PF Report Magazine Issue 1

UAE Real Estate Market Report
MARKET THE THE THE

SNIPPETS FORECAST FOCUS OFF-PLAN
The latest Top agents' The most New projects by 2
trends in outlook on the viewed of the industry's
real estate market communities top developers
ISSUE 1
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CONTENTS
ISSUE 1 November 2016
In this issue...
4 Market Snippets
4
The latest trends in real estate
7 The Forecast:
• 6 key trends that will affect the
7 14
UAE's real estate industry
• An evolving Dubai
• The future of the industry by
UAE top brokerages
• Reshaping the way we do real
estate
14 The Market:
• 2016 Overview
• Market data for Dubai, Abu THE MARKET
Dhabi and Northern Emirates
27 propertyfinder.ae Have you been wondering

27 57
• Performance review
• propertyfinder tech updates Dubai which areas are generating
Heat
United Arab Emirates
the most enquiries this year?

56 Q & A: A Day in the Life of 2018
Map
propertyfinder.ae gives you an overview of how the market is performing in
Simon Kennedy 2017
terms of enquiries and which areas are the most viewed, giving an idea of where
Director of Edwards & Towers 2016 supply and demand meet and where there is still opportunity for growth. Dubai
2015 2017
Marina and Jumeirah Lake Towers have gathered the biggest amount of leads
2014
2018 this year, with people looking for more affordable housing in Al Nahda, Jumeirah
57
Village Circle, and Dubai Sports City, all part of the top 10 most viewed.
The Off-Plan:
• Where to invest in Dubai and
why?
• Why be optimistic about
Dubai's real estate?
• How new regulations are
JBR
Palm
Jumeirah 61
boosting the Abu Dhabi
Dubai
Marina Umm
Suqeim Jumeirah
off-plan market PERFORMANCE REVIEW
Jumeirah
JLT Greens
Meadows Tecom
Deira
Park Business Sheikh Zayed Road
An overview of what propertyfinder.ae stats looks

Discovery The Views Bay
Gardens DIFC Al Nahda
61
Al Barsha Bur Dubai Al Qusais
like, and what were the most viewed communities
The Springs Downtown
Dubai Heat Map Al Furjan
Dubai
in the UAE JVT

Al Quoz
JVC
IMPZ
Dubai
Dubai Investment Park Sports
Motor
City
City
Mirdif
Remraam Arabian
Al Warqa'a
Ranches
Disclaimer International
Dubai Land City
propertyfinder trends is published by propertyfinder.ae. 27
1505 Shatha Tower, Dubai Media City, PO Box 50954, Dubai. UAE Dubai Silicon Oasis
Tremendous
For article reprints, permissions and licensing : info@propertyfinder.ae
Intense
The information contained in propertyfinder trends is intended to be for general use only. propertyfinder.ae is not responsible for any errors or omissionscontained
in the document. If you wish to use or copy any of the text or other materials found in this Magazine, you must first contact propertyfinder.ae for a written copyright
Very strong
permission in relation to the proposed use.
Strong
Mild
Balanced
1
56
2
MESSAGE FROM THE CEO
Dear
propertyfinder
friends,
T
he propertyfinder Group celebrated its progress in propelling
our growth with a combination of long hours at the office,
teamwork and dedication, built from the ground up.
Welcoming in excess of 5,000 registered advertising real

estate agents across the UAE, propertyfinder has positioned
themselves as market leader and expert, and we want to share
with you the data intelligence that we have. In every shift of
behaviour, from our users to our clients, we see signals that
allow us to better understand the ups, downs, and trends of
this market. Beyond the numbers, what we really wanted to
share with you in the first issue of propertyfinder trends is a
perspective and point of view, coming from the people within
propertyfinder and our expert partners.
In the Market section, we take a deep dive into our statistics.
Beyond the
Here, we extract insights on Dubai, Abu Dhabi and the Northern
Emirates. We have looked into the top communities of each
of these regions and have painted an educated picture of the
current market. We've also exercised our predictive powers, and
tried to propose how the future may proceed. From the rise of a
numbers, what we
new middle class, to an increasing interest towards new projects,
we have identified the key trends that will shape the future of
really wanted to
real estate in the UAE. Exciting times are just around the corner!
share with you is a
On behalf of our contributors, enjoy the read.
perspective and a
point of view
Michael Lahyani
CEO & Founder
3
Market
Snippets
Dubai’s global position as an attractive destination for
both residents and tourists is being reinforced
Besides art lovers being over the moon at

Dubai Opera's launch and its first outstanding
performance by maestro Placido Domingo, Dubai
residents will soon have more options of evening
outings, as well as more residential choices around
the same area. Emaar has launched its exclusive
residences (Act One and Act Two) at the Opera
District in Downtown; 1-3 bedroom units with a
Burj Khalifa view.
Upcoming shows will include worldwide musical

successes (Les Misérables and the West Side
Story), Opera, Ballet, Comedy and Arabic
performances to name a few. Tickets start at
200 AED and are available for purchase online:
dubaiopera.com and at the box office of the Opera.
The world's largest indoor theme park, IMG

Worlds of Adventure opened its doors in
September, aiming to attract 30,000 visitors per
day and playing a key role in the tourism sector.
And with Dubai Parks and the Dubai Safari Park
scheduled to open soon, Dubai becomes more
and more a family centred destination.
For IMG Worlds of Adventure, you will pay

300AED for the entire day to access the 4
zones of the park (Cartoon Network, Dinosaur
Adventure, IMG Boulevard and MARVEL) and
250AED for children. Dubai Parks will open soon
and you can already check their annual multipark
passes online at dubaiparksandresorts.com
4
MARKET SNIPPETS
A huge step forward for the Dubai Water Canal project was
made on Friday, the 3rd of June, when Al Wasl Street Bridge
became fully operational. Mohammad Alabbar (Chairman of
Emaar) has announced that the Dhs3.65 billion structure,
also known as the Tower, will be 100 metres taller than Burj
Khalifa, which currently stands majestically at 828 metres.
According to the municipality of Dubai, 25,000 new buildings,

including apartments and villas, are being constructed in the
emirates, representing an increase of 20% compared to 2015.
This is a sign that developers firmly believe in Dubai's real
estate market and that they’re still going ahead with their
announced projects, making it a great place to invest in.
A focus on Jumeirah Central project – a small city designed

with the purpose of being self-sufficient and aiming to
represent the city of tomorrow (in its infrastructure and
transportation) is a project currently, and for the past two
years, under development by Dubai Holding, with the help
of governments, private agencies and international experts.
In addition to residential space available for 35,000 people,
hospitals, and schools, the district will become home to 7,200
hotel rooms, the largest number of rooms located in a single
district.
5
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you can
CALCULATE
last months
The Forecast
6 KEY TRENDS
that will shape the UAE real estate industry
AFFORDABLE HOUSING
in Dubai by propertyfinder COO
HOW UAE TOP BROKERS

see the future of the industry
7
THE FORECAST
6 key trends that will shape UAE real estate

Despite a continuing general slump in prices, the UAE's leading property markets –
Dubai and Abu Dhabi – will continue to be safe havens for global realty investors.
T
hough rents have seen adjustments, stock in these areas entered the competition. These delays can be attributed to a number
the country’s diversifying econo- These same communities are now offering of reasons, including finance issues,
my, security of investment, and the rental yields of over 9%, which makes them contractual disputes, construction delays
promise of Dubai Expo 2020, will keep the very interesting to high-yield-seeking and licensing/approval delays, while some
real estate sector in good shape for the investors. developers will deliberately hold back
foreseeable future. As for what the future holds over the completions to avoid flooding the market.
propertyfinder.ae has identified six remainder of the year, propertyfinder.ae However, these delays could be viewed
key trends and drivers that will affect the expects that most communities are at, or as something of a blessing in disguise,
market in the months ahead. near, the bottom of this cycle and others may as they will help stabilise the market and
have seen the bottom. While some areas avoid excessive oversupply.
1 General plateau in Dubai's may experience a small dip in general, the Over the past five years, the
portal expects apartment and villa prices for materialisation rate of proposed projects
residential market, ups and downs the remainder of 2016 to remain stable. has been fairly low, with only 30 per cent
in villa segments For Abu Dhabi, the market tends to of proposed residential projects and 45 per
propertyfinder’s own market research follow Dubai but with a time lag of around cent of proposed office space completing
– conducted using the median asking 18 months. Prices declined in Abu Dhabi in on schedule. This rate is expected to
price across the top 20 communities for Q2, and the market faced lower demand, remain low with further project delays
apartments and villas in Dubai – shows in and a reduced level of employment and in 2016, which will effectively reduce
general, flat prices for apartments and a drop government spending. oversupply risks.
in villa prices (particularly for the higher end). Many are wondering when prices will
However, not all communities showed start to increase again. Although it is difficult 3 Increase in demand for
declines. The affordable villa segment in to pinpoint, propertyfinder.ae believes that
both sale and rent actually showed signs of
affordable housing
continued global economic uncertainties will With the imminent arrival of Dubai Expo
growth, indicating that there continues to be lead the market to remain relatively stable 2020, which will require thousands of new
an undersupply here. over the remainder of 2016, with no recovery professionals to enter the local job market,
Conversely, the lower end emerging in prices until at least 2017. both Dubai and Abu Dhabi are under
apartment communities saw signs of decline
pressure to provide affordable housing to
in 'for sale' properties as a large number of 2 Project delays will reduce risk encourage expat workers to immerge their
new and off-plan projects with completed
of oversupply roots in the UAE.
The trend of project delays – a This has seen contractors in the region
byproduct of the slowing market finding their already tight margins squeezed
conditions in 2016 – is likely to continue. even further by developers driving the
growth of the UAE’s affordable housing
sector. This situation is likely to result in
a more adversarial relationship between
developers and contractors in the future.
8
THE FORECAST
There is no doubt that projects designed to appeal to first time

buyers will be extremely popular in the next twelve months, and
an increasing number of developers are getting on board.
There is no doubt that projects designed safety. 6 The search for alternative
to appeal to first time buyers will be On the security side, a much greater investments
extremely popular in the next twelve use of CCTV will be noticed in all residential With a large amount of global money
months, and an increasing number of buildings in-line with strict recent laws. still seeking a home in real estate assets,
developers will climb on board. Danube, for Indeed, Dubai landlords who do not one of the key trends will be a shift in
example, has recently launched its sixth install CCTV in residential and commercial interest from traditional investment
affordable housing project in Dubai this buildings, as well as villa compounds, may classes such as office, residential and
year. face hefty fines. retail, towards alternative real estate
assets such as schools, hospitals, student
4 A stronger emphasis on 5 Build To Suit (BTS) will continue housing, and infrastructure.
building safety to appeal The growth of interest in these
After the unfortunate spate of The first half of 2016 saw Mashreq alternative real estate assets is being
serious high-rise fires in Dubai, 2016 Bank following in HSBC's and SCB’s further fuelled by increased supply and
will witness greater attention towards footsteps in having a new office building reduced returns from traditional assets
building safety from various stakeholders, built according to its own specific and the availability of more investment
including: developers, landlords, occupiers, requirements in Downtown Dubai. Not only vehicles that provide a means of accessing
consultants, and government agencies. does this further strengthen this area as new sectors of the market.
Due to this increased overall the centre for the onshore financial sector, At the forefront of this trend is a growth
awareness, there will be more demand it also illustrates the continued preference of interest in educational assets, which
for well-maintained buildings with better for major financial institutions to commit offer attractive returns from a growing and
fire safety. The market will also witness to purpose-built premises rather than relatively secure sector of the market. ■
new regulations where building owners occupying space in existing buildings.
will have to adhere to stricter fire safety This trend is expected to continue over
guidelines from government agencies, such the rest of 2016 with a number of other
as the Civil Defence. organisations known to be examining
For 2016, it is less about the need for opportunities to have premises designed
new regulation but more an effective and constructed on a ‘build to suit’ basis.
enforcement of the existing laws and
guidances. This is likely to remain a hot
issue as stakeholders seek to reduce
the reputational risk to their brand from
accidents and incidents relating to building
9
THE FORECAST
An evolving Dubai
from Propertyfinder Group COO's point of view
F
or those living in Dubai, it should come From a property search perspective, our staff though, the challenge of finding
as no shock that it remains in the top 10 the combination of the availability of stock, affordable accommodation close-by is
most expensive cities in the world based the cost of living and working here and the exactly that. Many of our employees either
on the cost of living and accommodation. desirability of certain areas are affecting choose smaller units to be near the office
Despite a recent fall by 7%, this steep where people want to live and work. But and its surrounding attractions or live
cost is still a major component dealt with in reality, their choices further away.
daily by employees and businesses. are restricted and Living further from the office is not a
Our data and digital team constantly compromises have to major issue in most countries; contrarily to
asseses the demand vs supply in terms of be made. This impacts Dubai where employees have a commute
price brackets and accommodation type. many aspects in the of some sort. With the newer communities,
It’s a good insight into the fluctuations of employee’s life in Dubai. not yet served by the ever-expanding
the market and reflects how the employee This article focuses infrastructure, employees become
profile is constantly transforming in Dubai. on the impact from a dependent on either their own vehicles or
Dubai’s property market is now facing business perspective. sharing with partners or colleagues adding
the challenge of a burgeoning “middle class”. PAUL STEWART- Taking our company cost, time and inconvenience.
Expat packages are being squeezed and in SMITH as an example: These might not seem major issues in
challenging global conditions; the lure of COO, propertyfinder is based other parts of the world but locally, in Dubai
Dubai as a place to live, work and bring up a PROPERTYFINDER in Media City, a great there is a habit of these issues becoming
family is hugely inviting to those that may GROUP location to work, with magnified. They can sometimes make the
have not previously considered it. Dubai, shops, cafes, and after- decision for someone thinking of staying or
both the city itself and its workforce, are work activities nearby. All towers have returning home.
rapidly evolving. Expo 2020 will ensure this views either over Emirates Golf Course, the Businesses need to consider the impact
trend continues and the long term vision for Arabian Gulf and the Palm, or of the ever of extensive working hours and more
the city involves many breathtaking goals. impressive towers of Dubai Marina. For flexible working patterns, offering flexi-
10
THE FORECAST
New offices in popular communities are becoming

