally does not contribute to resale value, although some agents disagree and say improving energy efficiency is attractive to buyers.
The trend of smart home technology is also growing, Mr Sharples said, with potential value increases of 5 per cent to 10 per cent. "As a general comment, calculating value increase varies hugely from property to property but we would say a maximum of 30 per cent is possible should the home be fully modernised or renovated to a high standard," he told The National.
Don't overpersonalise
It is important not to overly personalise your upgrades and renovations, said Artaches Grigorian, a top broker at property agency Whitewill Dubai.
"Highly customised features, such as themed rooms, unique colour schemes or luxury fixtures tailored to specific tastes might not appeal to a broad range of buyers,” he told The National. “These upgrades can actually detract from your property's value, as potential buyers may see them as elements that need to be replaced.”
Modern, high-quality finishes are also essential, while investing in premium materials like porcelain tiles and marble countertops, along with a contemporary design, can significantly enhance the property’s appeal, Mr Grigorian added.
“Consider open-plan layouts, premium appliances and features like walk-in showers and double vanities, which are highly desirable,” he said.
At the same time, energy efficiency and smart-home features should not be overlooked, said Mr Grigorian.
“Upgrades such as improved insulation, double-glazed windows and smart thermostats are highly valued in Dubai’s hot climate,” he said, as are durability and low maintenance, “so choose weather-resistant materials for outdoor areas and high-quality finishes indoors”.
Substance over style
There is a big difference between renovating a property and simply upgrading it, added Mr Scala.
“The kind of upgrades that are not worthy of your time and money is when people mask over what is already there,” he said.
“For example, instead of changing the kitchen, they just change the countertops. Or instead of changing flooring, they put down laminate or click flooring on top of the tiles. Instead of putting in a proper garden, they just put down cheap artificial grass. When you look at it, it looks nice, but when you look closely, it’s not well done at all.”
Hidden costs
If you are going to invest in a property with a plan to renovate, then make sure you budget for hidden costs, which can seriously affect your bottom line, said Mr Scala.
“Educate yourself as much as possible on the rules and regulations on the community you want to renovate in,” he said. Often, different developers and communities will have various costs associated with extending floor space or getting permission to upgrade your property.
[People] think they can do a quick job and the reality is you cannot quickly renovate something
Ricardo Scala,
real estate agent
“This is in addition to contractor fees, kitchen and bathroom installation fees, appliances, all hidden costs to do with buying extra space, extra land, rewiring, fixing the garage, tiling and so on.”
Too many people do not factor these fees into their budget and end up losing money.
“They think they can do a quick job and the reality is you cannot quickly renovate something,” added Mr Scala. “It has to be done the right way to achieve the right price if you’re wanting to sell it.”
Electric scooters: some rules to remember
- Riders must be 14-years-old or over
- Wear a protective helmet
- Park the electric scooter in designated parking lots (if any)
- Do not leave electric scooter in locations that obstruct traffic or pedestrians
- Solo riders only, no passengers allowed
- Do not drive outside designated lanes
Results:
First Test: New Zealand 30 British & Irish Lions 15
Second Test: New Zealand 21 British & Irish Lions 24
Third Test: New Zealand 15 British & Irish Lions 15
Company%20profile
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UAE currency: the story behind the money in your pockets
War 2
Director: Ayan Mukerji
Stars: Hrithik Roshan, NTR, Kiara Advani, Ashutosh Rana
Rating: 2/5
The candidates
Dr Ayham Ammora, scientist and business executive
Ali Azeem, business leader
Tony Booth, professor of education
Lord Browne, former BP chief executive
Dr Mohamed El-Erian, economist
Professor Wyn Evans, astrophysicist
Dr Mark Mann, scientist
Gina MIller, anti-Brexit campaigner
Lord Smith, former Cabinet minister
Sandi Toksvig, broadcaster
SPEC%20SHEET%3A%20APPLE%20IPAD%20PRO%20(12.9%22%2C%202022)
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Our legal consultant
Name: Dr Hassan Mohsen Elhais
Position: legal consultant with Al Rowaad Advocates and Legal Consultants.
UAE currency: the story behind the money in your pockets
The cost of Covid testing around the world
Egypt
Dh514 for citizens; Dh865 for tourists
Information can be found through VFS Global.
