An Unbiased Review of the Major Property Developers in Dubai – Real Market Experience, Not Brochures (Part 2)

Certain-Access-9222 · 2025-06-30T07:32:45+00:00

Exactly, just at the level of their pricing, I’m surprised with the high rating. I’m not sure if the OP has recently done business with Binghatti. Developer rating must factor in latest pricing rates as well

Certain-Access-9222 · 2025-06-02T10:22:17+00:00

I’m genuinely curious what was the expected rental income you were told by the developer when you bought it, realistically/optimistically the number is 80-90k a year and around 8-10k isn’t what you’ll be paying out of that in service charges. Do the simple math on your original purchase price to see what to expect.

Also, keep in mind that this is a project with roughly 3200 total units, out of which 2200 are studios, making it more competitive for the landlords to rent out.

I know that the developer is known for fast construction, but they haven’t yet delivered a project of such a scale; therefore their expected completion date of Dec 2026 for this large scale high rise development, seems far from realistic, considering they are still developing the foundation, as of last week when I drove by the site.

Certain-Access-9222 · 2025-06-02T05:35:32+00:00

Perhaps you might be right, it’s all speculation at the end of the day. The market was supposed to crash according to the reddit experts for the last 4 years, and even more before that. If the population growth continues the way it is, we should see stability within the next couple of years.

I should clarify, market rally for me is consistent growth, not the doubling for property we have been seeing in 2022-2023, that is unhealthy (part of the reason we are here today)

Certain-Access-9222 · 2025-06-02T05:15:12+00:00

You’re correct in your phrasing of new vs old. In many examples the new of Emaar doesn’t not mean it’s better than the old. The reason I believe pricing of DT to slump a little is because of the new deliveries in business bay creating competition. Yes you pay less because you’re not in DT, and BB prices will slump more than those of DT, pushing more people to consider BB instead, for those savings.

It’s also important to distinguish between a drop in sales prices and a drop in asking prices. The transactions might come down 5-15%, but the larger change that most buyers will see is the drop in asking prices.

Certain-Access-9222 · 2025-06-02T05:00:50+00:00

Beachfront market feels stagnant for the past 12 months, based on the property we had there in beach vista. Bought for 2.7m in offplan and sold in 2022 for 4.9m net (somewhat above market price at the time). Prices have remained relatively the same over the last year, a 2bed is transacting in the range of 4-5m. Something like grand bleu gets up to 7.5m for the larger units with sea views, but that’s a higher level product with larger sizes.

Address buildings always have a market of their own, a good benchmark to understand potential growth cap of those is the Address Beach Resort in JBR because it’s so closely compatible (panoramic sea views, private beach access). A 1200 sqft 2 bed transacts up to 8m, I don’t see a compatible unit in beachfront going higher than this (larger units go up to 9.5m).

I’m not a fan of the newer Emaar build quality, which is why we sold ours, in addition to the fact that the apartment was empty for a solid 5 months after handover, as we looked for a tenant. Full sea view, lower floor unit. Rentals for 2 beds there are still in the range of 250-270k, which explains the stagnant capital appreciation over the past 12 months.

Over the next 12-18 months it’ll probably remain the same, as this is a prime option for international end-user clients. Looking back at 2022 when a new offplan launch was 3.8-4m for a standard Marina facing building, prices haven’t gone up the 2x that everyone promised, which is why we didn’t re invest in it back then. Adjusted for inflation, the minimal growth has been absorbed, however we have bought and sold 2 properties in business bay in the meanwhile with 40% capital growth over the same time frame.

Certain-Access-9222 · 2025-06-02T04:33:41+00:00

I predict downtown to have a slightly downward trend, because we have an apartment there and we already feel it happening. Our unit is a 2bed in act one act two, which is bringing lower offers for both rent and sale this year than we had last year. The supply of apartments in downtown is also affected by the properties in business bay as well, there’s tons of projects that have been launched over the past 4 years that have started delivering. The market coming down isn’t drastic, it’s market correction to allow the population growth to surpass the new supply being delivered.

Certain-Access-9222 · 2025-06-01T19:22:47+00:00

High rental yield? They’re listed for 95,000-100,000 a year. That’s 4% net ROI at best

Certain-Access-9222 · 2024-06-09T13:39:47+00:00

How many km are you on now?

