Palm Jumeriah Signature Villa

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Nakheel’s Palm Promenade on parade at Cityscape Global

8th September 2015

Developer to transform Palm Jumeirah trunk into pedestrian-friendly beach, park, retail and café complex

Nakheel will transform the entire trunk of Palm Jumeirah into a walkable beach, park, retail and café complex under a new project announced at Dubai’s Cityscape Global exhibition today. 
The Palm Promenade will stretch 1.5 kilometres along the island’s trunk, with new walkways and road crossings connecting the area’s 30 apartment buildings with Al Ittihad Park, Palm West Beach and the growing number of retail, dining  and entertainment facilities on The Palm.
Unveiling the project at Cityscape Global Dubai, Nakheel Chairman Ali Rashid Lootah said: “The Palm Promenade is all about connectivity, walkability and accessibility, and yet another example of our continued delivery of new, innovative projects at the world-famous Palm Jumeirah.
“This exciting new pedestrian-friendly facility is set to dramatically enhance the lives of thousands of people who live along Palm Jumeirah’s trunk.  The project promotes a healthy lifestyle and social, environmental and economic sustainability by encouraging people to walk, cycle, meet and socialise, and will boost business in the area with easier access to the ever-expanding range of retail facilities there.”
Under the plans for the project, Nakheel will connect all elements of the Palm Jumeirah trunk with one another.  Residents of the 20 Shoreline Apartments buildings and 10 Golden Mile buildings will be able to walk between Al Ittihad Park, Palm West Beach, the Golden Mile Galleria retail complex and the upcoming Nakheel Mall, currently under construction at the heart of the island.  A number of new cafes will line the Shoreline buildings, complementing existing and future retail, dining and entertainment facilities at Golden Mile Galleria and Nakheel Mall.  
The Palm Promenade project also includes upgrades to the design of Palm West Beach, Nakheel’s new park, dining and beach club facility for the island. New features include two children’s fountains, retail facilities and parking for 700 vehicles.
The Palm Promenade joins several other new Nakheel projects, including Nakheel Mall, The Palm Tower, The Palm Gateway and The Pointe, coming to Palm Jumeirah.
To find out more, visit the Nakheel stand S2E10 at Cityscape Global, 8-10 September 2015.

This article was published on the Nakheel website but I thought worth a read now to see how things are changing for us on the Palm. 
Our new website  www.dubaipalmsales.com   has a great collection of Palm Jumeirah property and a good place to connect with one of our Palm Jumeirah specialist agents.

Garden Home at Palm Jumeirah For Sale

We have recently listed a lovely Garden Home on the renowned Palm Jumeirah. It is an Atrium Entry floor plan which is the most popular and upgraded by the current owners. Priced to sell at AED 13,5m.

Here is what our agent, Richard Pemberton, says about it:

We are proud to offer this stunning 5 bedroom Atrium Entry garden home exclusively to the market. Located on frond D, the property is North Westerly facing, towards the iconic Atlantis hotel, which means it benefits from having afternoon sun and sunset as well as a fresh cool breeze. The owners have lived in the villa since its handover in 2007 and maintained their home with meticulous attention to detail. The garden has been fully redesigned and landscaped with several water features, additional palm trees, granite tiling, wooden gazebo and an infinity edge, re-tiled swimming pool. The interior is equally impressive with its beautiful decor and clever redesign of the usual kitchen/lounge/dining room layout, creating an open-plan kitchen, fully equipped with Miele appliances and a large breakfast bar/island. This really a must see property for anyone looking for the “perfect” home! Viewings are fairly easy to arrange with an appointment so please call me anytime. For viewings, please coordinate with Richard Pemberton at 050 3765192

Internal Photos of the beautifully presented Atrium Entry Garden Home on Palm Jumeirah

 Garden Home Palm Jumeirah Dining Room

 Garden Home Palm Jumeirah - A remodeled and newly fitted kitchen.

 Step out onto the Palm Jumeirah beach and enjoy the calm gulf waters

Edwards and Towers are undoubtedly the best agents on the Palm and we carry a superb portfolio of villas and apartments on this wonderful Island.