attractive to companies, where a large and diverse workforce
can live detached in either more affordable apartments or in
new, attractive and affordable villa communities
the beach becomes that little bit further

Jumeirah Central Project
and the "attractiveness" of living in Dubai
somewhat compromised. Attracting top
global talent has become just that little bit
harder.
Developers, while entering a more
competitive market, are now building
properties based on analysis of what the
consumer wants and can afford. They are
now able to analyse the data and look into
market trends and searches with more
granularity and certainty, so we expect to
see more affordable and relevant housing
being built.
So what more could businesses do to
attract and retain the talent? Finding the
initial deposit, acquiring one, two or if you
are lucky four cheques for your rent is a
daunting prospect so employers should
consider rental advances to facilitate a
smooth transition for those who may be
used to a monthly mortgage or rental
payment back home. People landing in
Dubai have enough to think about, a new
job, learning how to get around in a new
city, transportation, a bank account, visa,
Emirates ID, as well as a property market
DIFC where affordable supply is outstripped by
demand. Being able to react quickly and
secure your desired property is a major
factor for everyone. Some companies
hours to avoid people getting stuck in While working on this report, Dubai
choose to provide some help in order to
commuter rush hour traffic and the office smooth the transition. From a business Holdings unveiled Jumeirah Central
elevator squeeze. perspective, it’s a simple matter of cash master plan. Besides being a game-
And this is just one example of how flow management, but for the employees changing district supporting Dubai's
employers could adapt in an effort to it’s a massive boost that allows them growth, it also focuses on delivering
keep the talent pool they have previously to settle and focus on work rather than
invested in. a true community environment,
worrying about where they will be living.
As mentioned above, our data shows Other businesses offer short-term supporting rich social interaction. This
that people are looking for more affordable accommodation to new employees whilst reaffirms how much the government of
rental stock with over 50% of property some bigger organisations are able to Dubai has its residents' best interest at
views between 0-100,000AED whereas offer relocation services to smooth the heart and how rapidly they manage to
stock levels only represent 25% of the transition.
listings in that price bracket. Developers are assess challenges faced by the people
Businesses need to look at the data
responding, with Dubai Properties recently and plan for the future; reflect on the point living in Dubai.
launching the second phase of its Serena where it becomes a restriction to have
Community focusing on two and three an office in a popular, brand conscious
bedroom townhouses and villas, right in the location versus a practical and more and affordable villa communities. Whilst
sweet spot of search volumes and aiming employee-friendly location. New offices in businesses may see this as abandoning
at affordability. The compromise now some of the newly developed and popular the dream of being located in a prestigious
lays on the location, as these favourable, communities are becoming more attractive address, they will also start seeing the
affordable communities are being built to companies. Some larger organisations benefit of lower office rental prices, an
on Emirates Road, the towers in the are looking at these areas, where a diverse increased employee satisfaction rate and
“hub” of the city have become smaller, workforce can live close-by in either more less housing increase pressure. All good for
the distance to work, an evening out or at affordable apartments or in new, targeted the bottom line! ■
11
THE FORECAST
How UAE top brokerages see the future of the industry
We asked three property experts to tell us how they see the market evolving
over the next 5 years. This is what they had to say...
Over the coming five to six years, we anticipate an increase of migration between countries, especially
across Asia and the Middle East, reinforced by the new wealth of these economies. As these fast-
growing cities are expanding, technology and sustainability will be the key drivers for growth within
the brokerage sector.
Technological innovation will be dominant, and the Middle Eastern real estate industry is expected
to join the digital revolution very quickly. New tools such as virtual reality (VR), whereby prospective
buyers can virtually walk through the vendor’s properties without an agent, and from anywhere in
the world, are already spreading rapidly. Although recently curbed as illegal, drone marketing is also
CHRIS WHITEHEAD becoming popular for aerial photos and videos. We expect that special authorisations for commercial
MANAGING DIRECTOR, SOTHEBY’S use will be soon extended to brokerages.
INTERNATIONAL REALTY
We also see the revolution of data, whereby brokerages are becoming more familiar with the
collection of data and are using new data tools focused on analytic components, learning how to
speak to their customers in a smarter, digital way. We expect the weekly servings of e-marketing,
consisting of rows of properties, to disappear as brokerages use these data tools to understand
their customers' buying habits, their general digital habits and get familiar with communicating their
property offerings in a more efficient way.
It is important to look at all aspects of the property market and analyse it based on two very different
segments: off-plan and "ready" properties.
To understand the property market, one needs to understand the moving pattern of a Dubai resident,
transitioning from year to year. Our data shows that the majority of buyers are either first time buyers
or homeowners who have sold their house and are looking to buy another one. The cycle and data
analytics show that the market is being driven by tenants and first time buyers who are setting
their roots in Dubai and planning to stay, seeing it as a wise investment to commit to a mortgage
instead of continuing to pay rent.
LEWIS ALLSOPP
CEO, ALLSOPP & ALLSOPP The off-plan market is still going strong in Dubai. However, property developers are catering to the
end users rather than the larger investor base. We are seeing payment plans spread for years after
completion of a development, attracting end users due to affordability.
I can see Dubai having a real positive rise in prices over the coming years leading up to the Expo 2020.
We can already see this happening as we have seen the month-on-month buyer registration increase.
From a micro perspective, we witness developer incentives and effective promotions as well as
competitive pricing and affordable housing. Additionally, more people are looking to buy right now
rather than rent. If this change of state in consumer behaviour continues, it could positively impact
Dubai’s demand curve.
From a macro perspective, the impact the UK Brexit might have on Dubai’s market depends on the
strength of the UAE’s trade and its future investment ties with the UK. Furthermore, recent oil price
levels overly gave a breath of fresh air to the GCC market and to Dubai in particular. Lastly, end users
and investors alike believe that Expo 2020 will have a great impact on Dubai's market, leading
LOAI AL FAKIR many buyers to purchase now, staying under the impression that the market will start warming up in
CEO, PROVIDENT ESTATE the beginning of 2017.
12
THE FORECAST
Reshaping the way we do real estate

easily accessible across departments can
provide invaluable insight into products,
pricing, and customers' habits.
Big data at propertyfinder

In the past years we’ve seen property
seekers shifting towards data-driven
decisions when it comes to buying or
renting: they map-out the whole market
and communities before deciding where
to rent or invest. At propertyfinder.ae
we have the end users’ best interest
at heart; we aim to streamline the
journey by giving, in addition to quality
listings, the data needed for making
the fastest decision when it comes to
buying or renting, prices and trends,
Statistics as shown on a broker's propertyfinder account. nearby amenities, school finder, property
ranking, etc. ■
S
ome of the most successful start- alternative) at the right time.
ups have achieved huge growth in Data collected through marketing
recent years through the smart use campaigns (A/B testing, emailing, or click
of data. Take Deliveroo or Washmen for analysis...) contribute to improve their
example - now a global audience segmentation, address the
phenomenon that right message and avoid spamming their
through the smart use clients with irrelevant information. For
of location services, has real estate agents, this means helping
transformed the way we them capture the audience’s attention
order food, dry cleaning and increasing the conversion rate when
POINT OF VIEW
or search for properties addressing them with specific campaigns
in propertyfinder.ae's (development launches, new property
PAUL SPARGO case. When companies presentations, promotions…)
COMMERCIAL
start taking data driven How do you think data will
DIRECTOR, decisions, especially in
PROPERTYFINDER.AE strong industries like impact the business in the
real estate, they gain a Sharing data coming year?
distinct competitive advantage and win
valuable insights about their consumers.
and making it easily The industry
accessible across will move beyond
How do real estate agents use the immediate
data in their daily business? departments can marketing dollar and
chase the instant
Market related data helps brokers and
developers have a better understanding
provide invaluable gratification of
instant conversions.
of how the market is evolving, what insight Digital advertising
communities are on the up, which of their
ALASTAIR will enable people
properties to promote and when. By
SHERRIFFS to hyper-target
holding and sharing with their customers,
DIGITAL DIRECTOR, consumers and
unique information such as rental yields, Challenges in the use of data PROPERTYFINDER.AE investors and
average prices and median sizes they are Some companies will need to
build long term
real estate experts, community specialists evaluate which areas to focus on, in
relationships, as well as highly accurate
and a customers’ trusted partner. regards to using data analytics, and if
and successful predictive targeting
With property-seeker related the improvements and potential cost
methods. Improvements in hyper- local
data (how people search the internet, reduction are worth the time invested in
mobile targeting could lead to this
what price bracket they type in, which implementing and educating the people
finally being a viable channel that in the
communities they’ve viewed most) real who will be using it.
cluster of many and among hundreds
estate brokers can better target their It might look relatively easy to
of blocks, delivers specific property
audience, understand their behaviour record data but many companies make
information.
and expectations, and accompany them the mistake to limit or ban its access
in viewing the right properties (or a valid internally. Sharing data and making it
13
The Market
2016 Overview
LUKMAN HAJJE
CCO, PROPERTYFINDER GROUP
Dubai Apartments and Villas

A FEW WORDS FROM MARIO VOLPI
CHIEF SALES OFFICER, KENSINGTON EXCLUSIVE PROPERTIES
Abu Dhabi Apartments and Villas

