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Every week, HMS homes will bring you our current pick of the best villas and apartments for sale across Dubai, with competitive pricing and motivated owners.

In the market for a new home or investment but don’t see what you’re looking for? We have hundreds of properties available, so contact us today on +971 (0) 4 428 4700 or e-mail info@hmshomes.com and one of our team will get in touch!

Sector E, Emirates Hills

Featuring a private corner pool with a lake view, we have this fantastic 6 bed plus maids extended villa situated in Sector E of the ultra exclusive Emirates Hills.

The upgraded villa is situated on a 20,000 sq ft plot with a hiqh quality finish throughout.  With 3 large living areas as well as a separate dining space, ample storage and with 3 of the 6 bedrooms benefiting from private terraces, it is the perfect family home.

The garden has it’s own private barbecue area, ideal for an evening of entertaining.

This villa is a must see for the serious buyer who wants a villa they can modernise for a great price, get in touch with Elliot today!

Frond N, Palm Jumeirah

This beautiful, never lived in before, custom build villa is set over two levels and boasts a roof terrace, private pool and access to a private beach.

On the first level, you have a huge living and dining area featuring floor to ceiling windows that look out to the sea.  The villa also has a kitchen finished to the highest standard with marble work tops and Miele appliances as well as a private garage, maids room and laundry room.

To view this unique and distinctive property, contact Tom Moon today.

Hattan, Arabian Ranches

We are delighted to bring this large and private, luxury family home to the market at a very competitive price.

Set over 3 floors with the family living space on the ground floor including a guest suite, 4 bedrooms on the second floor and an additional guest room on the third floor.

Outside to the rear is a lovely garden with pool and to the front a large garage and landscaped courtyard garden.

To view this exquisite villa or to find out more, contact Jerry today.

Springs 9, Emirates Living

HMS homes can exclusively bring you this competitively priced, perfectly located and well appointed type 2E townhouse in Springs 9, Emirates Living.

The villa is in a single row location backing on to the park within a large plot and walking distance of the Springs 9 communal pool.

The property features 3 bedrooms as well as a downstairs study and large living and dining areas.

The villa’s owner is a motivated cash seller and it is a must see, contact Joshua today!

Zanzebeel 4, Old Town

Listed exclusively with HMS homes, visit this lavish, 3 bedroom apartment, centrally located in the sought after area of Old Town, Downtown Dubai.

This unique 3 bedroom plus maids features a spacious living room, separate kitchen area and contemporary style design.

The apartment boasts iconic views of the Burj Khalifa and is in one of the best locations in Downtown with direct access to Dubai Mall, Burj Khalifa and Dubai Fountains.

To truly appreciate this apartment, we recommend booking a viewing with Devin today!

The Jewels, Dubai Marina

We bring to market this exclusive penthouse apartment in The Jewels Tower A, Dubai Marina.

The property features 4 bedrooms plus a maids room, all with en-suites and three balconies from which you can enjoy both marina and sea views from the comfort of the apartment’s pool and jacuzzi.

The Jewels architecture is of a very highest level and it’s prime Marina and JBR adjacent location means that it is an excellent investment or end user property.

The owner is a cash seller and the property is ready to be viewed today, contact Liam for more information.

Burj Vista, Downtown Dubai

With multiple units available ranging from 1 to 3 bedrooms, we are delighted to bring you the popular Burj Vista.

Situated in the heart of Downtown and with envious views of the Burj Khalifa, Burj Vista offers contemporary luxury living.

Boasting floor to ceiling windows, open plan living and high end finishing, it is not hard to see why this is one of Dubai’s most popular new builds.

For viewing, unit availability and pricing, contact Reece Bates today.

Belgravia Heights II, JVC

Brought to you by Ellington and following on from the huge success of the sister Belgravia projects in JVC, Belgravia Heights II is the manifestation of Ellington Properties’ continued commitment to well detailed and designed residences.

Featuring 137 spacious studios, 1 and 2 bedroom units, the residences sit on a beautifully landscaped podium level with a resort-style pool, children’s play area and superb fitness centre.

These chic, contemporary apartments feature a warm grey palette, showcasing warm beautiful open kitchens and bespoke black hardware as well as vast balconies.

For more information on the development as well as availability and pricing, contact Chloe today.

Keep an eye out for our next blog post:- Recruitment!

It’s once again that time of the month when you can get access to advice from one of the leading property experts in Dubai through our Expert Advice segment. Today, we are in conversation with Craig Salmons, of HMS Homes Real Estate, a highly respected agency in the city, who has graciously shared his expertise on the luxury property market in Dubai. He also gives valuable insight into how this market holds up against the more economical real estate choices in the emirate. Let’s hear what Craig has to say about luxury vs affordable properties in Dubai, and don’t forget to check out his quick-fire responses to the fun rapid-fire segment.

THE LUXURY PROPERTY MARKET IN DUBAI

While there have been a fair few reports in the Dubai real estate industry about falling prices, the luxury segment appears to be more steady in comparison. With the launch of branded residences such as the Bvlgari, Fendi and Just Cavalli properties, there seems to be a renewed interest in mimicking the lives of the rich and famous by owning some of the most decadent homes in Dubai.