Take a look at our bespoke Palm Jumeirah websites designed to help you find exactly what you want.
www.dubaipalmsales.com
www.dubaipalmrentals.com

Palm Jumeirah Property Sales 2016

'The Palm Jumeirah is an artificial archipelago in United Arab Emirates, created using land reclamation by Nakheel, a company owned by the Dubai government, and designed and developed by Helman Hurley Charvat Peacock/Architects'



January was a reasonable start to the year at Edwards and Towers with quite a few sales being confirmed.
With all the financial and local turmoil dominating the news at the moment we are definitely hitting some head winds but the early signs are that the Dubai real estate market still has a strong pulse.

The Head Winds

1. Oil Prices
2. Russian Rouble
3. Foreign Exchange rates
4. Slowing Chinese economy

The Dubai economy is heavily dependent on Tourism dollars and all of the above 'head winds' effect the success of our hospitality industry and ultimately the amount of visitors we receive.

The Oil price is currently around 30 dollars a barrel which puts all levels of the oil industry under pressure and without doubt we will see financial cuts at all the oil and gas companies. This will have an impact on the high end rental market in Dubai ( including the Palm Jumeirah ) where previously the Oil employees were renting expensive properties such as Garden Homes and Tiara apartments on the Palm Jumeirah. This demand has reduced considerably and the question we are all asking is how long before the the Oil prices stabilise?

The Russian Rouble is also having a huge impact on the Dubai economy. I was listening to a news brief last week that said on average a Russian tourist spends 3 times more retail spend than a Chinese tourist. We are currently experiencing a drought when it comes to welcoming Boris and Olga to our shores as their exchange rate makes Dubai 3 times more expensive than it was 3 years ago. This reduces the retail spend, the hotel spend, and more importantly to us the Real Estate spend. We have seen this first hand with very few Russian sales being seen on the Palm Jumeirah. As a side note I would estimate that the Russians accounted for about 35% of our sales in 2014. Russians love a sea view and Palm Jumeirah villas and apartments were perfect for our CIS friends.

The current strength of the dollar is impacting the local economy at every level. With our currency pegged to the dollar it's current strength makes it very expensive for most tourists or investors to even consider spending here let alone buy into real estate. In the last 3 months the dollar strength has made anybody from the UK see an increase in house prices of over 15% if they were to pay for a property from overseas funds. So we have the UK and the Russians priced out of the property market at this current time. A Palm Jumeirah Garden Home has become about GBP 200,000 more expensive over the last few months for those people buying with funds from overseas.

Finally, we have to factor in the Chinese effect to our local markets as the Chinese have been a big contributor, one way or the other, to the UAE economy. The Chinese have never warmed to the Palm as a place to live and it is probably fair to say that they have been bigger renters than buyers in the Dubai property market. The problem we are facing is more macro than micro as the Chinese economy seems to be stalling which will have a bigger impact on oil prices and also retail spend here in the Emirates.

These head winds alone are enough to make the serious investors of Dubai real estate think twice at the moment and coupled with stringent mortgage regulations it is obvious why the market has slowed over the past 6 months.
With all this in mind it is interesting to see that the rental market has remained pretty solid and as a consequence the yields are now looking very attractive. Investors have noticed this and even in the head winds are making moves for well priced property that gives a good yield.

The Palm Jumeirah is now a real estate market that offers attractive yields from properties that are scarce, well located and in a built environment that is improving with developments such as the Mall and new hotels well under construction.

To discuss property matters on Palm Jumeirah contact the author, Mark Towers.

New dedicated Website for Palm Jumeirah property

Following the success of our www.dubaipalmrentals.com site which allows tenants and landlords to find each other more easily we have now launched the equivalent site for Palm Jumeirah sales.

www.dubaipalmsales.com is 100% dedicated to offering only Palm Jumeirah property that is for sale.
It is the perfect platform for all owners to advertise their property for free and reach an audience that is looking for palm jumeirah apartments , palm jumeirah villas, and palm jumeirah plots of land.