A FEW WORDS FROM WAEL SHAMI
GENERAL MANAGER, TWENTY THIRTY REAL ESTATE
Northern Emirates Apartments and Villas
14
Data is based upon the median property advertised prices on propertyfinder.ae and may not reflect the reality of property transcation prices.
This information is intended to be indicative of advertised price trends. Propertyfinder.ae does not accept responsibility for errors or omissions.
N/A = Non Applicable due to unavailable or statistically insufficient data.
15
THE MARKET
T
he performance of the UAE than Dubai Sports City, where prices are more for residences.
apartment scene has been sluggish at AED857 per sqft. While JVC (AED893), Price movements for villas, both for
so far this year. Apartments in the IMPZ (AED912) and Al Furjan (AED984) sale and rent, have in general been more
most popular communities have slipped a were other popular affordable options. significant than apartments. Asking prices
couple of percentage points since January, For investors, the Downtown price for villas for sale have witnessed a 5.06%
but there have been decline has helped improve the rental decline among the top 20 most viewed
some exceptions. Rental yield which is standing at 5.5% as of villa communities in the UAE since the
yields continue to be August 2016, looking sluggish compared start of the year.
excellent, particularly to other apartment options. Downtown Arabian Ranches was once again
in the emerging in fact offers the lowest rental yield the most searched villa on the site. It
communities. among the most popular UAE apartment witnessed a significant drop of 9.57% in
Apartments in communities. JBR offers slightly more at its median asking price (January to August
the majority of our 5.74%, Dubai Marina and DIFC are offering 2016). But the biggest price drops were
top 20 most viewed solid 6.39% and 6.33% yields, slightly better seen in Dubai Land (-15.11%) JVC (-12.14%)
LUKMAN HAJJE
communities saw small and the Meadows (-10.8%) all of whom
CCO,
declines in their median witnessed double digit declines in their
PROPERTYFINDER
asking price per sqft asking price for sale. Other notable drops
GROUP
since the start of this Rental yields were in Jumeirah Golf Estates (-8.76%) and
year, including JBR (-2.36%), Old Town the Lakes (-5.48%).
(-2.57%), Dubai Marina (-2.80%), Downtown continue to be Most of the rest of the top 20
(-3.30%), Dubai Sports City (-3.38%), and villa communities; Al Barsha (-2.71%),
IMPZ (-3.89%). excellent, particularly Jumeriah Park (-2.26%), Palm Jumeriah
Dubai Land (-11.94%), The Views (-4.48%), Jumeirah Islands (-3.80%), JVT
(-6.74%) and JLT (-4.28%) witnessed more in emerging (-3.93%), Dubai Sports City (-0.50%) and
significant declines. Dubai Land, currently Al Furjan (-2.43%) saw low single digit
has many projects under construction
communities. declines. Prices in Emirates Hills dropped,
and competition is high, as perceived meanwhile three communities actually
looming oversupply has forced owners bucked the trend and have witnessed
and developers to price themselves small gains since the start of the year. The
more aggressively in order to attract than the Palm Jumeirah and Business Bay, Springs increased by 0.88% to AED1,140
buyers. Discovery Gardens now offers where rental yields are standing at an per sqft. Emaar’s Reem development
the most affordable apartments among average 6.1%. increased modestly by 2.77% to a still
the communities forming the top 20 most Al Reem Island in Abu Dhabi offers very affordable AED757 per sqft. Al
viewed communities, with a median asking investors the highest yield rate among the Reef, in Abu Dhabi increased by 0.93%
price of just AED821 per sqft. blue chip UAE communities with a healthy to AED857 per sqft. The element these
But not all communities saw declines 7.52%. Abu Dhabi offers less transparency three communities have in common is that
in asking price. Apartments per sqft in and is perceived among investors as a they are all clearly aimed at the budget
Dubai Silicon Oasis (+0.36%), Business Bay less secure option than Dubai. The higher villa segment of the market, a segment
(+1.50%), Motor City (+1.76%), and Al Reem rental yield to comparative Dubai blue chip arguably undersupplied, that has proven
Island (+3.14%), were more expensive in freehold communities can be viewed as a popular both with end users and investors.
August as compared to January. risk/return payoff. For villa tenants there was a slight but
Apartments in the remainder of the top JLT (8.05%), Greens (7.50%) and The welcome respite from costly UAE rents,
20 most viewed communities in the UAE Views (7.17%) apartments offer investors which have held strong despite the falls
for sale fell or rose less than 1% indicating the highest yields among the established in prices for the past two years since the
that the market has been reasonably flat. Dubai freehold communities. These mid 2014 peak. Overall villa rents dropped
Apartments in the top 20 most viewed communities are arguably less blue chip by 1% across the top 20 most viewed villa
communities witnessed an overall decline than the Marina, the Palm and Downtown. communities. However, price movements
of 0.67% in the median asking price per However, investors enjoy a better return. varied significantly across different
sqft; a very slight dip, indicating owners The best rental yields in the UAE can communities.
have been holding their prices. be found in emerging communities such as Arabian Ranches continued to be
Downtown, despite a decline of Dubai Silicon Oasis where apartments are regarded as the most popular villa rental
3.30%, largely due to high construction achieving 9.13%. Not far behind are Dubai community in the UAE. The asking price
activity and increased competition Sports City (8.98%), Al Furjan (8.94%), IMPZ per sqft actually rose by 6.78% since
from neighbouring communities such (8.88%) & JVC (8.62%). These are world January. Jumeirah Park was the second
as City Walk, is still commanding the class rental yields but these communities most popular in the villa rental search. It
highest asking price at AED2,232 per sqft are far from 100% complete and have also increased by 1.67%. The third most
(USD6,543 per sqm) ahead of Old Town large scale development scheduled for searched villa community, the Palm
(AED1,967), Palm Jumeirah (AED1,715), at least the next 5 years. More stock Jumeirah, saw a decline of 4.30%. Always
DIFC (AED1,802) and JBR (AED1,690). will come online, suitable for budget a popular choice for families on a budget
At the other end of the spectrum, conscious buyers and renters which could who are searching for a villa community
Dubai Land apartments are offered at a put downward pressure on prices. On the closer to Media City and the beach, the
median asking price of just AED907 per other hand as these communities mature Springs was the 4th most viewed villa
sqft. Apartments in Dubai Silicon Oasis and as shops, supermarkets, schools and community, with a rise of 4% while the
cost AED832 per sqft, slightly cheaper hospitals come online, they will offer far larger, more expensive and of better
16
THE MARKET
RENTAL YIELDS
APARTMENTS VILLAS
COMMUNITY AUGUST 2016 PERCENTAGE COMMUNITY AUGUST 2016 PERCENTAGE
Discovery Gardens 10.35% Jumeirah Village Circle 8.04%

International City 9.66% Reem 7.85%
Dubai Silicon Oasis 9.13% Al Reef 7.23%
Dubai Sports City 8.98% The Springs 6.60%
Al Furjan 8.94% Arabian Ranches 6.41%
IMPZ 8.88% Jumeirah Park 6.05%
Jumeirah Village Circle 8.62% The Lakes 5.61%
Jumeirah Lake Towers 8.05% Mudon 5.54%
Al Reem Island 7.52% Al Furjan 5.47%
Greens 7.50% Jumeirah Golf Estates 5.27%
The Views 7.17% Dubai Sports City 5.13%
Dubai Land 7.16% Jumeirah Village Triangle 5.00%
Al Raha Beach 7.10% Meadows 4.74%
Motor City 6.75% Jumeirah Islands 4.19%
Dubai Marina 6.39% Palm Jumeirah 3.32%
DIFC 6.33% Emirates Hills 3.04%
Old Town 6.10%
Palm Jumeirah 6.06%
Business Bay 6.01%
Jumeirah Beach Residence 5.74%
Downtown Dubai 5.51%
Arabian ranches, the most popular

villa rental community in the UAE
quality Emaar villas in the Meadows

declined 5.71%.
The Lakes and JVC saw by far the
biggest increases with 13.42% and 14.42%,
respectively. Villas in Al Furjan also saw
a growth of 12.50% in median rent asking
prices. These figures are somewhat
surprising but in the case of the latter
two, they are also an indication of the high
demand for affordable villas.
For investors interested in purchasing
a villa, the general rule of thumb is that
the larger and more expensive the villa,
the lower the rental yield. This is certainly
true in Dubai where the lowest rental
yield being received are in the most
The Dubai's opera district in Downtown
expensive villa communities. Emirates
Hills is achieving just 3.04% while the Palm
Jumeirah offers slightly more at 3.32%.
While 3% rental yields maybe more
than acceptable in other markets, they are
clearly lack lustre by local UAE standards.
JVC was the best performing villa
community in terms of rental yields
achieving a very healthy 8.03% per annum,
followed closely behind by Reem (7.85%)
and Al Reef in Abu Dhabi (7.23%). The
Springs are achieving 6.6% while the most
popular villa community; Arabian Ranches
offers investors healthy yields of 6.41%.
By far the biggest decline across any
category this year has been the decline in
asking rents in Emirates Hills which saw a
massive decline of 18.47%. ■
17
THE MARKET
DUBAI APARTMENTS
PRICE PER SQFT RENT PRICE PER SQFT BUY RENTAL YIELD
COMMUNITY
JAN 2016 AUG 2016 % CHANGE JAN 2016 AUG 2016 % CHANGE JAN 2016 AUG 2016
Dubai Marina 112 105 -6.25% 1,692 1,644 -2.83% 6.62% 6.39%
Downtown Dubai 121 123 1.63% 2,308 2,232 -3.30% 5.24% 5.51%
Jumeirah Lake Towers 103 99 -3.88% 1,285 1,230 -4.28% 8.02% 8.05%
Palm Jumeirah 106 104 -1.88% 1,715 1,715 0.00% 6.18% 6.06%
Dubai Sports City 80 77 -3.75% 887 857 -3.38% 9.02% 8.98%
Business Bay 92 92 0.00% 1,508 1,531 1.50% 6.10% 6.01%
Jumeirah Village Circle 88 77 -12.50% 891 893 0.22% 9.88% 8.62%
Jumeirah Beach Residence 100 97 -3.00% 1,731 1,690 -2.36% 5.78% 5.74%
Dubai Silicon Oasis 74 76 2.63% 829 832 0.36% 8.93% 9.13%
DIFC 112 114 1.75% 1,689 1,802 6.27% 6.63% 6.33%
Dubai Land 71 65 -8.45% 1,030 907 -11.94% 6.90% 7.16%
The Views 118 109 -7.62% 1,631 1,521 -6.74% 7.23% 7.17%
International City 80 66 -17.5% 683 683 0.00% 11.71% 9.66%
Greens 114 100 -12.20% 1,384 1,333 -3.68% 8.24% 7.50%
IMPZ 79 81 2.47% 949 912 -3.89% 8.32% 8.88%
Discovery Gardens 104 85 -18.26% 782 821 4.75% 13.30% 10.35%
Old Town 123 120 -2.40% 2,019 1,967 -2.57% 6.09% 6.10%
Motor City 80 69 -13.75% 1,004 1,022 1.76% 7.97% 6.75%
Al Furjan 77 88 12.50% 985 984 -0.10% 7.82% 8.94%
Data is based on median advertised price on propertyfinder.ae and may not reflect the reality of property transactions
N/A means the data was inexistent or based on insufficiant listings
How is the Dubai real estate market limited to 80% LTV. Over AED 5 M, the restrictions are 65% for expats
gaining in maturity? and 70% for nationals.
Dubai’s property market has come a long way Regulating brokers

