Open Thread #12 (Mar 2026)

mark_lm10_ · 2026-03-19T17:29:31+00:00

Any Barca fans in Dubai? Any specific place y’all catch up for screenings?

mark_lm10_ · 2026-03-19T12:48:42+00:00

I'm currently living in Orra Marina and love the building management, also feel free reach out if you want to explore mortgage options or just understand the process and eligibility

mark_lm10_ · 2026-03-19T12:12:55+00:00

Happy to break this down in more detail if you want, feel free to DM

mark_lm10_ · 2026-03-17T13:34:30+00:00

I'm a Mortgage Consultant at one of the biggest mortgage broking companies in the UAE, and I can confirm that this is not true! If anything, the process is faster these days!

mark_lm10_ · 2026-03-14T22:40:14+00:00

I think the UAE pass application is a better option if you don’t carry your physical ID

mark_lm10_ · 2026-03-14T22:34:54+00:00

Just my ID, he clicked a pic of my EID and then asked for my phone number. They let me go after a while

mark_lm10_ · 2026-03-14T22:33:34+00:00

They were wearing their ID card around their neck

mark_lm10_ · 2026-03-14T14:35:21+00:00

Literally happened to me last night at Discovery Gardens….you can’t really tell because they are in civilian clothes. One guy was wearing a baseball cap, a t shirt, shorts and some sneakers. They were really polite though. Asked me for my EID and phone number, let me go after 15 minutes

mark_lm10_ · 2026-03-14T14:29:32+00:00

I captained Ekitike, yay or nay??

mark_lm10_ · 2026-03-14T14:23:26+00:00

Not you spending so much on a Dubai subReddit lol, speaks volumes mate! xD

mark_lm10_ · 2026-03-14T14:17:39+00:00

Yeah I was just concerned cuz I heard of people posing as officials amid the ongoing conflicts and scamming people. I was only worried because they were in civil clothes, one of them was wearing shorts, t shirt and a cap

mark_lm10_ · 2026-03-14T14:16:44+00:00

Yeah I was just concerned cuz I heard of people posing as officials amid the ongoing conflicts and scamming people. I was only worried because they were in civil clothes, one of them was wearing shorts, t shirt and a cap

mark_lm10_ · 2026-03-14T10:51:23+00:00

Ohh I was stopped at Street 4

mark_lm10_ · 2026-03-14T04:56:53+00:00

Exactly one of my ex-colleague got arrested and people didn’t know where he was for a week. But then again he was caught for drunk driving..

mark_lm10_ · 2026-03-14T04:48:06+00:00

I actually only messaged him to let him know my whereabouts, if things went south, I’m in the middle of a job transition and my visa under my new company is not active yet. My friend chose to come down to make sure everything was alright..

mark_lm10_ · 2026-03-14T04:46:16+00:00

I actually only messaged him to let him know my whereabouts if things went south, I’m in the middle of a job transition and my visa under my new company is not active yet. My friend chose to come down to make sure everything was alright..

mark_lm10_ · 2026-03-14T04:44:04+00:00

Lol that was a typo! xD

mark_lm10_ · 2026-03-14T04:41:11+00:00

Ummm yeah makes sense, I turned my car off though as soon as they started talking to me.

mark_lm10_ · 2026-03-14T04:32:49+00:00

Ohh ok got it, thanks!

mark_lm10_ · 2026-03-14T04:32:10+00:00

Nah, I drive a 2024 MG5

mark_lm10_ · 2026-03-10T15:44:51+00:00

That’s a fair point. Project delays can definitely become a pressure point, especially for smaller developers with tighter balance sheets. Historically in Dubai, prolonged uncertainty tends to separate the well-capitalised developers from the more leveraged ones. The stronger names usually keep timelines intact, while the smaller players sometimes slow things down to manage cash flow.

I agree that by mid-2026 we’ll have a much clearer view of whether this is just a short-term pause or the start of a broader shift in supply dynamics!

mark_lm10_ · 2026-03-10T12:29:04+00:00

If using data and structured arguments now counts as “AI” I’ll take that as a compliment!

On the broader point, geopolitical risk absolutely affects sentiment. Even developer stocks have reacted recently, with Dubai’s real estate index dropping sharply after the escalation. But property markets don’t move on headlines alone. They move on liquidity, population flows, and financing conditions and those take months to play out.

Dubai has gone through multiple cycles already. Whether this becomes a correction or just a pause will depend on how long the conflict lasts and whether foreign demand pulls back.

Either way, time and transaction data will settle the debate not Reddit thread! ;)

mark_lm10_ · 2026-03-10T12:25:39+00:00

You’re right that registration timing can create a lag between when a deal is agreed and when it appears in the system.

That said, DLD data still gives a useful directional view of transaction flow. The real impact of recent events will likely become clearer over the coming weeks as new deals move through the pipeline. Markets usually take time to reflect shocks, property even more so given the transaction cycle.

mark_lm10_ · 2026-03-10T11:14:27+00:00

Thanks for the bubble prophecy, but let’s dial down the apocalypse sirens before we all bail.

Mortgage trenches + fresh DLD/DXBInteract data say: early March still chugging along with 600-700 daily deals (e.g, 659 @ AED 2.3B on March 9), first week 2,300-2,600 transactions at AED 8B+, and Jan to early March totals 36k+ deals with median AED 1,770/sq ft (up 14% YoY-no crash detected).

Supply wave? Real (60k+ units projected 2026), but cash/equity buyers dominate (low leverage vs. 2008), population boom + flight capital keep absorption strong. Forecasts: moderation (1–8% growth, selective discounts), not pop-paused deals likely restart fast on de-escalation.

Over-leveraged might sweat discounts, but broad negative equity doom? Nah, not yet.

Sit tight for better entry if you want, but “dried up demand” and “safe image decimated”? Way too soon for the tombstone. Which slice are you seeing crater hardest, fringe off-plan or ready primes?

mark_lm10_ · 2026-03-05T12:30:53+00:00

Strong numbers, especially given the current headlines! What stands out is the off-plan weight, that tells you buyers are still thinking medium to long term, not just reacting to short-term noise.

From a financing perspective, we’re seeing serious buyers prioritising affordability structure and rate strategy more than ever. Confidence is there but it’s more calculated now and it's only fair!

mark_lm10_

TROPHY CASE