The website is very user friendly and we hope you will enjoy looking for Palm Jumeirah property through this new channel.

Whether you are looking for Garden Homes, Signature Villas or plots of land on the Palm Island in Dubai you are sure to find what you are looking for.

Edwards and Towers specializes in Palm Jumeirah and has a convenient office for all our customers to drop into. We are located at Shoreline building 10.

Bookmark the new site and track Palm Jumeirah property throughout 2016.

Short Term Lettings in Dubai will be legal for the first time

Dubai Holiday Homes is finally here!!

Some of you out there have known me for a long time and understand the trials and tribulations E&T went through in 2008 when we were told by Tourism ( DTCM) to stop marketing Holiday Homes.

It was a bad day for both the company and a lot of our clients who relied on the self catering option to help finance their home and still give them a chance to use it for personal holidays.

At the time I was told there would be a new law coming out 'soon' which would enable me to offer the holiday home service but until it was official then I should wait or potentially put myself in a position where the company would get fined.

That conversation was in 2009 with the then head of DTCM.

I am finally happy to announce that Holiday Homes is now finally here in Dubai. DTCM have approved a law to regulate this market and are now approving license applications from prospective operators.

So as of October 2014 E&T Holiday Homes will be launched.

We believe there will be a huge response from the owners of property who want to rent out but use the property themselves a couple of times a year and we are already bombarded by potential holiday makers who are constantly looking for short term accommodation.

We are currently preparing the landlord information pack which will be available very soon and this will detail all charges and give a projected income for each apartment and villa.

 With articles like this in the Daily Mail
http://www.dailymail.co.uk/travel/article-595584/Dubai-new-holiday-home-hotspot.html
we believe this segment of the market will be extremely busy and offer owners a great return and extra flexibility.

If anybody has any comments or questions then feel free to either post them here or contact me directly.

Mark

E&T Valuations - October Property Basket

Welcome to the Edwards and Towers Monthly Property Basket. We have selected 8 apartments and 8 villas which are trading frequently in the Dubai marketplace, and have been tracking their values since the start of 2013 as part of the operations of our RICS-qualified Valuation Department.

Each month we will release a new Property Basket with the latest prices, and the percentage changes. The values in the basket are based on actual transactions we have witnessed, and not list prices (which can sometimes be distorted).

Apartments

The residential market in Dubai underwent significant changes during the month of October. The introduction of the 4% transfer fee has imposed a notable restriction on buyers, who are typically being made to pay the full 4% despite the Government guidelines. Additionally, the announcement of the 75% mortgage cap from December 1^st will further increase the initial capital requirements for mortgaged buyers. Already, this has had a negative impact on transaction volumes of certain sections of the markets, specifically the higher-priced properties.

Another notable impact throughout October has been the looming Expo 2020 decision. Ironically, this has had a negative impact on the market because sellers have raised their prices significantly beyond current market levels in the expectation that prices will rise following a successful Dubai bid. However, we anticipate that the impact of a decision either way will have a minimal impact as the event is 7 years away.

As apartments are generally lower in terms of capital required, they have continued to transact at a reasonable rate. One of the most notable patterns emerging is that there has been more of an improvement in properties at the lower end of the price spectrum, which we anticipate is because of the increased transfer fee. The Greens has witnessed the most activity from the basket, as affordability is increasingly becoming the most important factor in the apartment market.

Villas

Activity in the villa segment was notably more subdued than the apartments, primarily because of the higher capital lot size required. First time mortgaged buyers, even for a villa of AED 2,000,000, will have to find AED 500,000 deposit, AED 80,000 transfer fee and AED 40,000 agency fee to enter the market as of December 1^st. This upfront cash requirement of AED 620,000 is simply too much for many young buyers looking to enter the market for the first time.

Additionally, the mortgage cap regulation stipulates that for properties over AED 5,000,000 the LTV will be capped at 65% for expats. This will again increase the capital required for villas in some of the more popular expat areas such as Arabian Ranches and Victory Heights, where the average price is above this level.