since the start of the freehold era. It is a fact that RERA and the Dubai Land Department (DLD) in conjunction with
the market is slowly heading towards maturity its educational institute has made great strides in regulating real
and whilst there is still a long way to go, the estate brokers. Accountability and transparency has gone a long way
following will give rise to the sector claiming that to establishing confidence amongst investors and end users alike.
MARIO VOLPI
CHIEF SALES OFFICER, it is well on its way to achieving this goal.
KENSINGTON
Affordability
EXCLUSIVE More regulations/greater transparency Dubai has always been portrayed as a luxury 5 star city. Whilst
PROPERTIES In 2013 the government introduced tighter this may be good for tourism, it is tough on residents to keep up,
regulatory procedures to curb the practice of especially those on lower wages. Top end luxury developments
“property flipping” and to cool an overheating sales market. These continue to be launched but more affordable housing is now also
included increased transfer fees from 2% to 4% and the central bank making its way on to the agenda. Developers such as Danube,
issuing new mortgage caps of 75% loan to value (LTV) for first time N’shama and MAG etc. have recently launched affordable projects
expat buyers for properties less than AED 5 M with UAE nationals with great payment plans.
18
THE MARKET
DUBAI VILLAS
COMMUNITY
Arabian Ranches 66 70.8 6.78% 1,222 1,105 -9.57% 5.43% 6.41%
The Springs 72 75 4.00% 1,130 1,140 0.88% 6.33% 6.60%
Meadows 70 66 -5.71% 1,561 1,391 -10.80% 4.48% 4.74%
Al Barsha 46.7 43.3 -7.28% 1,141 1,110 -2.71% 4.09% 3.90%
Jumeirah Park 59 60 1.67% 1,015 992 -2.26% 5.79% 6.05%
Palm Jumeirah 86.7 90.6 4.30% 2,855 2,727 -4.48% 3.04% 3.32%
Jumeirah Islands 60 60.4 0.66% 1,499 1,442 -3.80% 4.00% 4.19%
Jumeirah Village Triangle 58 53 -8.62% 1,093 1,050 -3.93% 5.26% 5.00%
The Lakes 64.5 74.5 13.42% 1,404 1,327 -5.48% 4.59% 5.61%
Jumeirah Village Circle 46.3 54.1 14.42% 766 673 -12.14% 6.04% 8.04%
Jumeirah Golf Estates 65 66 1.52% 1,381 1,260 -8.76% 4.71% 5.27%
Dubai Sports City 69 62 -10.14% 1,206 1,200 -0.50% 5.74% 5.13%
Emirates Hills 92 75 -18.47% 2,467 2,467 0.00% 3.74% 3.04%
Mudon N/A 50.5 N/A N/A 911 N/A N/A 5.54%
Dubai Land 39 38 -2.56% 1,065 904 -15.11% 3.66% 4.20%
Reem N/A 59 N/A 736 757 2.77% N/A 7.85%
Al Furjan 43 42 -2.32% 903 881 -2.43% 4.71% 4.59%
Stalled projects a maturing market has more of an equilibrium effect than vast
Projects that are in default or stalled are not conducive to a differentials whether up or down.
mature market but under the DLD initiative Tanwia, more projects In conclusion, for Dubai to become a mature market will take a
will now see completion via re-financing or transfer of ownership to longer period of time but the plans that are in place are definitely
new investors. This, in turn, is helping to increase confidence in the making progress. The importance of continual attention to the
market. sector with the necessary changes or implementation of further
regulations will ensure that Dubai remains on the right track for the
Stabilising market prices greater good of all property buyers whether investors or end users.
In the past we have seen a surge in new projects launched on
to the market. Developers are now more measured in this regard Mario Volpi is the Chief Sales Officer at Kensington Exclusive
as project releases are carefully planned with sometimes limited Properties. He has 32 years of real estate experience within the London
inventory being made available. and Dubai property markets. He is a regular radio commentator on
Dubai Eye and has a weekly property column in The National newspaper.
End of boom and bust He has earned himself the reputation as the go-to person for all things
Gone are the days of hefty overnight gains and losses. Education real estate.
is the key but both buyers and sellers are now more realistic in their
price expectations. There will always be exceptions, but in general,
19
THE MARKET
DUBAI APARTMENTS
ADVERTISED MEDIAN PRICE AED PER SQFT JANUARY TO AUGUST 2016
RENT
BUY
Dubai Marina Downtown Dubai

BUY RENT BUY RENT
1,700 114 2,320 130
1,680
110 2,280 126
1,660
106 2,240 122
1,640
102 2,200 118
JAN FEB MAR APR MAY JUN JUL AUG JAN FEB MAR APR MAY JUN JUL AUG
Jumeirah Lake Towers Palm Jumeirah

BUY RENT BUY RENT
1,290 106 1,730 107
1,270 105
102 1,700
1,250
103
1,230 98 1,670
101
1,210
94 1,640 99
Dubai Sports City Business Bay

BUY RENT BUY RENT
900 83 1,580 102
81 1,540
880
98
79 1,500
860
77 1,460 94
840
75 1,440
90
Jumeirah Village Circle Jumeirah Beach Residence

BUY RENT BUY RENT
895 90 1,740 100.5
86 1,700 99.5
885
82 1,660 98.5
875 1,620 97.5

78
74 1,580 96.5
865
Greens Dubai Silicon Oasis

BUY RENT BUY RENT
1,400 120 850 77
840
1,360 75
110 830
820
1,320 73
100 810
800
1,280 71
20
THE MARKET
DUBAI VILLAS
RENT
BUY
Arabian Ranches The Springs

BUY RENT BUY RENT
1,250 74 1,150 75.5
1,200 70 74.5
1,130
1,150 73.5
66
1,100 1,110 72.5

62
1,050 71.5
58 1,090
Jumeirah Village Circle The Lakes

BUY RENT BUY RENT
780 60 1,420 90
70
740
1,380
40
50
700
1,340
20 30
660
1,300
10
Jumeirah Village Triangle Meadows

BUY RENT BUY RENT
1,100 60 1,600 74
1,080
56 70
1,500
1,060
52 66
1,400
1,040
48 62
Al Barsha Jumeirah Park

BUY RENT BUY RENT
1,200 52 1,050 62.5
50
1,030 61.5
1,100 48
60.5
46 1,010
1,000 44 59.5
990
42
58.5
900 40 970
Palm Jumeirah Jumeirah Islands

BUY RENT BUY RENT
2,900 92 1,510 61
88 1,490
2,800 60
1,470
84
2,700 1,450 59
80
1,430
2,600 58
76
21
THE MARKET
ABU DHABI APARTMENTS

COMMUNITY
Al Reem Island 114 98 -14.03% 1,263 1,304 3.14% 9.03% 7.52%
Al Raha Beach 123 106 -13.82% 1,509 1,494 -1.00% 8.15% 7.10%
Al Ghadeer 91 88 -3.29% 1,068 1,027 -3.83% 8.52% 8.57%
Al Reef 85 81 -4.70% 930 914 -1.72% 9.14% 8.86%
Saadiyat Island 111 102 -8.10% 1,852 1,697 -8.36 5.99% 6.01%
ABU DHABI VILLAS

COMMUNITY
Khalifa City 51 49 -4.08% 1,189 1,341 11.33% 4.29% 2.29%
Al Reef 59 62 4.84% 849 857 0.93% 6.95% 7.23%
Al Raha Gardens 69 63 -8.69% 1,084 1,022 -5.71% 6.37% 6.16%
Hydra Village 65 62 -4.61% 784 785 0.13% 8.29% 7.90%
Saadiyat Island 92 101 8.91% 1,700 1,628 -4.23% 5.41% 6.20%
Al Salam Street 60 61 1.64% 1,336 1,195 -10.55% 4.49% 5.10%
Al Raha Golf Gardens 64 55 -14.06% 1,149 1,047 -8.87% 5.57% 5.25%
How Abu Dhabi affordable housing to access home ownership. Those investments strengthen the local
comes in to the hands of consumers economy and can provide high return for investors, in addition to
ultimately creating more jobs.
Affordability is a relative measure in particular In many communities, the high cost of land presents a major
when it comes to the real estate industry. In barrier to the development of affordable homes. Municipality and
the case of Abu Dhabi, where income per capita UPC often control significant amounts of land, and can play a role in
and average population growth rate are one of identifying vacant or underutilised land that may be appropriate for
the world’s highest it also seems challenging to low-cost residential developments and ownership transfers.
WAEL SHAMI
The government has to be open to these questions and in
GENERAL MANAGER, define affordability. The lack in property supply
TWENTY THIRTY increases that difficulty as propertyseekers see addition to creating new freeholds to boost new developments, the
REAL ESTATE their options limited. Below, we try to give a feel UPC has started implementing a policy to secure a supply of middle
of the market through the eyes of the people we income rental housing.
meet and assist in their hunt for a new home.
For many, affordable homes will contribute to improve their With over 10 years of real estate experience, Wael has joined Twenty
residual income and stability; it will give the opportunity to plan Thirty Real Estate as General Manager, specialising in leasing, sales and
ahead without having to switch job or move home regularly. property management. His focus has always been on delivering a high
Consumers asked, felt it could reinforce the sense of belonging standard of quality to his clients, sharing with them insightful information
to a community as people move less and are given the opportunity about the market.
22
THE MARKET
ABU DHABI APARTMENTS

RENT
BUY
Al Reem Island Al Raha Beach

BUY RENT BUY RENT
1,310 120 1,520 125
120
1,290
110 115
1,500
110
1,270
100 105
1,480
1,250 100
Al Ghadeer Al Reef
BUY RENT BUY RENT
1,080 92 980 90
90 960
1,060
86
940
88
1,040
82
920
86
1,020
900
78
84
Saadiyat Island
BUY RENT
1,900 115
1,800 105
1,700 95
JAN FEB MAR APR MAY JUN JUL AUG
23
THE MARKET
ABU DHABI VILLAS

RENT
BUY
Khalifa City Al Reef

BUY RENT BUY RENT
2,500 52 870 63
2,000 50
850 61
1,500
48
1,000 830 59
46
500
810 57
44
Al Raha Gardens Hydra Village

BUY RENT BUY RENT
1,100 72 800 65.5
1,060 68
760
63.5
1,020 64
980 60 720
61.5
940 56
Saadiyat Island Al Salam Street

BUY RENT BUY RENT
1,750 105 1,400 90
100 70
1,300
1,650
95 50
1,200
90 30
1,550
85 10
1,100
Al Raha Golf Gardens

BUY RENT
1,200 66
62
1,100
58
1,000
54
24
THE MARKET
NORTHERN EMIRATES - ADVERTISED MEDIAN PRICE (PER SQFT)

APARTMENT RENT
EMIRATE JAN 2016 FEB 2016 MAR 2016 APR 2016 MAY 2016 JUN 2016 JUL 2016 AUG 2016
Ajman 33 32 31 32 32 32 33 32
Ras Al Khaimah 52 51 51 47 47 47 51 44
Sharjah 41 45 42 42 40 40 38 36
APARTMENT BUY
Ajman 350 347 347 356 332 336 332 333
Ras Al Khaimah 675 686 623 631 654 644 644 718
Sharjah 553 521 533 521 543 523 547 588
APARTMENT RENTAL YIELD PERCENTAGE
10% 9.61%
9.43%
9%
8% 7.70%
7.41%
7%
6.13%
6.12%
6%
Ajman
EMIRATE Ras Al Khaimah
Sharjah
25
THE MARKET
NORTHERN EMIRATES - ADVERTISED MEDIAN PRICE (PER SQFT)

VILLAS RENT
Ajman 17 17 19 18 22 22 23 18
Ras Al Khaimah 40 46 44 45 44 42 43 43
Sharjah 30 30 31 27 33 24 25 32
VILLAS BUY
Ajman 464 300 306 340 338 320 333 330
Ras Al Khaimah 694 707 656 597 644 666 622 635
Sharjah 719 738 774 700 692 700 823 755
VILLAS RENTAL YIELD PERCENTAGE
8%
7% 6.77%
5.76%
6%
5.45%
5%
4.24%
4.17%
4%
3.66%
3%
Ajman
EMIRATE Ras Al Khaimah
Sharjah
26
United Arab Emirates
2018
2017
2016
2015 2017
2018
2014
PERFORMANCE REVIEW
27
E Leads
stablished in Dubai in 2007
the Propertyfinder Group now
March 2015 - August 2016
employs 191 individuals across 7
countries.
Our clear simple objective is to
create the shortest path for property
seekers to connect to the right property
and to be the most effective marketing
channel for real estate brokers and
developers across the region.
In our core UAE market,
propertyfinder.ae has been the clear
number one property portal for majority
of the past decade and continues
to increase its market share as well
as its ROI for clients. It now enjoys
56% market share of UAE real estate
portals.* March 2015
KEY STATS LEADS/CLIENT

• Over 599,000 users per month who
view more than 8.4 million pages and
128 million properties.
+176%
• 195% increase in total leads per Increase
month sent to broker and developer
clients (March 2015 vs August 2016).
• 176% increase in leads received per

client per month (March 2015 vs March 2015 August 2016
August 2016).
• A recent survey of our client base
93%
by our Customer Care department
recorded a 93% client satisfaction
CLIENTS Client Satisfaction
rate.
*
Source: SimilarWeb based upon total desktop traffic PAGE VIEWS
Q2 2016.
July 2015 4,556,533

