Dubai’s Leading Real Estate Portal for Property Sale, Purchase & Leasinghttps://www.exclusive-links.com/Exclusive Links Real Estate is one of the leading real estate agencies in the UAE. We offer complete sell, purchase, leasing and rental solutions for properties in Dubai. For more information please call us now at +9714-4225750.<![CDATA[What are all of the costs involved if I renew my rent in Dubai?]]>  
1. The Rent Amount - the amount agreed for your annual rent. This amount is negotiated between the owner of the property and the current tenant. You should also always refer to the latest updates from the Dubai Land Department (https://dubailand.gov.ae/en/news-media/the-rental-increase-calculator-is-an-innovative-solution-for-the-real-estate-market/#/) which will have the most up to date information regarding how much the rent can be increased.
 
Currently, below are the guidelines for how much rent can be increased: If the rent is 10% less than the market value, there is no increase If the rent is 11-20% lower than the market value, the maximum increase may be up to 5% If the rent is 21-30% lower than the market value, the maximum increase may be up to 10% If the rent is 31-40% lower than the market value, the maximum increase may be up to 15% If the rent is lower than 40% or more of the market value, the maximum increase may be up to 20%  
2. The renewal for the Ejari. Ejari is the Arabic word for rent. The Landlord is responsible for renewing the Ejari registration however in practise this is more likely to be done by the Tenant, who are responsible to pay the Ejari charge. The Ejari certificate and registration are done online through the Ejari portal or at a Government office and the cost does vary depending on method of registration. At Exclusive Links we advise clients the cost will be no more than AED 230. The purpose of the Ejari certificate is to formally register the tenancy contract and to protect the owner and the tenant. This document is a necessity as you cannot apply for your utilities without presenting your Ejari certificate.
 
3. Administration Fee. There may be a clause in your tenancy contract for the Agency charge should they assist with renewing the contract. Agents are not permitted to charge the Agency Fee of 5% however a nominal admin charge may be applicable and an industry standard would be AED 1000.
 
 
4. Housing Fees. This is paid monthly over a 1-year contract and is charged as part of your monthly DEWA bill. It is 5% of the annual rent. So for example, if your annual rent is AED100,000 the housing fees reflected monthly on your DEWA utility bill would be AED416.67 (AED100,000 x 0.05%, and then divided by 12 months).
 
5. Maintenance Fees. For maintenance issues within the property, review the clause in your contract to confirm responsibilities. Generally, small wear and tear items and consumables are the Tenants responsibility and larger more costly maintenance defects would be charged to the Owner.
 
It is a good sign when you want to renew your rent, not only does it mean that your house has become your home, it allows you to make the space more personal and more 'your own'. It will also allow you to build up a relationship with the landlord, which is mutually beneficial.
 
We recommend you discuss with the owner of the property, upon each renewal, and check-in with them as to what their future plans for the property are. Although they may not always be forthcoming with the information, they may also advise you that they plan to sell their property after a year, or plan to live in the property themselves in the future.  That's why I'm in the opinion to always be open, honest and transparent with your landlord.
 
One last piece of advice, should you wish to amend any of the terms of the contract for renewal, it is required for you to request this to the Landlord, in writing, at least 90 days before expiry. While there is no law regarding the notice period in the event you wish to vacate, you should review your contract terms as a time frame may be required or a penalty may be applied for insufficient vacating notice. The Landlord will need time to explore the option of getting new tenants and/or plan to do any maintenance required for when the property is vacant.
 
Should you have any questions, please don't hesitate to reach out to me, I am always happy to give advice or assist you with your next rental.