Jordan
Dh212
Centres include the Speciality Hospital, which now offers drive-through testing.
Cambodia
Dh478
Travel tests are managed by the Ministry of Health and National Institute of Public Health.
Zanzibar
AED 295
Zanzibar Public Health Emergency Operations Centre, located within the Lumumba Secondary School compound.
Abu Dhabi
Dh85
Abu Dhabi’s Seha has test centres throughout the UAE.
UK
From Dh400
Heathrow Airport now offers drive through and clinic-based testing, starting from Dh400 and up to Dh500 for the PCR test.
COMPANY%20PROFILE
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THE BIO: Martin Van Almsick
Hometown: Cologne, Germany
Family: Wife Hanan Ahmed and their three children, Marrah (23), Tibijan (19), Amon (13)
Favourite dessert: Umm Ali with dark camel milk chocolate flakes
Favourite hobby: Football
Breakfast routine: a tall glass of camel milk
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Traits of Chinese zodiac animals
Tiger:independent, successful, volatile
Rat:witty, creative, charming
Ox:diligent, perseverent, conservative
Rabbit:gracious, considerate, sensitive
Dragon:prosperous, brave, rash
Snake:calm, thoughtful, stubborn
Horse:faithful, energetic, carefree
Sheep:easy-going, peacemaker, curious
Monkey:family-orientated, clever, playful
Rooster:honest, confident, pompous
Dog:loyal, kind, perfectionist
Boar:loving, tolerant, indulgent
The White Lotus: Season three
Creator: Mike White
Starring: Walton Goggins, Jason Isaacs, Natasha Rothwell
Rating: 4.5/5
Cryopreservation: A timeline
- Keyhole surgery under general anaesthetic
- Ovarian tissue surgically removed
- Tissue processed in a high-tech facility
- Tissue re-implanted at a time of the patient’s choosing
- Full hormone production regained within 4-6 months
MOUNTAINHEAD REVIEW
Starring: Ramy Youssef, Steve Carell, Jason Schwartzman
Director: Jesse Armstrong
Rating: 3.5/5
Basquiat in Abu Dhabi
One of Basquiat’s paintings, the vibrant Cabra (1981–82), now hangs in Louvre Abu Dhabi temporarily, on loan from the Guggenheim Abu Dhabi.
The latter museum is not open physically, but has assembled a collection and puts together a series of events called Talking Art, such as this discussion, moderated by writer Chaedria LaBouvier.
It's something of a Basquiat season in Abu Dhabi at the moment. Last week, The Radiant Child, a documentary on Basquiat was shown at Manarat Al Saadiyat, and tonight (April 18) the Guggenheim Abu Dhabi is throwing the re-creation of a party tonight, of the legendary Canal Zone party thrown in 1979, which epitomised the collaborative scene of the time. It was at Canal Zone that Basquiat met prominent members of the art world and moved from unknown graffiti artist into someone in the spotlight.
“We’ve invited local resident arists, we’ll have spray cans at the ready,” says curator Maisa Al Qassemi of the Guggenheim Abu Dhabi.
Guggenheim Abu Dhabi's Canal Zone Remix is at Manarat Al Saadiyat, Thursday April 18, from 8pm. Free entry to all. Basquiat's Cabra is on view at Louvre Abu Dhabi until October
Leading all-time NBA scorers
Kareem Abdul-Jabbar 38,387
Karl Malone 36,928
Kobe Bryant 33,643
Michael Jordan 32,292
LeBron James 31,425
Wilt Chamberlain 31,419
Dubai works towards better air quality by 2021
Dubai is on a mission to record good air quality for 90 per cent of the year – up from 86 per cent annually today – by 2021.
The municipality plans to have seven mobile air-monitoring stations by 2020 to capture more accurate data in hourly and daily trends of pollution.
These will be on the Palm Jumeirah, Al Qusais, Muhaisnah, Rashidiyah, Al Wasl, Al Quoz and Dubai Investment Park.
“It will allow real-time responding for emergency cases,” said Khaldoon Al Daraji, first environment safety officer at the municipality.
“We’re in a good position except for the cases that are out of our hands, such as sandstorms.
“Sandstorms are our main concern because the UAE is just a receiver.