July 2016 8,376,709
July
534,693 385,824 55.1 mil 964,809
2015
July
2016 875,670 599,098 128.82 mil 2.91 mil
% increase
+38% +35.6% +57% +33.1%
Sessions Users Properties Viewed Detailed Property Views
Source: propertyfinder.ae Google Analytics
28
Desktop Traffic
Q2 2016
propertyfinder.ae
Bayut.com
+195% JRD Group
Increase
GNproperty.com
56% yzerproperty.com
Source: Similar Web
August 2016
Source: propertyfinder.ae Manager
FOR A BETTER UNDERSTANDING OF THE NEXT SECTION,

take a note of these useful terms:
ASKED PRICE:
The price of the properties per sqft in AED listed by our clients (brokers, developers)
“WILLING TO PAY” PRICE / SQFT:

The median price of the listings AED per sqft based upon consumer enquiries
MEDIAN SIZE:
The median value is based upon the exact mid point of the sample data range. Specifically the point where half the sample
size falls above and half the sample size falls below.
LEADS PROGRESSION:
Leads evolution compared to the same month last year
PRICE GAP:
The difference between the price per sqft as listed on our site compared to what people are ready to pay
VIEWS SPLIT AND PROGRESSIONS:

Number of views each page has received and how it has evolved on a monthly basis
All data, unless specified otherwise, are figures from our site for the month of July 2016, compared to those for the same month in 2015.
29
propertyfinder most
viewed neighbourhoods
in Dubai
Dubai Marina, Downtown, Palm Jumeirah and JLT are still the
most viewed communities in Dubai but the rise in popularity of
Dubai Sports City, Al Nahda and Dubai Silicon Oasis reflect a clear
growing demand for affordable housing.
TOP 10 most viewed apartment communities for rent

2015 2016
Dubai Marina 1 1 19% 100 105 Views % by Bedrooms

2016
Downtown Dubai 3 2 7% 115 123
Jumeirah Lake Towers 2 3 7% 93 95
Palm Jumeirah 4 4 6% 86 104

13%
Dubai Sports City 9 5 5% 72 80 Studio
Business Bay 5 6 4% 93 95
Jumeirah Village Circle 7 7 4% 76 83
Dubai Silicon Oasis 11 8 4% 67 74
Jumeirah Beach Residence 8 9 4% 92 97
39%
Al Nahda 12 10 3% 50 60 1 Bedroom
Rank Views Willing to pay Asked Price

% (AED PER SQ FT) (AED PER SQ FT)
1,776
1,640
35%
2 Bedrooms
1,261 1,299 1,250
Median size (SQ FT) 982 1,000

850 814 850
11%
3 Bedrooms
2%
4 Bedrooms
30
APARTMENT VIEWS VILLA VIEWS
2015 71% 29% 2015 59% 41%

2016 70% 30% 2016 61% 39%
RENT BUY RENT BUY
TOP 10 most viewed villa communities for rent

2015 2016
Arabian Ranches 1 1 13% 65 71 Views % by Bedrooms

2016
The Springs 2 2 11% 71 71
Jumeirah 3 3 10% 53 58
Umm Suqeim 7 4 9% 51 67.5 1%

1 Bedroom
Mirdif 4 5 6% 49 52 11%
2 Bedrooms
Meadows 8 6 5% 64 67
Al Barsha 10 7 4% 41 51
Jumeirah Park 6 8 4% 65 62
32%
Palm Jumeirah 9 9 4% 78 82 3 Bedrooms
Jumeirah Islands 14 10 3% 59 59

31%
4 Bedrooms
6,500
5,500
5,300
4,500 4,500 4,335
Median size (SQ FT) 3,639
4,018
3,000
2,455
20%
5 Bedrooms
5%
6-7 Bedrooms
31
BUY DUBA
2015 29% 71% 2015 41% 59%

2016 30% 70% 2016 39% 61%
BUY RENT BUY RENT
TOP 10 most viewed apartment communities for sale

2015 2016
Dubai Marina 1 1 21% 1,411 1,654 Views % by Bedrooms

2016
Downtown Dubai 2 2 10% 2,049 1,244
Jumeirah Lake Towers 4 3 8% 1,175 1,717
Jumeirah Village Circle 6 4 8% 881 800

13.9%
Palm Jumeirah 3 5 8% 1,383 2,231 Studio
Dubai Sports City 5 6 7% 829 1,525
Business Bay 8 7 6% 1,348 1,695
Dubai Silicon Oasis 9 8 4% 772 951
Jumeirah Beach Residence 10 9 4% 1,536 1,699
35.4%
The Views 12 10 3% 1,515 1,524 1 Bedroom

1,805
1,740
34.9%
1,330
2 Bedrooms
1,300 1,312
1,214
955 946
880
13.5%
3 Bedrooms
2.3%
4 Bedrooms
32
Price movements for villas both for sale
and for rent have in general been more
significant than apartments
LUKMAN HAJJE
CCO, PROPERTYFINDER GROUP
TOP 10 most viewed villa communities for sale

2015 2016
Arabian Ranches 1 1 10% 1,136 1,157 Views % by Bedrooms

2016
The Springs 2 2 8% 1,046 1,069
Palm Jumeirah 4 3 5% 2,455 2,727
Meadows 5 4 4% 1,276 1,415 0.4%

1 Bedroom
Jumeirah Park 6 5 3% 1,092 1,035 9%
2 Bedrooms
Emirates Hills 8 6 3% 2,281 2,466
The Villa 65 7 2% 791 887
Jumeirah Golf Estates 10 8 2% 1,241 1,255
31.6%
Reem 12 9 2% 751 749 3 Bedrooms
The Lakes 7 10 2% 1,316 1,403

24%
14,600 4 Bedrooms
Median size (SQ FT)

6,373
5,500 5,300
4,020 4,099 4,154 23%
3,492 5 Bedrooms
2,455 2,524
12%
6-7 Bedrooms
33
COMMUNITY DUBA
Community Focus: Dubai
From Downtown to JVC, we chose to have a closer look at the
top 10 most viewed communities.
The Ranking: Price gap:

based on the number of views a community has received in a the difference between the price per sqft as listed on our site
month. compared to what people are looking to pay.
Leads Progression: Views split and progression:

gives you an idea of how enquiries have increased compared to how many views each page has received and how it has evolved
the same month last year. on a monthly basis.
Downtown Dubai
Ranking Price Gap (Apartments)
Downtown is the second most viewed apartment community 115

RENT Willing to Pay
for rent (third position last year) and to buy (second position 123 Asked Price
last year).
1,300
BUY
1,244
500 AED 1,000 1,500 2,000 2,500
Leads Progression Views % by Bedrooms

NUMBER OF BEDROOMS JULY 2016 PERCENTAGE
2016 +66% +54% +91% +57% +56% Studio 12.81%

from 2015 from 2015 from 2015 from 2015 from 2015
1 44.11%
APRIL MAY JUNE JULY AUGUST 2 34.12%
3 6.94%
Dubai Marina
Dubai Marina has maintained its number 1 position since last 100 Willing to Pay
RENT
year and remains the most viewed apartment community for 105 Asked Price
buy and rent.
1,330
BUY
1,654
500 AED 1,000 1,500 2,000
Leads Progression Views % by Bedrooms

2016 +42% +57% +37% +47% +52% Studio 13%

1 17%
APRIL MAY JUNE JULY AUGUST 2 10%
3 13%
4 14%
34
Jumeirah Lake Towers
Jumeirah Lake Towers comes in 3rd position of most viewed 93

RENT Willing to Pay
community for apartments. Last year, the community was 95 Asked Price
ranked 2nd in our 'Buy' section and 4th in the 'Rent' section.
1,175
BUY
1,717
500 AED 1,000 1,500 2,000 2,500
Leads Progression Views Progression (Apartments)
80,000
70,585
2016 +36% +49% +42% +43% +47%
60,000 RENT
BUY
APRIL MAY JUNE JULY AUGUST 34,654
40,000
30,372
20,000
13,181
MAR APR MAY JUN JUL
Palm Jumeirah
Ranking Price Gap
Apartment
The Palm maintains last year's ranking when it comes to
renting: 4th for apartment and 9th for villas. 86
RENT Willing to Pay
104 Asked Price
Ranking for villas to buy went from 4th in 2015 to 3rd and for
apartments from 5th to 3rd.
1,383
BUY
2,231
500 AED 1,000 1,500 2,000 2,500
Leads Progression
Villa
2016 +32% +36% +10% +29% +42%

from 2015 from 2015 from 2015 from 2015 from 2015 78
RENT Willing to Pay
82 Asked Price
APRIL MAY JUNE JULY AUGUST
2,455
BUY
2,727
500 AED 1,000 1,500 2,000 2,500
35
COMMUNITY DUBA
Business Bay
Business Bay ranks 6th position for rental apartment views 115
RENT Willing to Pay
compared to 5th last year, and is the 7th most viewed for sale 123 Asked Price
community up one from 8th position last year.
1,348
BUY
1,695
300 AED 600 900 1,200 1,500 1,800 2,100

47,607
50,000
2016 +22% +39% +22% +35% +51%

from 2015 from 2015 from 2015 from 2015 from 2015 RENT
BUY
APRIL MAY JUNE JULY AUGUST 30,000 24,290
18,303
10,000 7,801
MAR APR MAY JUN JUL
Jumeirah Village Circle

Jumeirah Village Circle has maintained 7th position year on 76 Willing to Pay
RENT
year for rental apartments, and jumped two places to 4th in 83 Asked Price
the 'buy' section. Ranking has decreased for villa searches;
11th to 14th for rentals and 9th to 11th for properties for 881
BUY
sale. 800
200 AED 400 600 800
50,000 45,503
2016 +42% +54% +37% +56% +57% RENT
from 2015 from 2015 from 2015 from 2015 from 2015 33,196 BUY
18,314
10,000
9,649
MAR APR MAY JUN JUL
36
Jumeirah Beach Residence
Jumeirah Beach Residence rental apartments drop from 8th 92

RENT Willing to Pay
to 9th and ever so slightly climb from 10th to 9th in the buy 97 Asked Price
section.
1,536
BUY
1,699
600 AED 1,200 1,800
35,000 31,323
2016 +37% +58% +28% -24% +45%
RENT
APRIL MAY JUNE JULY AUGUST 20,000 15,601
12,829 BUY
5,000
7,257
MAR APR MAY JUN JUL
Meadows
Ranking Price Gap (Villas)
The Meadows was the 6th most viewed villa community to 64 Willing to Pay
RENT
rent and the 4th most viewed villa community to buy. 67 Asked Price
1,276
BUY
1,415
200 AED 400 600 800 1,000 1,200 1,400
Leads Progression Views Progression (Villas)
25,000
2016 +10% +25% +2% +35% +31% 19,569

14,762
15,000 BUY
8,170
5,000
6,624
MAR APR MAY JUN JUL
37
COMMUNITY DUBA
Jumeirah Park
Ranked 6th most viewed community last year, for rent it 65

RENT Willing to Pay
occupies the 8th position this year. 62 Asked Price
In the Buy section it went up from 7th to 6th position this year 1,092
BUY
1,035
200 AED 400 600 800 1,000 1,200
25,000
2016 +46% +63% +19% +26% +29%

from 2015 from 2015 from 2015 from 2015 from 2015 18,271
RENT
15,000 BUY
8,829 14,177
5,000
5,100
MAR APR MAY JUN JUL
The Springs
The Springs is our 2nd most viewed community for both 71 Willing to Pay
RENT
'Buy'and 'Rent'. 71 Asked Price
1,046
BUY
1,069
200 AED 400 600 800 1,000 1,200
50,000 47,100
2016 +43% +51% +17% +29% +46% RENT
31,323 BUY
30,000
10,000
12,829
MAR APR MAY JUN JUL
38
Sports City
Dubai Sports City is the 5th most viewed community for 72

RENT Willing to Pay
apartments to rent and the 12th most viewed villa community 80 Asked Price
to buy.
829
BUY
1,525
600 AED 1,200 1,800
Views Progression (Apartments)

Leads Progression
60,000
47,942
2016 +60% +62% +51% +61% +47% RENT
27,368 BUY
20,000
10,630
MAR APR MAY JUN JUL
Arabian Ranches
Arabian Ranches is our number one most viewed villa 65 Willing to Pay
RENT
community for both rent and buy. The ranking has remained 71 Asked Price
consistant year on year.
1,136
BUY
4,020
1,000 AED 2,000 3,000 4,000 5,000
60,000
51,743
2016 +33% +32% +5% +28% +33% RENT
from 2015 from 2015 from 2015 from 2015 from 2015 40,759 BUY
40,000

22,100
20,000
20,576
MAR APR MAY JUN JUL
39
Abu Dhabi's most
viewed communities on
propertyfinder.ae
Al Reem Island is the most searched apartment community in
Abu Dhabi for both buyers and renters. For villas, Khalifa City
was most popular with renters whilst Al Reef is the most popular
for buyers.