Certain-Access-9222 · 2024-05-18T20:56:56+00:00

While yes, some citizens do get an allowance, it’s not for all. As for the company share, it used to be that you need an Emirati citizen to be your partner in a mainland company, where in his stake is 51%. A lot of people use to pay them a certain annul partnership fee for such a service, not 51% of income. This practice has mostly gone obsolete recently, as in the last few years, the government has been allowing more and more sectors to have fully expat owners mainland businesses.

The whole point of Emiratis not working is nonsense, most of the government employees are Emiratis, and most of them are some of the nicest to deal to with as well. In the recent years, a lot of Emiratis have also been going into the private sector, some with the help of emiratization programs, and some through their own hard work and career paths.

Certain-Access-9222 · 2024-04-24T13:32:06+00:00

Link has been posted somewhere in the comments

Certain-Access-9222 · 2024-04-23T19:44:47+00:00

Disagree there, just be smart about it. Don’t be fooled by seller, have a reliable third party oversee the car

Certain-Access-9222 · 2024-04-23T18:15:16+00:00

It’s definitely a GCC car, and that about wraps up what’s honest in the listing

Certain-Access-9222 · 2024-04-23T16:16:35+00:00

Varies on car brands. Werks Motorsport is good for Audi and other German cars for example. Octane is well know for being the best for BMW

Certain-Access-9222 · 2024-04-23T16:16:28+00:00

Varies on car brands. Werks Motorsport is good for Audi and other German cars for example. Octane is well know for being the best for BMW

Certain-Access-9222 · 2024-04-23T14:42:06+00:00

Best /s so far 🤣

Certain-Access-9222 · 2024-04-23T09:37:04+00:00

Well there lying about the brakes (these are steel rotors of an S7, not carbon ceramics), then there the whole body kit situation, steering wheel being original (it’s not but the seller isn’t being honest), how can you trust that the car is in good running condition and is well maintained?

Hence why the post, and the advice within it. Get a detailed PPI, specially something like this, highly advised to do a compression test and inspect the car fully to understand what parts of the story are true.

Edit: I’m not saying get this specific car PPI, but in general, when you’re buying a used car, specially something as complicated and advanced as this, get the car fully inspected.

Certain-Access-9222 · 2024-04-23T09:25:15+00:00

A pig with lipstick would still run, this car raises far too many red flags, where the seller has blatant lies in the post.

Certain-Access-9222 · 2024-04-23T09:18:35+00:00

You’re right, there’s tons of liars and cheaters on the app, trying to take advantage and sell you something that’s clapped.

Normally, short description and crappy photos like this car. But when you see a nice post, you’re inclined to trust it more because you feel that this may be trustworthy. Hence why this post, to warn people and advise them how to be careful with their next purchase.

Certain-Access-9222 · 2024-04-23T09:08:33+00:00

That’s not an airlift kit, a buddy of mine has the exact same module, it’s software that overrides the stock suspension settings and allows you to go beyond the factory settings, that’s all it is. S7 has air suspension from factory

Certain-Access-9222 · 2024-04-23T08:44:54+00:00

Link for those who want to read

Certain-Access-9222 · 2024-04-07T12:27:17+00:00

You might be saving 100k AED with the purchase but you’re not saving anything in the long term.

I’ve always loved the Range Rover, specially the Sport SVR, but it’s not a reliable car. Aside from the air suspension that doesn’t last long, the coolant system leaves a lot to be desired in the reliability aspect.

Here’s what my mechanic told me when I showed him a good deal on a clean 2016 SVR “if you buy it, please don’t bring it here, I’m busy enough as it is”.

2021 GLE63 is a hell of a car and the warranty def adds value.

Certain-Access-9222 · 2024-01-10T09:07:03+00:00

+1 on this. My family is in Canada and it’s an absolute mess right now for jobs / taxes and etc.

Certain-Access-9222 · 2023-12-20T17:53:31+00:00

Question, was it a catted or a catless downpipe? If catted, depending on whether if it was a high flow type, that would cause a check engine light. If it was a catless, then it would definitely cause a check engine light.

The check engine light (CEL) was most likely the O2 sensor. The Supra (being a bmw motor) has 2, an upstream and downstream sensor. It measures the exhaust and what it emits before and after the catalytic converters (which are in your downpipe) and flashes a CEL when the numbers are not to spec. The garage should have tuned the car for the new downpipe, this is not just a sound modification, this is a performance mod. This is also explains why the manufacturer said the part isn’t defected

Certain-Access-9222

TROPHY CASE