“The hotspots are Iran, Saudi Arabia and southern Iraq, but we’re working hard with the region to reduce the cycle of sandstorm generation.”
Mr Al Daraji said monitoring as it stood covered 47 per cent of Dubai.
There are 12 fixed stations in the emirate, but Dubai also receives information from monitors belonging to other entities.
“There are 25 stations in total,” Mr Al Daraji said.
“We added new technology and equipment used for the first time for the detection of heavy metals.
“A hundred parameters can be detected but we want to expand it to make sure that the data captured can allow a baseline study in some areas to ensure they are well positioned.”
From Europe to the Middle East, economic success brings wealth - and lifestyle diseases
A rise in obesity figures and the need for more public spending is a familiar trend in the developing world as western lifestyles are adopted.
One in five deaths around the world is now caused by bad diet, with obesity the fastest growing global risk. A high body mass index is also the top cause of metabolic diseases relating to death and disability in Kuwait, Qatar and Oman – and second on the list in Bahrain.
In Britain, heart disease, lung cancer and Alzheimer’s remain among the leading causes of death, and people there are spending more time suffering from health problems.
The UK is expected to spend $421.4 billion on healthcare by 2040, up from $239.3 billion in 2014.
And development assistance for health is talking about the financial aid given to governments to support social, environmental development of developing countries.
Results
4.30pm Jebel Jais – Maiden (PA) Dh60,000 (Turf) 1,000m; Winner: MM Al Balqaa, Bernardo Pinheiro (jockey), Qaiss Aboud (trainer)
5pm: Jabel Faya – Maiden (PA) Dh60,000 (T) 1,000m; Winner: AF Rasam, Tadhg O’Shea, Ernst Oertel
5.30pm: Al Wathba Stallions Cup – Handicap (PA) Dh70,000 (T) 2,200m; Winner: AF Mukhrej, Tadhg O’Shea, Ernst Oertel
6pm: The President’s Cup Prep – Conditions (PA) Dh100,000 (T) 2,200m; Winner: Mujeeb, Richard Mullen, Salem Al Ketbi
6.30pm: Abu Dhabi Equestrian Club – Prestige (PA) Dh125,000 (T) 1,600m; Winner: Jawal Al Reef, Antonio Fresu, Abubakar Daud
7pm: Al Ruwais – Group 3 (PA) Dh300,000 (T) 1,200m; Winner: Ashton Tourettes, Pat Dobbs, Ibrahim Aseel
7.30pm: Jebel Hafeet – Maiden (TB) Dh80,000 (T) 1,400m; Winner: Nibraas, Richard Mullen, Nicholas Bachalard
The Bio
Favourite place in UAE: Al Rams pearling village
What one book should everyone read: Any book written before electricity was invented. When a writer willingly worked under candlelight, you know he/she had a real passion for their craft
Your favourite type of pearl: All of them. No pearl looks the same and each carries its own unique characteristics, like humans
Best time to swim in the sea: When there is enough light to see beneath the surface
RACE CARD
5pm: Handicap (PA) Dh70,000 1,400m
5.30pm: Handicap (TB) Dh70,000 1,000m
6pm: Maiden (PA) Dh70,000 2,000m
6.30pm: Handicap (PA) Dh70,000 2,000m
7pm: Maiden (PA) Dh70,000 1,600m
7.30pm: Al Ain Mile Group 3 (PA) Dh350,000 1,600m
8pm: Handicap (PA) Dh70,000 1,600m
Amith's selections:
5pm: AF Sail
5.30pm: Dahawi
6pm: Taajer
6.30pm: Pharitz Oubai
7pm: Winked
7.30pm: Shahm
8pm: Raniah
Lexus LX700h specs
Engine: 3.4-litre twin-turbo V6 plus supplementary electric motor
Power: 464hp at 5,200rpm
Torque: 790Nm from 2,000-3,600rpm
Transmission: 10-speed auto
Fuel consumption: 11.7L/100km
On sale: Now
Price: From Dh590,000
GAC GS8 Specs
Engine: 2.0-litre 4cyl turbo
Power: 248hp at 5,200rpm
Torque: 400Nm at 1,750-4,000rpm
Transmission: 8-speed auto
Fuel consumption: 9.1L/100km
On sale: Now
Price: From Dh149,900