2015 2016
Al Reem Island 1 1 20% 104 100 Views % by Bedrooms

2016
Khalifa City 4 2 13% 75 79
Al Khalidiya 5 3 6% 73 88
Muroor Area 6 4 5% 84 96
Mohamed Bin Zayed City 8 5 5% 50 185 15%

Studio
Al Raha Beach 3 6 4% 98 110
Al Ghadeer 2 7 4% 80 88
Corniche Road 7 8 4% 88 96
29%
Al Reef 10 9 3% 81 81
1 Bedroom
Hamdan Street 13 10 3% 64 98

31%
2 Bedrooms
1,701 1,722
1,570
1,200 1,237
Median size (SQ FT) 940

1,021
831
680
450 21%
3 Bedrooms
4%
4 Bedrooms
40
2015 88% 12% 2015 80% 20%

2016 88% 12% 2016 76% 24%
RENT BUY RENT BUY

2015 2016
Khalifa City 1 1 15% 47 49 Views % by Bedrooms

2016
Mohamed Bin Zayed City 3 2 6% 48 45
Al Reef 2 3 4% 60 62
Al Raha Gardens 6 4 2% 62 67 4%
0-1 Bedroom
Al Mushrif 8 5 1% 60 68 6%
2 Bedrooms
Hydra Village 11 6 1% 58 62
Muroor Area 7 7 1% 47 73 19%
3 Bedrooms
Between Two Bridges 9 8 1% 60 53
Al Bateen 4 9 1% 63 66
Al Karama 10 10 1% 58 60
Rank Views Willing to pay Asked Price 26%

% (AED PER SQ FT) (AED PER SQ FT) 4 Bedrooms
4,500
4,250 4,305 4,200
4,023 29%
3,700 5 Bedrooms
3,230
Median size (SQ FT)
2,424
1,849
1,000
11%
6 Bedrooms
5%
7-8 Bedrooms
41
BUY ABU DHAB
2015 12% 88% 2015 20% 80%

2016 12% 88% 2016 24% 76%
BUY RENT BUY RENT

2015 2016
Al Reem Island 1 1 8% 1,282 1,290 Views % by Bedrooms

2016
Al Raha Beach 2 2 2% 1,297 1,486
Al Reef 3 3 1% 930 929
Al Ghadeer 4 4 1% 1,004 1,027

17.5%
Yas Island 6 5 1% 1,445 1,465 Studio
Saadiyat Island 5 6 1% 1,255 1,727
Danet Abu Dhabi 13 8 1% 1,316 1,636
Al Raha Gardens 14 9 1% 917 1,093
28.5%
Khalifa City 8 10 1% 441 1 Bedroom

35%
2 Bedrooms
Median size (SQ FT)

2,744
1,679 1,849
1,548
1,225 1,292 1,302
701 856
16%
3 Bedrooms
3%
4 Bedrooms
42
Yas Island sale searches have seen a significant improvement mainly due to
new launches from Aldar. Hydra Village's big jump in the 'Rent' section is due
to the new development making it more popular among families.

2015 2016
Al Reef 1 1 3% 784 840 Views % by Bedrooms

2016
Khalifa City 3 2 2% 1,058 2,139
Saadiyat Island 2 3 1% 1,502 1,654
Yas Island 8 4 1% 1,015 850 0.1%

0-1 Bedroom
Al Raha Gardens 5 5 1% 958 1,085 8.6%
2 Bedrooms
Mohamed Bin Zayed City 9 7 1% 985 - 19.7%

3 Bedrooms
Al Raha Golf Gardens 6 8 1% 1,081 1,056
Al Salam Street 19 9 1% 1,176 1,230
Al Ghadeer 7 10 1% 925 966
25%
Rank Views Willing to pay Asked Price 4 Bedrooms
5,834 28.3%
5,466 5,397
4,981 5 Bedrooms

3,315
3,132
2,852
2,432
1,884 6.4%
6 Bedrooms
11.9%
7-8 Bedrooms
43
COMMUNITY ABU DHAB
Community Focus: Abu Dhabi
We chose to have a closer look at the top 10 most viewed
communities.
The Ranking: Price gap:

based on the number of views a community has received in a the difference between the price per sq ft as listed on our site
month compared to what people are looking to pay.
Leads Progression: Views split and progression:

gives you an idea of how leads have increased compared to the how many views each page has received and how it has evolved
same month last year. on a monthly basis
Al Reem Island
RENT BUY
104 Willing to Pay
Apartment Villa Apartment Villa RENT
100 Asked Price
1 21 1 34
st st
1 1
st th
45th 18th
st st
1,282
BUY
1,290
2015 2016 2015 2016 2015 2016 2015 2016
500 AED 1,000 1,500
60,000
2016 +29% +27% -1% +36% +20%

45,000 RENT
BUY
30,000 22,143
15,000
8,708
MAR APR MAY JUN JUL
Mohamed Bin Zayed

Ranking Price Gap (Rent Apartment & Villas)
RENT BUY
RENT 50 Willing to Pay
Apartment Villa Apartment Villa
Apartment 185 Asked Price
5 2 18 7
th nd th th
8 th
3 rd
14 th
9 th
RENT 48
Villa 45
2015 2016 2015 2016 2015 2016 2015 2016
50 AED 100 150 200
Leads Progression Views Progression (Rent Apartment & Villas)
18,000
16,601
RENT
2016 +25% +36% +37% +63% +46%
from 2015 from 2015 from 2015 from 2015 from 2015 Villa
12,000
13,633 RENT
Apartment
6,000
3,860
3,592
MAR APR MAY JUN JUL
44
Al Ghadeer
RENT BUY
80 Willing to Pay
88 Asked Price
7 15 4 10
th th th th
2 nd
12 th
4 th
7 th
1,004
BUY
1,027
2015 2016 2015 2016 2015 2016 2015 2016
400 AED 800 1,200
Views % by Bedrooms Views Progression (Apartments)

14,000
Studio 28% 11,796
1 28% 10,500 RENT
2 33% BUY
7,000
4,322
3 11%
3,500 2,685
886
MAR APR MAY JUN JUL
Khalifa City
RENT BUY
Apartment 79 Asked Price
2 1 10 2
nd st th nd
4 th
1 st
20 th
3 rd
RENT 47
Villa 49
2015 2016 2015 2016 2015 2016 2015 2016
20 AED 40 60 80 100
45,000 40,571
RENT
2016 +53% +57% +61% +58% +48%
from 2015 from 2015 from 2015 from 2015 from 2015 Villa
30,000 34,759
RENT
Apartment
14,319
15,000
12,290
MAR APR MAY JUN JUL
45
COMMUNITY ABU DHAB
Al Reef
RENT BUY
81 Willing to Pay
81 Asked Price
9 3 3 1
th rd rd st
10 th
2 nd
3 rd
1 st
930
BUY
929
2015 2016 2015 2016 2015 2016 2015 2016
200 AED 400 600 800 1,000
Views % by Bedrooms Views Progression (Villas)

12,000 10,950
Studio - 1 19.9%
2 12.9% RENT
8,000 8,818 BUY
3 24.2%
3,908
4-5 21.7% 4,000
3,182
MAR APR MAY JUN JUL
Hydra Village
Ranking Price Gap
RENT BUY
Villas 62 Asked Price
54 6 7 6
th th th th
46 th
11 th
7 th
4 th
BUY 441
Apartment 703
2015 2016 2015 2016 2015 2016 2015 2016
200 AED 400 600 800
4,000
3,529
2016 +47% +51% +35% +46% +27%
2,528 RENT
BUY
1,114
1,000
789
MAR APR MAY JUN JUL
46
Muroor Area
RENT BUY
RENT 84
Apartment 96
4 7 21 11
th th st th
6th
7 th
17 th
22 nd
RENT 47
Willing to Pay
Asked Price
Villa 73
2015 2016 2015 2016 2015 2016 2015 2016
20 AED 40 60 80 100
Views % by Bedrooms Views Progression (Rent Apartment & Villas)

20,000
Studio 16% 14,426

1 23% 15,000
RENT
2 36% 10,000
Apartment
3 23%
4,753 RENT
5,000
538 3,341 Villa
MAR APR MAY JUN JUL
Hamdan Street
Ranking Price Gap (Rent Apartments)
RENT BUY
Apartment Apartment Willing to Pay

Asked Price
64
10 17
th th RENT
13 th
12 th
98
2015 2016 2015 2016

20 AED 40 60 80 100
Views % by Bedrooms Views Progression (Rent Apartments)

9,000
RENT
Studio 4% 8,480
1 36% 6,000
2 38%
3 21% 3,000
3,484
4 2
MAR APR MAY JUN JUL
47
Property views in Northern
Emirates have increased
229% this year
The Northern Emirates are becoming increasingly popular with
budget conscious property seekers and those seeking a lifestyle
change. Sharjah communities dominate apartment searches
whilst Ajman Uptown and Al Hamra Village are the most popular
with Northern Emirate villa renters.

2015 2016
Al Nahda 8 1 30% 41 41 Views % by Bedrooms

2016
Al Qasemiya 1 2 17% 33 29.6
Al Taawun 2 3 7% 38 40
Ajman Downtown 23 4 5% 30 31.3
Emirates City 6 5 5% 27 30 16%

Studio
Al Hamra Village 5 6 5% 54 52.3
Al Majaz 17 7 4% 33 38
Al Khan 7 8 4% 35 40.9
Abu Shagara 3 9 3% 33 35 31%
1 Bedroom
Cornich Al Buhaira 25 10 2% 33 35

1,800 36%
2 Bedrooms
1,500 1,500
1,250 1,280
1,166 1,200
1,100
861
15%
3 Bedrooms
1%
4 Bedrooms
48
2015 80% 20% 2015 49% 51%

2016 83% 17% 2016 44% 56%
RENT BUY RENT BUY

2015 2016
Ajman Uptown 2 1 2% 25 35 Views % by Bedrooms

2016
Al Hamra Village 1 2 1% 37 38
Mina Al Arab 6 3 1% 51 52
Umm Al Quwain Marina 4 4 1% 29 31

12%
Al Sharq 13 5 1% 28 44 2 Bedrooms
Al Badie 3 6 1% 36 21
Al Zahraa 25 7 1% 13.3 17
Al Riqqa 26 8 1% 31.7 33
29%
Ajman Downtown 16 9 1% 17 - 3 Bedrooms
Al Mwaihat 39 10 1% 17 23

43%
6,000 4 Bedrooms
5,000 5,000
4,000
3,200
2,793 2,850
2,477
1,695
12%
5 Bedrooms
4%
6-7 Bedrooms
49
BUY NORTHERN EMIRATE
2015 20% 80% 2015 51% 49%

2016 17% 83% 2016 56% 44%
BUY RENT BUY RENT

2015 2016
Al Nahda 4 1 3% 308 515 Views % by Bedrooms

2016
Al Khan 2 2 3% 473 553
Emirates City 3 3 2% 301 326
Al Hamra Village 1 4 2% 537 589

14%
Ajman Downtown 5 5 2% 322 312 Studio
Al Majaz 7 6 1% 500 534
Ajman Uptown 6 7 1% 293 301
Al Mamzar - Sharjah 9 8 1% 422 548
Al Marjan Island 16 9 1% 867 833
25.3%
Mina Al Arab 13 10 1% 621 649 1 Bedroom

2,080
1,826 36.6%
1,633 2 Bedrooms
1,432
Median size (SQ FT) 1,166 1,208
1,068 1,033
977
900
21.8%
3 Bedrooms
2.3%
4 Bedrooms
50
Enquiries sent to agents have increased by 176% in Sharjah and 83% in
Ras Al Khaimah.