Craig believes that the luxury property market is doing ‘as well as ever’ and predicts that it will remain so for the next half of the year. This is evidenced by the fact that areas like Palm Jumeirah, which are known for their more upscale properties have not witnessed any diminished investor interest. The area was even more popular for villa rentals in Dubai than cost-effective options such as JVC and JVT, as per the H1 real estate market report, suggesting that even the rental market is strong for luxury properties in Dubai.

LUXURY VS AFFORDABLE PROPERTIES IN DUBAI FOR INVESTMENTS

When it comes to the popular investment choices, Craig feels that most people are willing to pay a little extra for the amenities that come with a property.

Craig said: “It’s a big investment, so people will try to get the best deal possible since they are expecting to live there for a long period of time.”

He is of the opinion that many people are looking into off-plan properties because that presents the best way to strike a bargain on a great property without breaking the bank. The better payment plans, competitive pricing and a wide range of amenities make these projects extremely appealing to those looking to invest in Dubai real estate.

According to Craig, besides the ever-popular villas in Arabian Ranches, other prime areas to invest in property in Dubai, especially in the secondary market, are Palm Jumeirah, Jumeirah Village Circle (JVC) and Town Square.

The popularity of man-made miracle, Palm Jumeirah, does not appear to be diminishing any time soon.

In terms of availability of luxury vs affordable properties in Dubai, Craig believes that there are more reasonably priced projects than upscale developments, especially in the off-plan segment, in part because Dubai wants to build a healthy portfolio of such projects. This means that in terms of sheer volume, affordable real estate in Dubai may outweigh the luxury market, but the demand is almost comparable when you consider the higher valuation of such properties. With the demand increasing consistently for affordable villas in Jumeirah Golf Estates, Townsquare and Dubailand, it’s easy to see why there is a large influx of such projects.

The trend also extends into rental properties in Dubai with most people choosing amenities over the actual unit itself.

ABOUT CRAIG SALMONS

Craig Salmons is the Sales Manager of HMS Homes. Before moving to the UAE, Craig had amassed a wealth of experience in the real estate market in the UK. His dedication to customer experience and astute attention to detail ensured that Craig’s career in the UAE real estate market got off to a celebrated start. The award-winning real estate expert has extensive knowledge of Arabian Ranches, The Springs and The Villa.

ABOUT HMS HOMES REAL ESTATE

One of the boutique real estate agencies in Dubai, HMS Homes Real Estate deals with a variety of real estate transactions, including the lease and sale of ready properties, investments in off-plan projects in Dubai and even mortgage and financing guidance. They have earned a reputation for their customer-centric approach and are renowned for their honest approach in the UAE real estate market.

If you are looking at luxury properties in Dubai, the time is perfect for investments. Stay tuned to the best property blog in the UAE for all the latest information about the real estate market in the UAE.

Source : https://www.bayut.com/mybayut/luxury-vs-affordable-properties-in-dubai/

The great thing about big cities are the variety of areas in which you can live, work and socialize. Dubai really does have it all – from family orientated villa communities to ultra chic skyscraper apartments, there’s something for everyone!

If you are finding it hard to make a decision on an area to live in then read our handy area guide below!

URBAN COMMUNITIES

About: The focal point of Dubai, known for its vibrant developments and attractions making it the ultimate destination for millions of visitors to Dubai. Featuring the world’s largest mall, the world’s tallest building, the Dubai Fountain and many more amazing attractions.

Why live here? High end apartments with stunning views and excellent amenities in an ultra modern setting. Residents of Downtown Dubai have everything on their doorstep from Dubai Opera to world class restaurants.

Property types: Studios up to 4 bed apartments, duplex apartments and penthouses in a mixture of high rise towers including the Burj Khalifa.

Popular towers / areas: Old Town, The Residences, South Ridge, 29 Boulevard

Amenities: Direct access to Dubai Mall and Souk Al Bahar featuring hundreds of shops and restaurants as well as a number of leisure activities such as ice skating, health clubs, swimming pools, squash courts and many more.

Proximity:

Dubai International Airport – 15 mins
Dubai Marina – 20 mins
Closest mall – Dubai Mall
Closest school – Gems Wellington Primary School

Budget: Studio apartments starting from 60k, 1 beds starting from 80k, 2 beds starting from 100k, 3 beds starting from 145k

Transport Links: Dubai Mall Metro Station

Your Downtown Dubai Specialists: Tony McMahon, Chae Simons, Gary Allen, Liam Dawett, Scott Cameron

About: Dubai’s financial centre, DIFC, is a freezone, mixed use community featuring high end residential apartment towers, office blocks and first class hotels. The infrastructure is second to none, with some of the world’s most famous architects and engineers putting their stamp on the location. Centrally located on the commuter route and situated parallel to Sheikh Zayed Road, DIFC is neighboured by Downtown Dubai and Business Bay to the north.

Why live here? Dubai’s answer to Canary Wharf in London, it is perfect for young professionals who work in the area whose working day consists of long hours as well as being popular with those who are in the aviation industry due to it’s close proximity to the airport.

Property types: Studios up to 5 bed apartments, duplex apartments and penthouses in a mixture of high rise towers.

Popular towers/areas: Index Tower, Central Park and Limestone House.

Amenities: All towers have their own pools and gyms and there numerous high end restaurants and bars, supermarket, DIFC’s new Gate Avenue bringing over 150 sophisticated new retail, leisure and green spaces to the area.