Overall, the properties surveyed in the basket remained flat, and the growth since the start of the year is now at a similar level to the apartments as the lower end of the market begins to catch up in terms of growth. The sellers of Garden Homes on the Palm Jumeirah are becoming increasingly ambitious with their price expectations, and volumes here have suffered as a result. At the other end of the market, however, there is still some activity with townhouses where entry levels are lower.

For more details, or to request a copy of the latest research note, contact our Director Simon Kennedy on simon@edwardsandtowers.com or +971504515226.

www.edwardsandtowers.com/valuations

Dubai Transfer fees

Dubai Land Department Transfer Fees to change again???

The new transfer fee of 4% has now been running for the past 3 weeks and it seems to be coming accepted by the property fraternity that the buyer will pay the full amount.

This was confirmed at my last transfer on Thursday when the transfer office actually refused to give 2 receipts for the 4% split 2% and 2% for the buyer and seller. One receipt for 4% to either the buyer or seller is all they will produce.

There is also a rumour floating around that there is going to be another change to the transfer fees...

Now that the 4% transfer fee has been accepted the DLD look like they might introduce a fee specifically for off plan sales in Dubai.

The speculation is anticipating a 9% transfer fee for off plan sales in Dubai and 4% for completed property.

This would be a dramatic change to a market that was only charging 2% 4 weeks ago and some will think that it will dampen the market too much.

I am not convinced it will dampen the market like people think but I do think it could influence the profile of buyers that are active.

I won't bang on too much  but my little theory runs like this.

If you take a recent Emaar launch in Downtown we all remember the mega queues and scuffling that took place to get a ticket. As agents we also know that a lot of the tickets were sold to agents who hustle and do anything required to get to the front of the queue so that they can get a ticket to either sell on or put a deposit down with the intention of immediately selling at a profit/premium. It's only a guess but I would think that at least half of all off plan launch sales are sold to a second buyer at a premium within 4 weeks. These second string buyers then keep the property until completion.If you could stop the brokers and hardcore flippers from getting to the front of the queue then in theory you may get a much larger percentage of genuine buyers putting deposits down at launch and holding until completion.

If done correctly the 9% transfer will stop 'some' people/agents from even bothering to stand in line and fight like WWE wrestlers for a ticket.What the DLD need to understand is that some developers will allow the first buyer who puts down a deposit to  change the name of the buyer to a nominee which actually defeats the object the DLD are trying to achieve. In this instance the agents would still turn up as they know they can change the name on the contract before the DLD would charge the 9%. I would advocate a large fine to the developer who participates in this practice. It currently happens on nearly every launch.

We are definitely going through a period of change in the property market and as it evolves to the next level of maturity I hope the new regulations, whatever they may be, have the desired effect and close all potential loopholes ensuring that right people have a chance to purchase at the beginning of the cycle.

4% Transfer fee for title Registration

Dubai Lands Department increase Registration  Fee 2013

It has now been  confirmed that the new land department registration fee will increase to 4% on the 6th October.

It looks as though this will be enforced on the said date although there are plenty of agents lobbying for an extension to the timescales.

The idea is to cool a market that has shown no signs of slowing down in 2013. With 30% plus increases in values this year it is clear to see why the dubai lands department have introduced such a measure. Will it work? I am not convinced that it will have the desired effect. After all we are talking about a market that has increased by 30 % already so an extra 2% shouldn't make too much difference to eager buyers keen to invest into an emirate with a healthy GDP and other strong fundamentals.

There are other measures that could also be implemented if this action does not have the desired effect and it will be interesting to see what happens over the next few months as these are traditionally our busiest times of the year.

12 Month Notice to Tenants

As the rental market gets stronger we will see more and more landlord and tenant disputes appearing in Dubai. I thought I would share our  latest issues with the blog and try and put some clarity on a few tenancy questions that are often asked of us.

Many landlords are seeing that the current rent they receive is less than the current market price and then  try to either put the rate up or ask the tenant to leave so they can put in a new tenant at a better rate.
We saw this a lot in the peak of 2007/08 and since then new restrictions were put in place to safeguard the tenant. 5 years on these safeguards are once again being used by the tenant to protect themselves from rent hikes or eviction.

