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.”
BUNDESLIGA FIXTURES
Saturday
Borussia Dortmund v Eintracht Frankfurt (5.30pm kick-off UAE)
Bayer Leverkusen v Schalke (5.30pm)
Wolfsburg v Cologne (5.30pm)
Mainz v Arminia Bielefeld (5.30pm)
Augsburg v Hoffenheim (5.30pm)
RB Leipzig v Bayern Munich (8.30pm)
Borussia Monchengladbach v Freiburg (10.30pm)
Sunday
VfB Stuttgart v Werder Bremen (5.30pm)
Union Berlin v Hertha Berlin (8pm)
Infiniti QX80 specs
Engine: twin-turbocharged 3.5-liter V6
Power: 450hp
Torque: 700Nm
Price: From Dh450,000, Autograph model from Dh510,000
Available: Now
Dust and sand storms compared
Sand storm
- Particle size: Larger, heavier sand grains
- Visibility: Often dramatic with thick "walls" of sand
- Duration: Short-lived, typically localised
- Travel distance: Limited
- Source: Open desert areas with strong winds
Dust storm
- Particle size: Much finer, lightweight particles
- Visibility: Hazy skies but less intense
- Duration: Can linger for days
- Travel distance: Long-range, up to thousands of kilometres
- Source: Can be carried from distant regions
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
Wicked: For Good
Director: Jon M Chu
Starring: Ariana Grande, Cynthia Erivo, Jonathan Bailey, Jeff Goldblum, Michelle Yeoh, Ethan Slater
Rating: 4/5
How to watch Ireland v Pakistan in UAE
When: The one-off Test starts on Friday, May 11
What time: Each day’s play is scheduled to start at 2pm UAE time.
TV: The match will be broadcast on OSN Sports Cricket HD. Subscribers to the channel can also stream the action live on OSN Play.
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Brief scores:
Manchester City 3
Bernardo Silva 16', Sterling 57', Gundogan 79'
Bournemouth 1
Wilson 44'
Man of the match: Leroy Sane (Manchester City)
Chef Nobu's advice for eating sushi
“One mistake people always make is adding extra wasabi. There is no need for this, because it should already be there between the rice and the fish.
“When eating nigiri, you must dip the fish – not the rice – in soy sauce, otherwise the rice will collapse. Also, don’t use too much soy sauce or it will make you thirsty. For sushi rolls, dip a little of the rice-covered roll lightly in soy sauce and eat in one bite.
“Chopsticks are acceptable, but really, I recommend using your fingers for sushi. Do use chopsticks for sashimi, though.
“The ginger should be eaten separately as a palette cleanser and used to clear the mouth when switching between different pieces of fish.”
Spare
Profile
Company name: Spare
Started: March 2018
Co-founders: Dalal Alrayes and Saurabh Shah
Based: UAE
Sector: FinTech
Investment: Own savings. Going for first round of fund-raising in March 2019
Living in...
This article is part of a guide on where to live in the UAE. Our reporters will profile some of the country’s most desirable districts, provide an estimate of rental prices and introduce you to some of the residents who call each area home.
TEACHERS' PAY - WHAT YOU NEED TO KNOW
Pay varies significantly depending on the school, its rating and the curriculum. Here's a rough guide as of January 2021:
- top end schools tend to pay Dh16,000-17,000 a month - plus a monthly housing allowance of up to Dh6,000. These tend to be British curriculum schools rated 'outstanding' or 'very good', followed by American schools
- average salary across curriculums and skill levels is about Dh10,000, recruiters say
- it is becoming more common for schools to provide accommodation, sometimes in an apartment block with other teachers, rather than hand teachers a cash housing allowance
- some strong performing schools have cut back on salaries since the pandemic began, sometimes offering Dh16,000 including the housing allowance, which reflects the slump in rental costs, and sheer demand for jobs
- maths and science teachers are most in demand and some schools will pay up to Dh3,000 more than other teachers in recognition of their technical skills
- at the other end of the market, teachers in some Indian schools, where fees are lower and competition among applicants is intense, can be paid as low as Dh3,000 per month
- in Indian schools, it has also become common for teachers to share residential accommodation, living in a block with colleagues
Heather, the Totality
Matthew Weiner,
Canongate
GIANT REVIEW
Starring: Amir El-Masry, Pierce Brosnan
Director: Athale
Rating: 4/5
Strait of Hormuz
Fujairah is a crucial hub for fuel storage and is just outside the Strait of Hormuz, a vital shipping route linking Middle East oil producers to markets in Asia, Europe, North America and beyond.
The strait is 33 km wide at its narrowest point, but the shipping lane is just three km wide in either direction. Almost a fifth of oil consumed across the world passes through the strait.
Iran has repeatedly threatened to close the strait, a move that would risk inviting geopolitical and economic turmoil.
Last month, Iran issued a new warning that it would block the strait, if it was prevented from using the waterway following a US decision to end exemptions from sanctions for major Iranian oil importers.