Proximity:

Dubai International Airport – 15 mins
Dubai Marina – 20 mins
Closest mall – Dubai Mall
Closest school – Gems Wellington Primary School

Budget: Studio apartments starting from 65k, 1 beds starting from 85k, 2 beds starting from 110k, 3 beds starting from 130k

Transport Links: World Trade Centre, Emirates Towers and Financial Centre Metro Stations

Your DIFC Specialists: Tony McMahon, Chae Simons, Gary Allen, Liam Dawett, Scott Cameron

About: Dubai Marina is a completely man made marina stretching over a distance of 3km and is one of Dubai’s main attractions with restaurants, shops, bars, beaches and recreational activities right on your doorstep. The master developer of the marina is Emaar and it is conveniently located running parallel to Sheikh Zayed Road.

Why live here? Variety of towers to suit all budgets, stunning views, excellent amenities, lively community popular with locals and expats alike with close proximity to the beach and its many resorts.

Property types: Studios to 4 Beds, duplex apartments and penthouses in a mixture of high rise towers

Towers / areas to look out for: The Original 6, Marina Promenade, Al Sahab, Park Island, Trident, Cayan Tower, 23 Marina and Bay Central.

Amenities: Most towers feature their own fitness centres and swimming pools, in addition to this there are many health clubs and leisure activities in the area such as yoga studios, tennis courts and watersport facilities. Shops and restaurants line the marina walk.

Proximity:

Dubai International Airport – 30 mins
Downtown Dubai – 20 mins
Closest mall – Dubai Marina Mall
Closest school – Regent International School

Budget: Studio apartments starting from 50k, 1 beds starting from 70k, 2 beds starting from 80k, 3 beds starting from 110k

Transport Links:

Damac Properties & JLT Metro Station
Dubai Tram
Dubai Water Taxi
Dubai Ferry

Your Dubai Marina Specialists: Lewis Joseph, Kate Streames, Joanna Gaze and Jessica Roberts

About: A true resort-style development, the Palm Jumeirah is a man made archipelago located just off Dubai’s mainland, close to Dubai Marina and with a direct link to Sheikh Zayed Road. The Palm Jumeirah comprises three residential, retail and leisure areas:- the Trunk, Crescent and the Fronds.

Why live here? The Palm Jumeirah is the ultimate destination for those wishing to enjoy a lively community with a vacation feel. Residents of the Palm Jumeirah benefit from large apartments in low rise towers and secluded villas with private beaches while many apartments come with beach club access.

Property types: Studios to 4 Bed apartments, penthouses, townhouses and villas (Palma Residences and Fronds)

Towers / areas to look out for:

The Trunk: This is the entry and exit point of the Palm and is the main residential area consisting of around 8 community developments including the Shoreline, Golden Mile, Marina Residences and Oceana. Many apartments come with beach club access.

The Fronds: There are 17 fronds in total, mainly consisting of villas and townhouses which range from 3 to 7 bedrooms. This is one of the most luxurious areas of Dubai with the majority of properties benefiting from private beaches, pools and amazing sea views.

The Crescent: The crescent is home to some of the finest hotels in Dubai such as the famous Atlantis the Palm hotel, The One & Only, Waldorf Astoria and the Anantara. Some of these amazing resorts also have residential complexes. The island also features a wide selection of restaurants and leisure facilities.

Amenities: Running track, shops, restaurants, bars, beach clubs and fitness clubs, The Golden Mile galleria offers many shops and restaurants and Nakheel Mall is due to open towards the end of 2018.

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 10 mins
Closest Mall – Golden Mile Galleria (and the soon to open Nakheel Mall)
Closest School – GEMS Wellington International School

Transport Links: Palm Jumeirah Monorail & Palm Jumeirah Tram Station

Budget: Studio apartments starting from 65k, 1 beds starting from 80k, 2 beds starting from 110k, 3 beds starting from 140k and villas starting from 275k

Your Palm Jumeirah Specialists: Tom Moon, Elliot Duczenko, Christian Leaver, Fiona Sharp

About: A small community surrounded by parks and lakes situated between Barsha Heights, Emirates Golf Course and running parallel to Sheikh Zayed Road. The Greens and Views feature a mixture of high and low rise towers, with each complex clustered together to create a courtyard environment for the residents. Emaar is the master developer.

Why live here? Great residential community with a suburban America feel in the middle of the city! Lush greenery line the streets while the community mall provides an excellent hub for those living and working in the area.

Property types: Studios to 4 Beds in a mixture of towers

Towers / areas to look out for:

The Greens – 10 Emaar developed tower clusters featuring four individual buildings as well as the independently developed Onyx Tower

The Views – Comprised of 10 high rise towers adjacent to The Greens and overlooking Emirates Golf Club

Amenities: Community pools and fitness centres, shopping centre with supermarket, restaurants, bars and shops, lake side running track

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 15 mins
Dubai Marina – 5 mins
Closest Mall – Mall of the Emirates
Closest School – Regent International School

Transport Links: Dubai Internet City Metro Station

Budget: Studios starting from 45k, 1 Beds starting from 60k, 2 Beds starting from 90k, 3 beds starting from 110k

Your Greens & Views Specialists: Joanna Gaze and Lewis Joseph

About: Similar to Dubai Marina, Jumeirah Lakes Towers or JLT for short is a collection of 80 towers surrounding three man made lakes. The community comprises of 26 clusters lettered A to Z each with 3 towers. There is no master developer in JLT, it is instead owned by DMCC which is a freezone allowing any developers to build.