2015 2016
Ajman Uptown 1 1 2% 406 473 Views % by Bedrooms

2016
Al Zahraa 3 2 2% 260 350
Mina Al Arab 4 3 1% 714 677
Al Hamra Village 2 4 1% 488 597 0.7%

0-1 Bedroom
Muelih Commercial 13 5 1% 880 823 13.5%
2 Bedrooms
Al Riqqa 7 6 1% 558 560
Umm Al Quwain Marina 14 7 1% 573 558
Ajman Downtown 28 8 1% 411 411 19.1%
3 Bedrooms
Al Rawda 5 9 1% 291 308
Al Heerah 6 10 1% 225 489
Rank Views Willing to pay Asked Price 17.5%

% (AED PER SQ FT) (AED PER SQ FT) 4 Bedrooms
5,600
5,000 5,000 36.6%
4,300 4,350 5 Bedrooms
4,170
3,766 3,765
1,696
6.6%
6 Bedrooms
5.7%
7-8 Bedrooms
51
COMMUNITY NORTHERN EMIRATE
Community Focus: Northern Emirates
Dubai hosts 3,408,000 working people everyday of which more than 1 million
commute from Northern Emirates. As evidenced from the graph below, rents are
often considerably cheaper in the Northern Emirates.
How much are people saving on their rent?

Below is a comparison of the average prices in each emirate per
number of bedrooms
Rent Average Price per Bedroom
Based on propertyfinder.ae August 2016

250,000
Bedrooms
0 1 2 3
200K
200,000
165K
150K
150,000
130K
100K 100K
100,000 90K
64K 75K 65K

60K
50K 45K 48K
50,000 38K 40K
31K 30K 30K
25K
DUBAI ABU DHABI SHARJAH RAS AL KHAIMAH AJMAN
Ajman 3 beds cost just 24% of similar sized apartments in Dubai.
Sharjah
Focus on Al Nahda Price Gap (Rent Apartment & Villas)
Sharjah - Al Nahda is the top viewed community for
apartments. With 8.3 times more views in the month of July
compared to the same month last year. 41 Willing to Pay
RENT
41 Asked Price
10 AED 20 30 40 50
Leads Progression for Sharjah Views Progression (Rent Apartment & Villas)
60,000
2016 +66% +65% +61% +61% +55% 49,110

40,000
20,000
16,640
MAR APR MAY JUN JUL
52
Ras Al Khaimah
Focus on Al Hamra Village Price Gap (Rent Apartment & Villas)
Al Hamra Village ranked 6th for apartment rentals in the RENT 54 Willing to Pay
Northern Emirates. Views in this community have nearly Apartment 52.3 Asked Price
doubled in the past six months.
RENT 37
Villa 38
15 AED 30 45 60
9,000
7,610
2016 +52% +42% +19% +43% +48% RENT
6,000
4,241
3,000
APR MAY JUN JUL
Ajman
Focus on Ajman Uptown Price Gap (Villas)
Number one most viewed community since 2015. The number 25
RENT Willing to Pay
of views and enquiries have significantly increased. 35 Asked Price
406
BUY
473
100 AED 200 300 400 500
Leads Progression Views Progression (Rent Apartments)
9,000
2016 +49% +44% +27% +47% +33% RENT

from 2015 from 2015 from 2015 from 2015 from 2015 8,626 Ajman
6,000
Uptown
3,000
2,753
APR MAY JUN JUL
53
BUSINES
propertyfinder Alex Miauton shares with you the tech updates that have
moulded our year and improved the user's experience
Tech Updates
across our sites. He also reflects on how the business
looks to develop technologically over the coming months.
In 2016, the
reach to real estate
investments
will continue to Digital Contracts – less
expand through paperwork, faster access
the globalisation
of the industry. Introduced in mid Feb 2016,
This will lead to propertyfinder.ae now operates purely
ALEX MIAUTON big opportunities, on digital contracts, making it possible
CTO, especially in for you to approve them by a single
PROPERTYFINDER.AE emerging markets. click from you desktop, tablet or mobile
Technology and device, and from anywhere in the
innovation will be growth drivers. world.
Crowdfunding platforms, real estate
search engines, and big data tools
will make real estate more accessible.
Collaboration with governmental
entities will become more central,
which should support increased
transparency and market stability.
myCRM – doing more, with less

Find Agent – your own page on
In Dubai’s cultivated and competitive market, a structured sales approach is highly
our site advised. Real estate companies are looking for new and attractive tools to improve
One of our main focus' this year is to their businesses daily. In less than a year, myCRM has seen its client pool grow
enable agents to create and manage exponentially (to 190 local companies and 170 International) to manage their listings,
their own page within our site, allowing leads and owners, whilst publishing to all the major portals within the MENA region.
users to search via a specific agent. This
section gives an overview of the agents' Last year, myCRM underwent a deep introspection, rewriting its core application
available properties, their experience, while shifting to the latest cutting-edge technology, which resulted in a 476% raise
areas of expertise, languages spoken in site speed for the user, as well as publication speed of its listings to the portals
and is the perfect opportunity for increasing by 75%.
agents to showcase their talents to
their potential customers. Soon the myCRM team will release its latest major update, reviewing all business
processes by sustaining a highly advanced interface, which will be-device friendly for
the majority of access points; from mobile to tablet, and of course, desktop.
Keep updated, visit www.mycrm.com
54
New Projects – all you need to
know about new properties in
the region
Find all the properties that are being

constructed in the UAE, (currently
more than 120 projects) with the
help of a highly advanced site that
will enhance the users’ experience
and attract potential buyers from
all over the world. From our clients’
perspective, we work with them on
marketing campaigns that guarantee
the generation of a certain amount of
leads.
Mobile Sites
propertyfinder mobile sites are available in 7 countries.
School Finder
For parents looking to move close
to a school, our new School Finder
tool eases searches and allows
parents to find specific schools in
their desired area of residence.
Popularity Property alert

ranking for
Email alerts will be
buildings – sent in real time to
users review property seekers who
are actively looking
We want users to
for a new home
be able to share
whenever a new
their experience and
property matches
rate the buildings
their search criteria.
they have lived in.
This will allow users
to check the top
33
rated buildings and
organise their search The number of new products our Tech
accordingly. Team have developed to shorten the users
property search time and and deliver leads
faster to our agents.
55
A Day in the Life of
Simon Kennedy, E&T Director
DUBAI — Simon Kennedy knows a thing
or two about being a successful agent.
As the winner of the 2014 propertyfinder
Best Brokerage Service Awards, Simon is a There is no
partner at one of the fastest-growing real
estate companies in Dubai, Edwards and typical day in the
Towers.
We wanted to know more about Simon’s world of real estate.
daily routine as a real estate agent, as
well as what makes an agent successful,
For many, that’s the
according to him. most appealing part of
How do you generally start your the job.
day?
When I wake up the first thing I do is
either go running outside or to the gym
to lift weights. I find that this is the best
time to exercise because it allows me time
to myself to clear my head, gather my
thoughts and go through my plan for the
day. Also from an exercise perspective, the my CRM etc, and then schedule viewings, really important to bounce back immediately
best time to burn fat is when you have an seller appointments, initial property after losing a deal or receiving bad news,
empty stomach. inspections and buyer appointments because it affects not only your performance
I then usually make myself an egg-white for the afternoon, and the evenings or but also the performance of those around
omelette with brown toast, and some fruits weekends, if required. you. Tony Robbins has some great podcasts
before picking up my morning coffee on the and seminars to help develop this skill.
way to the office. Time management: office vs field -
I am usually 70/30 between the office What about distractions?
What does a successful agent do and the field as I focus more on strategy, I find the best way to handle distractions
on a daily basis? finance, HR, operations and training than is to get to the office early in the morning.
First, I should mention that there is no actually doing deals myself. This way I can spend some quiet time
“typical day” in the world of real estate. For getting things done before my meetings
many, that’s the most appealing part of the Keeping up with my goals - As an start. I also find that scheduling meetings
job. If you like variety, and have a disdain for entrepreneur one has to be very self- with key members of my team is a good
routine, then real estate would be perfect motivated, and I find the best way of way to ensure that no time is wasted with
for you. creating this motivation is through having impromptu conversations.
There are, however, some typical extremely clear goals, supported by the
activities that a real estate agent does on a reasons behind them, and a clear plan to What do you read?
regular, if not daily, basis. achieve them. I review my larger goals once I read a lot in the area of personal
a quarter, and from these larger goals I set development, always ensuring that I find
Meetings - Generally my days are monthly and daily goals to ensure I stay ways to put the ideas into practice. Books
usually a mixture of internal broker and on track and that everything I am doing is by authors such as Tony Robbins, Robert
management meetings, internal training within the framework of what I want to Kiyosaki, and Stephen Covey can usually be
sessions, key client meetings and site achieve in my life. found on my bedside table, alongside the
visits. biographies of people that inspire me.
Meetings are usually with Directors to Office habits - how do you handle
discuss strategy, agents in their district stress? What do you do before going to
teams to go through deals, listings and Stress and challenges are daily bed?
clients, training sessions with new agents occurrences when managing a real estate I usually need an hour or two before I
etc. company. I usually handle it by employing sleep to switch off. I love watching movies
techniques to help me manage my physical and I find that this helps to relieve the
Paperwork - I would generally spend and psychological state, in order to ensure stress of the day, and ensures I get the
the mornings at my desk catching up with peak performance even when things aren’t necessary sleep before I am up again!
my admin tasks, calling clients, updating going exactly how I would want them to. It is
56
The Off-plan
3 HOT OPPORTUNITIES
to invest in Dubai
2 TOP DEVELOPERS
share their market insights
57
THE OFF-PLAN
Where to
Polo Residences
invest in
Dubai and
why?
O
ur 'New Projects' team works on racecourse)
promoting upcoming and under- • Project completion (already 60% sold out
construction projects in the UAE. and much further constructed than most
With top notch technology, they attract projects in Dubai)
high rates of investors from all over the • The Payment Plan (20% down payment, What our mortgage expert says
globe. Below are their key learnings for this the rest in installments and ENBD can
finance the last 50% payment) According to
year and the story of three of investors'
most recent purchases in Dubai. • Rental yields? On market research shows Warren Philliskirk,
an average of AED 165K per annum, CeMAP Director at
offering a strong yield. mortgagefinder.ae,
Where are off-plan investors
“the off-plan market
coming from and what are they Possible challenges is currently driven by
looking for? High traffic during peak times making it less
end users and those
Dubai Land Department recorded 267 attractive to potential renters
WARREN specifically motivated
billion in real estate transactions last PHILLISKIRK
http://investors.propertyfinder.ae/ by budgets.”
year, with off plan property investors
contributing a significant proportion of this thepoloresidence Obtaining mortgages for an off-plan
total. The Emirate is still attracting global purchase still holds more hurdles than
buyers to its newly built doors, with notable European buyer motivated by within the secondary market, however
transactions seen from over 150 countries; brand security now up to 70% of the major banks
India alone represented 21% of all foreign Project: Opera Grand in the Burj Khalifa will look at lending options on select
investment in 2015. UAE property investors District Developer Emaar projects across the UAE.
made up 16% of purchases followed by What he looked at: a 1 bedroom apartment The more established brands such
KSA (13%), UK (9%) and Egypt (8%.) Looking on 48th floor with private balcony, as Emaar will hold more credibility for
closer at the primary motivation of today's overlooking The Boulevard. lenders, as will those offering good
investor many fall into the following three Cost: AED 2,100,000 payment plan options, in particular
categories during their initial research Size: 731 sqft
stage: location, developer brand and net those with higher percentages paid
Ready to move in: Estimated handover in
yields. post-handover."
Q1 of 2019
*Source: Dubai Land Dept and Propertyfinder Group
What stimulated his investment?
New Projects
• Emaar global reputation guarantees long with private garden and maid’s room.
term value for his property Cost: AED 1,400,000
Following 3 investors during their Size: 2201 sqft
• Privacy: 3 - 5 apartments per floor only
property search… Ready to move in: 2018
• Rooftop pool and views of Burj Khalifa and
Downtown What stimulated his investment?
An Emirati journey to best located • 10 to 20% deposit and Emaar Payment • Estimated 10% + rental yields
property Plan • Location
Project: Meydan Polo Residences, • Rental Yields of 150K to 200K per
Developer IGO and marketed by One Broker annumm Possible challenges
Group • As with any new community it is always
What he looked at: an off plan 2 bedroom https://www.propertyfinder.ae/en/ a risk that you might have to live on a
apartment with garden newprojects/emaar-properties/opera- construction site for the first few years.
Cost: AED 2,196,851 grand • With such high volumes of global
Size: 1,597 sqft investors buying currently, the longer
Ready to move in: December 2017 Indian chooses a high ROI term yield and value might be affected by
Project: Dubai South (formally Dubai World oversupply.
What stimulated his investment: Central)
• Location (next to the world famous What he looked at: a 3 bedroom apartment
58
THE OFF-PLAN
Why remain optimistic about