In a nutshell the following rules apply to the  Dubai rental market.

1. A tenancy must be registered at Ejari
2. The tenant cannot sublet without consent.
3.Short term rentals will not be registered with Ejari and follow a different set of regulations ( call me if you want more information on short term).

At the end of the tenancy contract the following rules apply:

1. The tenant has a right to renew on the same terms.
2. If the landlord wishes to change anything in the contract then he should give 90 days notice to the tenant.
3. If the tenant rejects the new terms then the course of action for the landlord is the Rent Committee.
4. What is 'allowed' and 'not allowed' by the rent committee is very clear and both landlord and tenant should try and negotiate around the table before resorting to this.

If the landlord wishes to 'evict' the tenant he must either be selling the property or moving into it himself. The procedure to evict is as follows:

1. Serve a 12 month Legal Notice to the tenant. This has to be notarised by the court and sent by courier. It is quite an easy process and protects the landlord.
2. The landlord must state if he is selling or moving into the property on this notice. The text is standard at the court. Total cost for this if done in Dubai is about 500 dhs ( notary stamp 85dhs; translation 250 dhs plus 60 dhs ; courier 100 dhs.)

It is important that everything is done according to the regulations set out by RERA and the Lands Department of Dubai.

As property managers in Dubai our two biggest problems are always maintenance issues and negotiating the rent renewal.

It is important to follow the rules and then both landlord and tenant can co exist knowing that the correct procedures are in place.

Let us know if you need any advice on these matters by contacting the property mgt team.


I also found this on the net which is quite interesting:

(My Dubai tenancy contract is due for renewal for the second year this month. Until yesterday my landlord had not made any contact with me, but I spoke to his agent and he told me the landlord wants to increase the rent. In reply, I said that according to the law, the rent can only be increased after the completion of two years. Then the agent told me the landlord wants to sell his apartment, so will add a clause allowing potential buyers to view the apartment from inside. I would like to know whether he can insist on increasing the rent at the time of signing a first renewal and if I have to agree to accept the new clause of viewing in the new contract? Finally, if he sells the apartment in the next few months what will happen to my tenancy contract? MIK, Dubai You are correct in saying that a landlord cannot increase the rent in the first two years and it is worth noting that after that there are strict provisions that apply regarding permitted increases after this time. Rera, the Real Estate Regulatory Agency, collects data across the city and has an online calculator that shows the acceptable levels and landlords must comply with this. If rent is to be increased in accordance with the permitted limits, tenants must be given 90 days'notice. It is not standard to include a clause to allow strangers to visit someone's home and you are not obliged to accept this. Tenants are not obliged to show buyers around a property and if you are asked to do so and wish to assist, you should be given 24 hours' notice. Even a landlord does not have the right to enter a property without permission or a very good reason to do so. I do not recommend you accept any such agreement and if your landlord, or his agent, persists, you should contact Rera. If a property is sold, then the rental agreement and therefore the tenant, comes with it. If the landlord wants you to leave, then he needs to give you 12 months' notice by registered mail or notary public with reasons as to why he is evicting you, as per UAE Law number 33 of 2008, Article 25, Clause 2.)

There are a few points in here I don't agree with and the author does not seem to be taking into account the fact that Law 33 over rides or updates Law 26.... 

E&T Commercial Launched!

E&T Commercial has officially launched! The new division of Edwards and Towers will offer commercial sales & leasing, property management and investment advice on commercial real estate in Dubai. We also provide valuations for accounts, lending and dispute resolution. Do not hesitate to contact us if we can help with your commercial real estate needs in any way.

So at the start of a new year, where are we up to in the commercial market?

The macroeconomic fundamentals for Dubai are improving. The Emirate’s population is forecast to exceed 2 million for 2012, and GDP growth is anticipated to be in the region of 4.5 - 5% throughout the year while inflation remains low. On the back of these improvements, several large-scale commercial projects have been announced including Mohammed Bin Rashid City, a, AED 10bn theme park in Jebel Ali, an extension of the Madinat Jumeirah and the completion of the Business Bay Canal. Significant questions surrounding the financial feasibility of some of these projects exist, but it is clear that confidence has returned to the sector.