Why live here? Located opposite Dubai Marina and running parallel to Sheikh Zayed Road. With apartments to suit a variety of budgets and with rents often slightly lower than the marina, it is a great area to live, work and socialise in.

Property types: Studios to 4 Beds in a mixture of towers

Towers / areas to look out for: Green Lakes Tower, Concorde Tower, Lake View Tower, X1 Tower. Gold Crest Views

Amenities: A multitude of bars, restaurants and shops as well as a lake side running track, parks and tennis courts. Most residential towers include a swimming pool and fitness centre.

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 5 mins
Closest Mall – Dubai Marina Mall or Springs Souk
Closest School – Regents International School

Transport Links: Jumeirah Lakes Towers & Damac Properties Metro Stations

Budget: Studios starting from 45k, 1 Beds starting from 55k, 2 Beds starting from 70k, 3 beds starting from 100k

Your JLT Specialists: Kate Streames & Lewis Joseph

About: Jumeirah Beach Residence, or JBR, is a vibrant beach community situated next to the marina and running from the up and coming Bluewaters Island along to the Palm Jumeirah. Popular with tourists, expats and locals alike there is something for everyone in JBR – shops, restaurants, bars, resorts, watersports and a multi screen cinema are just a few of the things you can enjoy. There are 6 residential complexes comprising of up to 8 towers within each.

Why live here? Each complex has a number of swimming pools to choose from as well as a shared gym. As with JLT, JBR offers a more affordable option for renters with large, spacious apartments.

Property types: Studios to 4 Beds in a mixture of towers, you will also find popular loft apartments in JBR.

Towers / areas to look out for:

Murjan, Sadaf, Bahar, Rimal, Amwaj and Shams are the 6 complexes with Murjan, Sadaf and Bahar being most popular due to their convenient location on the north side of the marina and JBR.

Amenities: Community pools and fitness centres, supermarkets, shops, bars, restaurants, watersports, hotel resorts and cinema

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 0 mins
Closest Mall – Dubai Marina Mall
Closest School – Regent International School

Transport Links: Jumeirah Lakes Towers & Damac Properties Metro Stations

Budget: Studios starting from 65k, 1 Beds starting from 80k, 2 Beds starting from 95k, 3 beds starting from 120k

Your JBR Specialists: Kate Streames and Lewis Joseph

VILLA COMMUNITIES

About: Situated between Sheikh Mohammed Bin Zayed Road and Al Qudra Road, Arabian Ranches is a gated villa community built by Emaar surrounding the Arabian Ranches Golf Course. Within the community itself there are around 4,500 homes divided within a number of sub communities.

Why live here? Arabian Ranches offers a tranquil, family orientated community with a great variety of townhouses and villas varying in price and size. It is the perfect community to enjoy Dubai life without the hustle and bustle of urban living.

Property types: 2-4 bedroom townhouses and 3-7 bedroom independent villas available. The properties all feature different layouts and plot sizes as well as many villas benefiting from large landscaped gardens and private pools.

Areas to look out for: Al Reem & Palmera (affordable townhouses), Alvorada, Mirador La Coleccion & Polo Homes (luxury villas)

Amenities: Community pools, BBQ areas, tennis courts/basketball courts, retail centre, school, medical centre, cycle track

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 30 mins
Closest Mall – Mall of the Emirates
Closest School – Jumeirah English Speaking School (JESS)

Budget: 2 Bed townhouses starting from 100k, 3 Beds starting from 125k, 4 beds starting from 155k

Your Arabian Ranches Specialists: Will Muggleton, Stephen Walsh, Beth Jeromson, Jerry Parsons, Josh Smith

About: Emirates Living is an Emaar developed, large scale gated villa community conveniently located within close proximity of Jumeirah Lakes Towers, Sheikh Zayed Road, Jumeirah Islands and Dubai Marina. Comprised of 4 sub communities The Meadows, The Springs, The Lakes and Emirates Hill, Emirates Living is home to over 8,000 villas ranging from 2 bed townhouses to 7 bed mansions.

Why live here? With its excellent location and amenities, Emirates Living is one of the most desirable residential areas in Dubai. Tree lined neighbourhoods, sprawling greenery and lakes are just a few of the reasons people move to this community to escape the hedonism of city life.

Property types: 2-4 bedroom townhouses and 3-7 bedroom independent villas available. The properties all feature different layouts and plot sizes as well as many villas benefitting from large landscaped gardens and private pools.

Areas to look out for:

Springs – over 4,800 villas set within 15 communities, consisting of mostly 2 to 4 bedroom townhouses with a small number of independent villas

Meadows –over 1,800 villas set within 9 gated sub communities, consisting of 3 to 6 bedroom independent villas

Lakes – there are approx. 1,130 villas spread across the 6 lakes neighbourhoods – Deema, Hattan, Zulal, Forat, Ghadeer and Maeen

Emirates Hills – Named after Beverly Hills in Los Angeles, Emirates Hills is an exclusive gated community made up of around 600 prestigious villas with plot sizes ranging from 12,000 to 58,000 square feet where people have built their own bespoke villas.