Dubai’s real estate?
W
hat will determine if Dubai Mazaya's Queue Point development
house prices will have another
boom by the Expo 2020 will be
the combination of supply and demand
dynamics and the oil price, as well as the
outlook of the global economy, according to
Mazaya’s Chief Executive Officer, Mr Khaled
Abdul Latif.
Taking a brief glance back at how the
housing market has evolved, we noticed
that a 60 per cent price crash in 2009-
2010 was followed by a strong recovery of
almost the previous highs. Then late 2014, a
doubling in transaction fees and mortgage
restrictions mar the market again. More
recently in early 2015, a dip was caused by
pending transactions that worked through
the system.
So, where do we stand today? With the
long hot summer and the holiday period
ending there is no certainty whether we that this autumn might represent the airline occupancy rate boom).
are in a period of price correction or not. bottom of the current correction with the 'Dubai Expo 2020 is not a date to be
Interest rates look high and oil and gas lowest house prices of this cycle. missed, and with initiatives as mentioned
prices are at the low level we know. As an Is the upcoming trend close to what and upcoming projects, we can only hope
immediate prediction we are tempted to happened in 2008, and will we see that property buyers will feel confident,
say it doesn’t look exactly great. property buyers rushing to the market? inline with the cooler months of year-end.' ■
However, let’s take a step back and look Buying a home is a long-term investment
at the whole real estate cycle. and a matter of having confidence in the
Usually, explains Mazaya’s future of Dubai. An innovative plan has
representative, property market cycles developed through the years here in the
are three years long and the biggest falls UAE, to include a diversification strategy
happen in the first year. As property supply towards a non-oil economy, high rental
is expected to be quite high in the coming yield, expansion of key infrastructure
months, we feel it is sensible to say that projects providing the city with new areas
we look to be closer to the end than the to live and do business in, and tourism
beginning of a three year correction, and developments, (hotel construction and
KHALED
ABDUL LATIF
Dubai Residential Price Index vs. Gold Prices vs. Oil Prices ACTING CEO - DUBAI
OFFICE, MAZAYA
600
Over 20 years of operations, corporate

finance, consulting, auditing, banking,
500
and accounting experience.

400
July 2003 = 100
300
In earlier roles:
• Chief Operating Officer of F&S Holding
200 Company.
100 • Finance and Operations of Al-

Muthanna Investment Company and
JULY '03 '04 '05 '06 '07 '08 '09 '10 '11 '12 '13 '14 JULY '15
Chief Financial Officer, Vice President
and Assistant Secretary of U.S.
Gold Price Index Oil Price Index Dubai Residential Property Price Index Property Co.
Source: Reidin
59
THE OFF-PLAN
How the new regulation is

boosting Abu Dhabi’s off-plan market?
A
bu Dhabi remains one of the best
Soho Square development in Abu Dhabi
performing real estate markets in the
region due mainly to the emirate’s
strong economic fundamentals and positive
sentiment towards its rapidly expanding
economy. This trend is likely to continue
in the coming years – even as the emirate
continues to weather a significant mismatch
in the demand-supply equation.
Several factors have contributed to the
robust growth of the real estate market in
Abu Dhabi, including its growing population,
high per capita income, economic stability,
the ease of doing business and buying
properties, as well as a supportive
regulatory framework.
The new law regulating the real estate
sector in the emirate of Abu Dhabi that
came into effect in January 2016 has given
a boost to Abu Dhabi’s property sector by
providing further protection to buyers and
investors interested in off-plan projects
in Abu Dhabi. In addition to placing greater
responsibility on developers and creating
a favourable investment climate for all in prime areas has kept both rents and
parties involved in real estate transactions, prices at competitive levels. Additionally,
the law has led to increased clarity and market sources indicate that Britain’s
transparency in the market and has decision to leave the EU will hugely benefit
attracted more residents to consider off- the real estate sector in the UAE in general,
plan projects as an attractive and secure and Abu Dhabi in particular - given the
long-term investment option. uncertainty in the outlook of Europe’s realty
A master developer with a successful sector. The UAE’s prominence as the most
track record of several completed projects, diversified, open and vibrant economy in the
Middle East will definitely act in its favor and SAMEH
Bloom Properties offers a diversified
attract more international investments to MUHTADI
portfolio of off-plan projects that are
the country’s real estate sector. CEO, BLOOM
competitively priced and support active
As a trusted developer, Bloom PROPERTIES
lifestyles through the integration of world-
class amenities and facilities. These projects Properties pursues an ultimate agenda
for the development and delivery of its More than 30 years of experience
are particularly appealing to investors
projects in a time-bound manner and across real estate development,
looking for projects that offer a healthy
on par with the highest standards. Our engineering and construction
return and potential long-term capital
diverse portfolio spans various segments management
appreciation.
Jumeirah Village Circle, the latest off- of the property market – from residential
and office to hospitality and lifestyle. To In earlier roles:
plan project by Bloom, unveiled during
further strengthen this portfolio, we are • Managing Director of The Morgan
Cityscape Global, offers estimated rental
actively pursuing new opportunities and Stanley - Orascom Infrastructure
yields of up to 11%, creating an unparalleled
partnerships, while consolidating our leading Fund
opportunity for investors in one of Dubai’s
strategically located communities. Other position in the real estate market. In parallel,
Bloom Properties also strives to serve the • CEO of Emaar Properties-Misr
under-construction properties and
mixed-use communities in Abu Dhabi needs of the community by consistently
providing a highly rewarding lifestyle within • Executive Vice President of Contrack-
and Dubai also offer attractive payment
well-connected and premium locations in Orascom
plans, lucrative return on investment, and
convenient locations, along with a host of Abu Dhabi and the wider UAE. ■
upscale amenities and facilities.
The persistent demand for quality units
60
Have you been wondering
Dubai which areas are generating
Heat the most enquiries this year?
Map
propertyfinder.ae gives you an overview of how the market is performing in
terms of enquiries and which areas are the most viewed, giving an idea of where
supply and demand meet and where there is still opportunity for growth. Dubai
Marina and Jumeirah Lake Towers have gathered the biggest amount of leads
this year, with people looking for more affordable housing in Al Nahda, Jumeirah
Village Circle, and Dubai Sports City, all part of the top 10 most viewed.
Palm
Jumeirah
JBR Dubai
Marina Umm
Suqeim Jumeirah
JLT Greens Deira
Jumeirah Meadows Tecom
Park Business Sheikh Zayed Road
Discovery The Views Bay
Gardens DIFC Al Nahda
The Springs Al Barsha Downtown Bur Dubai Al Qusais
Dubai
Al Furjan
JVT
Al Quoz
JVC
IMPZ
Dubai
Dubai
Sports
Investment Motor
City
Park City
Mirdif
Remraam Arabian
Al Warqa'a
Ranches
International
Dubai Land City
Performance:
Dubai Silicon Oasis
Tremendous
Intense
Very strong
Strong
Mild
Balanced
61
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UAE Real Estate Market Report

MARKET THE THE THE

YOU CAN GET TO YOUR

ISSUE 1 November 2016

Dhabi and Northern Emirates

27 propertyfinder.ae Have you been wondering

the most enquiries this year?

Park Business Sheikh Zayed Road

An overview of what propertyfinder.ae stats looks

in the UAE JVT

Welcoming in excess of 5,000 registered advertising real

In the Market section, we take a deep dive into our statistics.

Besides art lovers being over the moon at

Upcoming shows will include worldwide musical

The world's largest indoor theme park, IMG

For IMG Worlds of Adventure, you will pay

According to the municipality of Dubai, 25,000 new buildings,

A focus on Jumeirah Central project – a small city designed

HOW UAE TOP BROKERS

6 key trends that will shape UAE real estate

There is no doubt that projects designed to appeal to first time

New offices in popular communities are becoming

the beach becomes that little bit further

How UAE top brokerages see the future of the industry

Reshaping the way we do real estate

Big data at propertyfinder

Dubai Apartments and Villas

Abu Dhabi Apartments and Villas

Northern Emirates Apartments and Villas

Discovery Gardens 10.35% Jumeirah Village Circle 8.04%

Arabian ranches, the most popular

quality Emaar villas in the Meadows

Dubai Sports City 80 77 -3.75% 887 857 -3.38% 9.02% 8.98%

Business Bay 92 92 0.00% 1,508 1,531 1.50% 6.10% 6.01%

Jumeirah Village Circle 88 77 -12.50% 891 893 0.22% 9.88% 8.62%

Dubai Silicon Oasis 74 76 2.63% 829 832 0.36% 8.93% 9.13%

DIFC 112 114 1.75% 1,689 1,802 6.27% 6.63% 6.33%

Dubai Land 71 65 -8.45% 1,030 907 -11.94% 6.90% 7.16%

International City 80 66 -17.5% 683 683 0.00% 11.71% 9.66%

Greens 114 100 -12.20% 1,384 1,333 -3.68% 8.24% 7.50%

IMPZ 79 81 2.47% 949 912 -3.89% 8.32% 8.88%

Discovery Gardens 104 85 -18.26% 782 821 4.75% 13.30% 10.35%

Motor City 80 69 -13.75% 1,004 1,022 1.76% 7.97% 6.75%

Al Furjan 77 88 12.50% 985 984 -0.10% 7.82% 8.94%

Dubai’s property market has come a long way Regulating brokers

Arabian Ranches 66 70.8 6.78% 1,222 1,105 -9.57% 5.43% 6.41%

The Springs 72 75 4.00% 1,130 1,140 0.88% 6.33% 6.60%

Meadows 70 66 -5.71% 1,561 1,391 -10.80% 4.48% 4.74%

Al Barsha 46.7 43.3 -7.28% 1,141 1,110 -2.71% 4.09% 3.90%

Jumeirah Park 59 60 1.67% 1,015 992 -2.26% 5.79% 6.05%

Jumeirah Islands 60 60.4 0.66% 1,499 1,442 -3.80% 4.00% 4.19%

Jumeirah Village Triangle 58 53 -8.62% 1,093 1,050 -3.93% 5.26% 5.00%

Jumeirah Golf Estates 65 66 1.52% 1,381 1,260 -8.76% 4.71% 5.27%

Dubai Sports City 69 62 -10.14% 1,206 1,200 -0.50% 5.74% 5.13%

Emirates Hills 92 75 -18.47% 2,467 2,467 0.00% 3.74% 3.04%

Mudon N/A 50.5 N/A N/A 911 N/A N/A 5.54%

Dubai Land 39 38 -2.56% 1,065 904 -15.11% 3.66% 4.20%

Reem N/A 59 N/A 736 757 2.77% N/A 7.85%

Al Furjan 43 42 -2.32% 903 881 -2.43% 4.71% 4.59%

Dubai Marina Downtown Dubai

102 2,200 118

Jumeirah Lake Towers Palm Jumeirah

Dubai Sports City Business Bay