The office market, which has lagged behind other sectors since the 2008 crash, is showing signs of improvement as more companies move into the Emirate to access the growth that is developing here. The leasing deals we are currently doing are supporting the fact that, in most areas of Dubai, rents have bottomed out for office space. There have been increases in rents in prime areas such as DIFC, Sheikh Zayed Road and Downtown Dubai. There is still a notable discrepancy between rents for fitted offices and shell & core, with the former usually commanding a premium in the region of AED 20 psf on average. Furthermore, fitted space has a much shorter marketing period. Therefore as a landlord, if you have access to a contractor at a reasonable rate, it is advisable that you fit out your office prior to marketing; even if it is to a basic standard; raised floors, suspended ceilings and provision of utilities. This will significantly improve the results of your marketing.

The retail market continues to perform strongly, benefitting from an improvement in tourism and consumer confidence in Dubai. Rents are typically linked to the sales of the tenant, and most retailers target a rent to sales ratio in the region of 10%-20% in the bigger malls. This can mean rents are anywhere from AED 300 psf to AED 2,000 psf (the latter being from tenants such as Jewellers, who can generate high sales from a relatively small space). Retail rents and values are set to continue their upward trend throughout 2013 as Dubai’s economy continues to grow.

The industrial market is fragmented in Dubai in terms of rental and capital performance. Onshore, the average rents are in the region of AED 30-35 psf in established areas such as Al Quoz and Al Qussais. Free Zone rents in areas such as JAFZA are notably higher, more in the region of AED 40-50 psf. The latter areas are set to see more growth based on the increasing levels of logistics and trade in the Emirate, which is aligned to the overall economy.

2013 is set to be a positive year for commercial real estate in Dubai. We look forward to working with you and assisting your commercial needs.

Simon Kennedy BA MSc MRICS MBA

Director – E&T Commercial

simon@edwardsandtowers.com

Burj Khalifa

Edwards and Towers are now selling apartments and offices in the Burj Khalifa Tower.

The centre piece of the stunning Downtown development by Emaar this tower is truly awesome. The worlds tallest tower, for the moment, also offers leisure, retail, hotel, and the Dubai Mall on its doorstep.

Look at www.edwardsandtowers.com or speak to Steve Clews directly on 050 503 1090.

If you want to sell your property in Burj Khalifa we would also like to hear from you.

Emirates Hills, Dubai

This is the description from the Emaar website about Emirates Hills.


Emirates Hills is a world class development, a place of paramount wealth and beauty, an unrivalled master plan community.

Emirates Hills exclusive properties look out over the lush green fairways of the Montgomerie. The world-class Montgomerie 18-hole Championship Golf Course, created by master architect Desmond Muirhead and seven-time European Order of Merit winner, Colin Montgomerie, makes living in Emirates Hillls a golfer's paradise.

Emirates Hills features a harmonious balance of well-appointed villas, handsome private neighborhoods and lush landscaping, making it the most desirable residential community in an inimitable setting.

Project Type: Plot sales and Ready made villas
Plot Size: 12,000 sq ft - 45,000 sq ft



We think it is a whole lot better than this suggests.

For a look at some of the Emirates Hills properties look at www.edwardsandtowers.com

Burj Khalifa

Burj Khalifa Sales

Edwards and Towers are pleased to add Burj Khalifa to its existing list of prestige property. We currently offer Palm Jumeirah and Emirates Hills and believe that Burj Khalifa Tower is the perfect addition. Burj Khalifa is a luxury tower and probably the best address in town so we felt we just had to be a part of it.

For all enquiries you should speak to Steve or look at www.edwardsandtowers.com . Steve is well known in Dubai for his love of Tiara on the Palm and has become almost synonymous with the project.We are sure he will soon be equally recognisable in Emaar's finest tower.

We will keep you posted on our progress and soon be adding information and photographs to the website.