Amenities: Community pools, BBQ areas, tennis courts/basketball courts, retail centre, school, medical centre, cycle track, golf courses,

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 10 mins
Closest Mall – Ibn Battuta Mall or Dubai Marina Mall
Closest School – Dubai British School at The Springs, Emirates International School at The Meadows, Regent International School at the Greens, and Dubai International Academy

Budget: 2 Bed townhouses starting from 90k, 3 Beds starting from 125k, 4 beds starting from 170k, Emirates Hills villas starting from 575k

Your Emirates Living Specialists: Luke Westgate and Rodrigo Vassalo

About: Jumeirah Village Circle and Jumeirah Village Triangle (JVC and JVT) are villa communities to the south east of Dubai, located behind Jumeirah Park and Emirates Living. The master developer is Nakheel however many of the plots have been sold to sub developers. Both JVC and JVT are split up in to districts offering different types of properties from apartments to townhouses and independent villas.

Why live here? Conveniently located next to Mohammed Bin Zayed Road and Al Khail Road, both communities are great for families and young professionals alike offering affordable properties for varying budgets and requirements.

Property types:

JVC – studio to 3 bed apartments, 1 or 2 bedroom townhouses and 2 bedroom independent villas as well as a number of other property styles by independent developers

JVT – 1 & 2 bedroom townhouses, 2 bedroom villas (sometimes more if the developer or owner chose to extend) and a number of Damac apartments consisting of studios to 3 bedrooms.

Areas to look out for:

JVC – Divided up in to sixteen districts in total, each with differing styles and types of homes available

JVT – Split up in to nine districts each containing numerous streets within each district

Amenities: Communal swimming pools (JVT), gymnasiums (apartment blocks In JVC), childrens play areas, tennis and basketball courts (JVT) and shops. There are also plans to build a mall close by in the near future.

Location: Situated between Sheikh Mohammed Bin Zayed Road and Al Khail Road and directly behind the Emirates Living and Jumeirah Park communities

Proximity:

Airport – 40 mins
Dubai Marina – 15 mins
Downtown Dubai – 30 mins
Closest Mall – Ibn Battuta Mall
Closest School – Dubai British School, Emirates International School

Budget: Apartments starting from 40k, townhouses starting from 85k, villas starting from 100k

Your JVC & JVT Specialist: Dean Dunbar

About: one of the best locations of many of the new villa developments, Jumeirah Park is located conveniently behind JLT and Jumeirah Islands and is easily accessible from Sheikh Zayed Road and Sheikh Mohammed Bin Zayed Road. The community encloses 2,000 villas spread over several areas comprising 3 bedroom to 5 bedroom villas.

Why live here? With its excellent location and new build villas, Jumeirah Park is another great up and coming villa area in Dubai. Perfect for families, the community features landscaped parks and children’s playgrounds ideal for children to run around!

Property types:

Jumeirah Park villas come in three unique themes:-

Heritage: 3 Bedroom Large
Legacy: 3 Bedroom Small, 3 Bedroom Large, 4 Bedroom, Nova, 5 Bedroom
Regional: 3 Bedroom Small, 3 Bedroom Large, 4 Bedroom, 5 Bedroom

Areas to look out for: Each community is spread over several packages, containing a variety of villas between 3 and 5 bedroom independent villas on differing sized plots.

Amenities: Parks, cycle and running trails, gym, restaurants, community centre, children’s play areas

Proximity:

Airport – 40 mins
Dubai Marina – 15 mins
Downtown Dubai – 30 mins
Closest Mall – Ibn Battuta Mall
Closest School – Dubai British School, Emirates International School

Budget: 3 beds starting from 150k, 4 beds starting from 165k, 5 beds starting from 190k

Your Jumeirah Park Specialists: Dean Dunbar

About: Jumeirah Islands is a picturesque community of 50 islands surrounded by artificial lakes. Each of the 736 villas features a private swimming pool ensuring this exclusive neighbourhood is wonderful for people who want their very own secluded island retreat with lakeside views.

Why live here? Ideally located between Emirates Living and Jumeirah Lakes Towers with direct access on to Sheikh Zayed Road, Jumeirah Islands is a peaceful community boasting unique architecture, lush landscaping, quaint walkways, bridges and paths.

Property types:

Each cluster consists of 4,5 or 6 bedroom villas which can be Islamic, European, Mediterranean or Oasis in style.

The types available are:

Entertainment Foyer
Garden Hall
Master View
Mansions

Areas to look out for: Jumeirah islands consists of 50 individual clusters, 46 of which are residential, housing 16 villas per cluster around the manmade lakes

Amenities: Jumeirah Islands offers fantastic leisure amenities including cycle / running tracks, gyms, tennis courts, basketball courts and many others. It also benefits from the licensed Jumeirah Islands Club where you can dine from breakfast all the way through to dinner

Proximity:

Dubai International Airport – 30 Mins
Downtown Dubai – 20 mins
Dubai Marina – 10 mins
Closest Mall – Ibn Battuta Mall or Dubai Marina Mall
Closest School – Dubai British School at The Springs, Emirates International School at The Meadows, Regent International School at the Greens, and Dubai International Academy

Budget: 4 bed villas starting from 220k

Your Jumeirah Islands Specialists: Dean Dunbar & Rodrigo Vassalo

About: Set across 1,119 hectares of lush green landscape, Jumeirah Golf Estates is an unrivalled destination offering attractive investment opportunities, world-class amenities and tranquil surroundings. Located just off Mohammed Bin Zayed Road, Jumeirah Golf Estates sits to the rear of Sports City and is a short drive to Dubai’s main attractions.

