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Everything wrong with the Dubai Real Estate Market

(updated 7 months ago)
by Max

The real estate market in Dubai is often portrayed as an investor's paradise. Glossy brochures, promising ads, and staggering skyline photographs lure local and international buyers. But behind the glamor lay many issues that prospective buyers and investors should be aware of. Here's a breakdown of what's wrong with the Dubai property market.

The Reality Behind Advertised ROIs

Real estate agents in Dubai often showcase lofty ROI figures to attract buyers. However, these advertised numbers usually ignore unavoidable costs like utilities and service fees, making the ROI seem higher than it actually is.

While there may be even valid reasons to present the ROI the way it is commonly presented (e.g., because that is simply an industry standard that makes comparing properties easier, or because such charges can not be predicted due to their variability, etc.), you should have a clear understanding what potential costs an estimated ROI includes and what it does not include.

That said, a well-chosen property can still yield a strong ROI, even after accounting for these additional expenses. The key is taking the inflated ROI figures with a grain of salt and doing thorough calculations.

Unscrupulous Developer Practices

1. Delayed Deliveries

Developers often ask for installment payments with the promise of timely construction progress. Unfortunately, delays are more common than not, and buyers find themselves stuck in a financial loophole without any recourse.

2. Manipulative Stock Communication

Dubai's real estate market is known for blockbuster projects that sell out within days or even hours. These high-demand projects set a precedent and create an image of scarcity and urgency that reverberates throughout the market. While this phenomenon is true for some elite, highly sought-after properties, not every development shares that same level of demand.

Some less popular projects cleverly capitalize on the hype generated by these bestsellers. They adopt similar sales tactics, such as releasing apartments floor-by-floor, to create an illusion of scarcity. The strategy aims to provoke a "Fear of Missing Out" (FOMO) among potential buyers, pressuring them into making hasty, sometimes ill-advised, purchases.

This tactic makes it especially important for buyers to have insider knowledge and a thorough understanding of the market and the particular projects they are interested in. Such insights can be invaluable in distinguishing genuinely high-demand properties from those employing manipulative sales tactics to appear as such.

3. Irrational Price Hikes

Dubai's real estate market is experiencing a heavy sellers' market dynamic, meaning demand often outstrips supply. In such a climate, developers find themselves in a position of power and leverage, allowing for pricing strategies that may seem irrational to the average buyer. These price hikes often occur in unpredictable steps based on time or the floor level of the property, making it difficult for buyers to anticipate and plan for the total cost.

The rationale behind these irregular price increments is not purely exploitative; rather, developers are trying to match the high demand and maximize their profits in a market that allows for it. While these tactics may go largely unpunished in a sellers' market, they pose challenges for buyers who may find affordability increasingly strained.

Problems in the Secondary Resale Market

1. Price Testing by Sellers

In the secondary market, it's common to see sellers continually upping their asking prices without any intention of actually selling. This speculative behavior wastes the time and energy of serious buyers and muddles the true market value of properties.

2. Ignoring Offers without Cheques

Sellers frequently dismiss any offers that don't come with a cheque, further complicating the buying process and excluding potentially serious buyers who may not be willing to commit without proper due diligence.

3. Difficulty in Scheduling Viewings

Another hiccup in the secondary resale market is the uphill battle to schedule property viewings. Both agents and owners often show reluctance unless there's an immediate financial commitment, like a 10% down payment check. Agents may find the effort not worth the potential commission, while owners prefer tangible commitments before opening their doors. This puts genuine buyers in a difficult position, as they are pressured to make a financial commitment before having a chance to adequately evaluate a property. The situation complicates the due diligence process and introduces unnecessary risks.

The 'Tax-Free' Investment Myth

Dubai's promise of being a tax-free haven can be misleading. The income or profit you generate in Dubai is not universally tax-free—it depends on your personal tax residency. If you're taxed in countries like the UK, USA, or Germany, your usual tax rate will apply to your investment in Dubai.

To truly benefit from Dubai's tax-free status, you'd need to officially change your tax residency to the UAE, which, although possible, may involve its own set of logistical and legal complexities.

In Conclusion

While the Dubai real estate market has its attractions, it is fraught with complications and challenges that every buyer should know. From misleading ROI presentations to manipulative developer practices and unclear rules around taxation, several areas require a discerning eye and meticulous research. Buyers must educate themselves thoroughly to navigate this intricate landscape effectively. Only then can one hope to make an informed and beneficial investment in Dubai's real estate market.


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by MaxOffplan-specialist since 2014
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