Marina Residence Pools Empty???

Marina Residence Pools are emptied?
Is there any truth in the rumor that over the weekend the Marina Residence swimming pools were emptied. If so then for what reason? We heard that it was due to non payment of service charges which I simply dont believe. If true then we have a huge problem as civil war will be breaking out next. I will look into this tomorrow and report as the consequences are too painful to imagine. I would say have a look at www.edwardsandtowers.com  for some good Marina Residence properties to buy or rent but you may be better looking at Shoreline Apartments or even Fairmont Residence.

Short Term Leasing Illegal in Dubai

Short Term Leasing in Dubai Short term leasing in Dubai has been officially banned and made illegal. At the beginning of May the Dubai Economic Department released a statement that clarified the fact that all short term leasing is 'not allowed'. My first question was to ask what exactly they defined 'Short Term Leasing' as? Is it 1 month, a week, nightly etc. This is still unclear but my opinion is that if there is a tenant in a property who does not have a residence visa then this tenant will be deemed illegal regardless of how long he is staying. With the introduction of Ejari, where all tenants have to register their tenancy, it will be easy to ascertain if the tenant is illegal or not. You will not be able to register with no residence visa and for less than 6 months. We stopped doing Short term lettings in 2009 after a heavy fine so a part of me is pleased other companies have to follow suit. However, the pragmatic side of me knows that the market needs this type of accommodation for many reasons. I am sure the governement will eventually allow it but are doing their due diligence at the moment to ensure the rules are thorough and clear.

Emirates Hills New Listings

We have listed a number of new villas at Emirates Hills which we believe are some of the best we have seen. There is a range of new Emirates Hills Stock form 20mAED to 45mAED which will tempt the most discering buyers. Edwards and Towers currently have 55 villas at Emirates Hills for sale. Edwards and Towers also have 7 high quality villas for rent at Emirates Hills form 750,000 dhs per year to 1.9m AED. We are without doubt the best performing agents for luxury villas due to our commitment to service and our focus on this type of property. For Emirates Hills call 04 3488680 and ask for our Emirates Hills specialist.

Emirates Hills Villas For Sale

After launching Emirates Hills property to our Palm Jumeirah portfolio of available property for sale I have been pleasantly surprised with the interest.Most people know that I am a staunch advocate of Palm Jumeirah and consequently have promoted this project solely for years. Although the Palm and Emirates Hills are very different I noticed last year that many of our Palm clients were curious to at least see Emirates Hills before making a decision to buy a villa on the Palm. Emirates Hills villas range from 12m AED and go all the way up to 60m AED. There are one or two more than this but in general the Emirates Hills villas are a large luxury bespoke property individually designed. With a great reputation on the Palm and without doubt the best sales force in Dubai I have recruited a highly qualified agent to spearhead Emirates Hills sales. Sellers at Emirates Hills like to be looked after and although they dont like paying a selling fee they still demand being treated like a 'client'. It is the buyer who ends up paying our fee the majority of the time so strictly speaking he is the client. Any sellers out there reading this and yo ushould seriously consider signing sole agancy with your agent and paying a fee. He will work harder and get you more money.Its no sale no fee so you have nothing to lose. We have sold a couple of villas in Emirates Hills this year and although it is not as busy as the Palm Jumeirah it is a top class development for high net worth individuals and we are pleased to add it to out luxury collection of villas we offer in Dubai.

Palm Jumeirah Villas

2011 was a good year for Palm villas as they appreciated considerably in value. On average garden homes and signature villas rose by upto 25% with Canal Coves also looking at a 20% improvement.

The Palm offers beachfronted property in a sector of the market that has restricted supply. This supply of well located property is not going to improve any time soon as the chairman of Nakheel , Ali Lootah, announced today that jabel ali and Deira are long term projects and will not be developed 'any time soon'.

Good news for Palm Jumeirah but ultimately the market needs more choice. At some point prices will look 'frothy' on the Palm Jumeirah and it will be intersting to see how far they can rise. One thing is certain though - prices on Palm Jumeirah will rise in 2012.