Why live here? The development currently comprises 16 unique communities, overlooking two of the world’s finest golf courses, Earth and Fire. Each individually designed villa, apartment and townhouse is an ideal home for those seeking the ultimate in luxury living.

Property types: There are a variety of townhouses and independent villas available ranging from 3 to 6 bedrooms designed by various developers. Many come with golf course views and others with lake and nature views. There will also be luxury apartments due for completion in July 2019.

Areas to look out for: By its completion, Jumeirah Golf Estates will eventually consist of four phases but for the time being it is only Phase A that has been completed. There are 13 communities within the first phase and 75% of the villas have views of the Championship Golf Courses.

Amenities: Some areas have community swimming pools and those with Country Club access have plenty of recreational activities at their disposal such as swimming, table tennis and a gym as well as restaurants. The area itself, however, is perfect for running and cycling or, of course, a round of golf.

Proximity:

Dubai International Airport – 40 Mins
Downtown Dubai – 30 mins
Dubai Marina – 30 Mins
Closest Mall – Ibn Battuta Mall
Closest School – Dubai British School at The Springs, Emirates International School at The Meadows, Regent International School at the Greens, and Dubai International Academy

Budget: 3 beds starting from 200k

Your Jumeirah Golf Estates Specialists: Stephen Walsh, Will Muggleton, Jerry Parsons and Joshua Smith

Keep an eye out for our next blog post:- Meet the Directors!

In recent Dubai news there has been an announcement of some exciting new rules pertaining to visas and foreign investment, a strategic move by the government on the road to positioning the UAE as one of the top destinations for business.

The new rules allow for 100 per cent foreign ownership in companies and offers longer term residence visas for investors and specialists across various industries such as medicine and technology.

The announcement came last Sunday at a meeting chaired by Sheikh Mohammed Bin Rashid Al Maktoum, the ruler of Dubai and Prime Minister of the UAE.

Why is this good for Dubai?

Opportunity and growth.  Previously, all foreign owned companies outside of UAE free zones were required to have a majority share Emirati owner.  The new rules implemented mean that foreign companies no longer require a local partner and will retain 100% ownership of their business. It is entirely possible that the 10 year visas are also an exciting step en route to offering permanent citizenship to foreign residents further down the line!

What does this mean for the property market?

In recent years, rental and sales prices have seen a gradual decline however, it is expected that the news will give the UAE property market a welcome boost!  Share prices among developers have experienced growth since the announcement and confidence is growing within the real estate sector. Dubai’s end user market is also likely to see a substantial increase in line with the new visa rules.

Is now a good time to buy?

Yes! As property prices are expected to gain traction again, there could not be a better time to buy.

Becoming a homeowner in Dubai

Last week we gave you a run down on the rental process in Dubai and this week we look at what it takes to become a homeowner! Connecting with one of our HMS homes brokers when you begin your search not only makes finding a property easier but they will guide and help you to understand every step.

What you need to buy a property in Dubai?

You do not need to be a resident to buy a property in Dubai but with the new investor visa rules coming in to play by the end of 2018, there is even more opportunity for buyers to make Dubai their permanent residence!

Documents required:

Passport – if you are non-resident, this is the only document you will require

Emirates ID (Residents only)

Residence Visa (Residents only)

10% Deposit Cheque in the name of the seller (this will be returned to the buyer upon transfer)

What type of buyer are you?

This is what your HMS homes agent will first look to establish so we can better understand your property search!

Do you want to live in the property or do you want to rent it out? The reasons for each of these are very clear and will determine the type of property you choose.

End-User: This will be your permanent residence or will be for personal use. Your intentions are to live in the property.

Investor: The property can be tenanted or vacant and you are looking to purchase this property purely for investment i.e you are looking to gain equity from your property.

Off Plan: The property is not complete and is under construction. This can be bought secondary market or direct from developer.

Secondary Market: Something that has been purchased from the developer originally and is now for resale – the property can be off plan or complete.

Cash Buyer: You will pay for the property in cash and do not require a mortgage / borrowing to assist with your purchase.

Finance Buyer: You will require a mortgage to assist with your home purchase.

You will find more information on this here.

Where do you want to buy?

As with renting, initially, one of the most important parts of your property search is where you want to live or where you want your investment to be!

Should you buy in an ‘up and coming area’ or an established area? Where would the return on investment (ROI) be greater? Is it wiser to buy a large 1 bedroom or a small 2 bedroom? Do you want to live in a more suburban, low rise area or in a high rise area close to the main attractions?

These are questions your agent should help you answer and will help define where best suits your situation and budget!

Check out our area guides to get some guidance on areas in Dubai!

What is your budget & what fees should you pay?

Currently in Dubai you can finance up to 80% of the property’s value (although rumour has it this might be changing shortly.) If you are planning on renting out your property then it needs to makes financial sense where any rental income more than covers your mortgage and service charges.

Your budget, whether through finance or cash, should encompass the following fees related to purchasing a property:-

·   Mortgage Registration Fee of 0.25% of total loan amount + AED270 – paid to Dubai Land Department – this information is based on standard mortgage rates which are subject to change depending on the bank

·   4% Transfer Fee of Net Selling Price + AED 580 + AED 4,000 (CASH) – paid to Dubai Land Department

·   2% Agency Fee of Net Selling Price plus VAT – made out to real estate agency

·   Service Charge Fees – the buyer will reimburse the seller or vice versa

·   Mortgage Process Fee (if applicable) – paid to bank

·   Rent Refund (if applicable) – Pro Rata from day of transfer – taken out of monies owed to seller

Finding a property

When beginning your search, it is important to connect with a good agent who specialises in your area/s – finding someone you trust and understands your needs helps to streamline the process entirely!

If you have already been viewing before with another agent, make sure you communicate this as so you do not want to end up viewing the same property twice.

Once you have found a property you are happy with – it is time to make an offer! Your agent will put forward your offer to the owner and negotiate the entirety of the deal.

Sales process

Once you have made an offer on a property, there are four different scenarios that can occur which determines the timeline on the agreement of sale (MOU).  The entire process from putting an offer in to transfer day is dependent on the type of buyer you are and the type of seller you are purchasing from.

The four scenarios are:-

Finance Buyer to Finance Seller

Finance Buyer to Cash Seller

Cash Buyer to Finance Seller

Cash Buyer to Cash Seller

You can find more information here for each scenario but we have included information for one of these below as a guide:-

Finance Buyer to Cash Seller

Buyer to obtain pre-approval
Agreement of Sale (MOU – Memorandum of Understanding) signed between Buyer and Seller
Valuation instructed on property
Valuation report received back from bank
Final offer letter issued by buyer’s bank
Final offer letter signed by buyers
NOC (No objection certificate) applied for with the developer
NOC issued
Transfer booked with buyers bank
Statement of payments to be prepared issued
Transfer at transfer office

NOC & Transfer Appointments

The sales process from one developer to another will vary so your agent will advise of this, specific to your developer requirements.

We have included below a general outline of what to expect for both the NOC appointment and the transfer appointment.

a) NOC Appointment (No Objection Certificate from the seller)

Buyer and Seller to be present or applied for online by the seller
Documents required:                     Original passports with visas (both parties)

Buyer’s original final offer letter (Finance buyer only)

Seller’s original title deed / Oqood / Ownership Document (Agency or Buyers Bank will bring this if a finance seller)

Seller’s clearance documents from seller’s finance company

b) Transfer Appointment

Buyer and Seller to be present
Documents required: Buyer & Seller – Original passports with visas

Buyer – Original final offer letter (Finance buyer only)

Buyer – Payment via managers cheque / cash / personal cheque payment

Seller – Original title deed / Oqood / Ownership Document (Agency or Buyers Bank will bring this if a finance seller)

Seller – Clearance documents from seller’s finance company

Seller – Original NOC

If you are looking to buy or sell a property in Dubai – we want to hear from you! We specialise in the ready market as well as off plan projects – take a look at our current available properties for sale here.

Look out for our next blog:- Location, Location, Location: The Dubai Area Guide

If you are looking to find a new property to rent in Dubai,  we are here to guide you through every step of your rental journey

Whether you are looking for an apartment, villa, townhouse or penthouse, HMS homes can help to find your dream home.

We have put together a handy guide for you to refer to throughout your property search, offering insider advice and all of the information you need to thoroughly equip you in your property search.

THINGS TO CONSIDER BEFORE YOU START LOOKING FOR A PROPERTY

1.WHAT YOU NEED TO RENT A PROPERTY IN DUBAI

You must be a resident in Dubai to rent a property. Documents required:-

Emirates ID

Residence Visa

Passport

UAE Issued Cheque Book

2.YOUR WISH LIST

Make a list of things that are important to you when it comes to your new home. When you scroll through the property portals, it can be easy to feel overwhelmed by choice but identifying  the key aspects of your search will help you (and us) to zone in on what you are really looking for.

Some things to consider are:-

Location 

Initially, the most important part of your property search is where you want to live.  Dubai has so many brilliant communities that it can be a minefield when trying to decide where you want to live

Be a tourist – go for a walk or drive around the area you are interested in moving to and explore the surroundings. Perhaps there is a certain community or development that has caught your eye.  Does it need to be close to a school, beside the beach or perhaps you need to be near public transport? These are all important factors to consider. Ask around through friends or community Facebook groups and ask of other’s experiences in these areas or within a particular tower or community!

Budget & Furnishings

What is the absolute maximum you are willing to spend? How many cheques can you pay in? Is the property to be furnished? These are all questions you will be asked immediately to determine the range of properties you will be able to view.  Be honest with your agent and give them all of the facts, this will better equip them for securing your property at negotiation time further down the line!

Move in date

When is the earliest possible date you can move and when do you absolutely need to move by? Is your lease coming to an end or do you have an option to extend for a few months if you don’t find the right place? The level of urgency is important and you should always communicate this with your agent.  Most landlords will want an immediate move in date and even a few weeks can make the difference between securing your property and losing out.

Size / number of bedrooms

How many bedrooms do you need? Do you need a huge amount of storage or is extra living space the deal breaker?  The total area specified includes a balcony or garden and in a two storey apartment or villa will also include the staircase.

Other things to consider

The Facilities and local amenities, Commuter access, View,  Outdoor space and Parking

3.FEES FOR RENTING A PROPERTY

It is important to understand what you will pay in fees and costs before you begin your property search so that you can give your agent the correct budget! If your budget is to include your deposit and agency fee then make sure your agent understands this so they can plan the properties to view accordingly:-

• Rental – usually paid in 1 to 4 post-dated cheques, issued during signing of the tenancy contract.
• 5% Refundable Deposit (often this is 10% if furnished) – Paid upon agreeing your tenancy contract. This is a current dated cheque and is cashed immediately. Refundable upon vacating your property
• 5% + VAT Agency Fee – current dated and issued along with the rental cheques
• EJARI – AED 220
• DEWA Deposit – DEWA is the Dubai Electricity and Water Authority and is a mandatory deposit of AED 2,000 for apartments / AED 4,000 for villas refundable upon disconnection at the end of your tenancy. The connection fee is AED 135 inc. VAT
• Chiller Fees / Palm District Cooling – applicable only in certain areas – your agent will be able to advise if this is something pertaining to
  Internet provider – Du / Etisalat – there is a connection / activation fee which will be included in your first bill
• Housing / Municipality Fees – 5% of your annual rent included in your DEWA bill

FINDING A PROPERTY

1.CONNECT WITH A GOOD AGENT

Scrolling through the property portals to find your ideal home can be overwhelming and at times, frustrating.

Finding a good agent will make the process far easier and less stressful for you and this is where HMS homes can help. Someone that understands your needs and will take you to a selection of suitable properties within your budget is paramount in your search for a new home.

Once you connect with one of our agents specialising in the area/s you are looking in, agree a mutually suitable day for viewing and visit multiple properties back to back.  If you have already been viewing before with another agent, make sure you communicate this so you do not want to end up viewing the same property twice.

2.PUTTING AN OFFER FORWARD

Once you have found a property you like at the right price, make an offer.  The Dubai rental market is fast and a well priced property will often have multiple tenants interested so it is important to move fast.  Do not make an offer on somewhere unless you really do want it.

Are prices negotiable? Often, yes.  Your agent should make this clear when you enquire on their property.  A good agent will have a strong relationship with their owners and know when there is room for negotiation.  The less cheques you can pay in, the more room you will have to negotiate.

Bring your cheque book with you when you go viewing – it can happen that fast!

3.OFFER ACCEPTED:- NEXT STEPS

Once your offer has been accepted and the terms have been agreed, our HMS homes administration team will now draw up the tenancy contract.

To enable HMS homes to draw up your tenancy contract, we will require the following documents from you:-

Passport Copy

Residence Visa Copy

Emirates ID Copy

Deposit Cheque in the landlord’s name

Post-dated Rental Cheque/s in the landlord’s name – always write the rental cheques to the name of the landlord and no one else

Agency Fee Cheque (to be addressed to the real estate company and not the broker’s name)

Once you have provided your documents, your tenancy contract will be drafted and sent over to both parties for final approval.

Please note, your agent should complete their due diligence with regards to checking ownership of the property.  This is a simple step of checking the title deed which can be completed via the broker app or at a land department office.

4.SIGNING YOUR TENANCY CONTRACT

You will meet with your agent and sign the tenancy contract which will then be taken to the landlord to sign if you are not signing at the same time.

Once both parties have signed the tenancy agreement, your agent will then hand over the cheques to your landlord.

After your tenancy contract has been signed by both you and the landlord, you will need to register your lease with Ejari and then connect your Dubai Electricity and Water Authority (DEWA). 

Ejari is the process of legalising your tenancy contract.  You cannot connect DEWA without Ejari.

MOVING IN TO YOUR NEW HOME

1.Welcome E-mail

HMS homes will send you a welcome e-mail introducing you to your new landlord as well as giving you all of the information and documents you require in order to complete Ejari. You will now be able to liaise with your landlord directly on any maintenance issues and anything else pertaining to your new home.

2.Move-In Permit

Your agent should advise whether or not you need a move-in permit.  This depends on the community or developer – Emaar buildings in particular always require a move-in permit and this must be applied for with at least 5 working days notice.  You must have Ejari in order to apply for a move in permit.

EVERYTHING ELSE

1.Maintenance

For any maintenance issues you come across during your tenancy you must contact the landlord directly for this.  Tenancy contracts include, as standard, a clause which states that any maintenance under an agreed amount is the responsibility of the tenant and anything above, the landlord.

2.Parking

If you are renting a 1 bedroom apartment, the likelihood is the apartment will come with only 1 parking space.  If you require an additional parking space, often you can rent a space from another owner directly within your building.

3.Renewal and End of tenancy

If you wish to renew your tenancy contract, HMS homes can facilitate this and will contact you a few months in advance of your tenancy ending.

If you wish to vacate, legally you must give your landlord 3 months notice in writing in advance of your contract expiration – so if you plan to vacate after 12 months this must be done at 9 months at a minimum. Failure to do so can result in the landlord taking the dispute to RERA.

If you are looking to rent a property in Dubai, visit our property portal on our website www.hmshomes.com, get in touch with our team today on +971 (0) 4 428 4700 or e-mail info@hmshomes.com.

Keep an eye out for our next blog post:- A guide to buying!