Written by:
Linda Williams
Client Manager - Exclusive Links
Mobile No: +971528674545
Email: linda@exclusive-links.com
Broker no.: 28199]]>Thu, 29 Jul 2021 00:00:00 GMT<![CDATA[Buying Property in Dubai? Use FX to your advantage. ]]>  
We think now is a good time to move money into Dubai from the UK and Europe and take advantage of: best mortgage interest rates and increased LTV bottomed out prices in secondary sales post-handover payment plans on off plan projects higher yields and attractive property ROI's
This year has already seen:
A 3 year high selling GBP and buying AED/USD with rates into 5.2's
A 3 year high selling Euro and buying AED/USD with rates into 4.5's
 
This translates to conversions at the rate highs of this year:
 
Selling GBP and buying AED2M @5.2 would have cost =GBP384,615
Selling Euro and buying AED2M @4.5 would have cost =EUR444,444
 
A comparison to just 12 months ago (pre covid):
 
Selling GBP and buying AED2M @ 4.553 would have cost =GBP439,270
Selling Euro and buying AED2M @ 4.098 would have cost =EUR488,043
 
With Dubai house prices at a more affordable level and the USD/AED at a 3 year low against GBP & Euro we are seeing many clients raising cash in their home countries to fund the purchase of properties in Dubai.
 
With interest rates on mortgages being so low in the UK & Europe the cost of borrowing funds is less compared to Dubai, this coupled with the favorable exchange rates and Dubai property pricing, is prompting more clients to purchase property in Dubai at the best pricing and rates seen in years (if ever).
 
Forecasting where we go from here is difficult and many factors play a part.  In a post covid world, currency rates are very volatile with unpredictable influences.  The main factor driving currency at the moment is Covid.  The countries handling of the virus and subsequent roll out of the vaccine and therefore recovery of the economy are all contributors. The UK especially is seen to be handling the vaccine roll out much better than its peers in the US and with Brexit off the table and the signs of lockdown in the UK coming to an end, there is little to hold the pound back against the dollar going forward.
 
Let us know if you would like an introduction to IFX so you can discuss how they can help you - not only for today's thoughts but in planning for tomorrow.  
 
Author: Zarah Evans, Managing Partner - Exclusive Links Real Estate Brokers


IFX (UK) Ltd is not responsible for any information presented in this article (including any financial news, rates, opinions and/or analysis) and will not be held liable for any loss or damage resulting from the same. You should contact IFX to obtain an accurate quote for exchange rates from one of IFX's currency consultants. IFX (UK) Ltd is regulated by the Dubai Financial Services Authority as a Representative Office (DFSA Firm Reference Number F001814). ]]>Thu, 11 Mar 2021 00:00:00 GMT<![CDATA[Issuing Power of Attorney in Dubai]]>
If you are looking to Buy or Sell Property, set up a company, or complete any Government, Bank, or piece of business in Dubai you are going to need someone in Dubai who can sign on your behalf.

Domain Conveyancing is a long-term partner of Exclusive Links and we work with them on all POA needs for our customers.  Please see the below outline of POA's provided by Tristen Lowe of Domain Conveyancing and let us know if you need more information on the process and the prices.

There are currently three different processes for attesting a POA for use in Dubai or UAE:
  If you are inside Dubai, you can approach the Dubai Courts Notary departments of which there are multiple locations around Dubai where you can request a court typist to type up a POA. This POA can then be attested with one of the Court Notaries and is ready for use usually within an hour. The documents required differ greatly depending on the activity you are leaving POA for. If you are selling property the Notary will ask you to show your original title deed as proof of ownership, along with original passports and Emirates ID if you're a resident. If you are buying a property simply carrying your passport and if you are a resident your Emirates ID would suffice. The costs increases depending on how many people sign the POA
  If you are outside of the UAE, the Dubai Notary services provide an online or remote verification process using a BOTIM call, very specific wording must be used and the court typing center must type the POA. Depending on the activity being left in the POA, two processes may have to be followed. Either A) email is sent to the court and they reply to arrange a BOTIM call with the person or persons giving POA. Or B) someone from Domain Conveyancing would have to pre-arrange a meeting with the courts to seek approval for a POA to sell the property. Again depending on the activity the POA leaves the courts ask for very specific documents ranging from original title deed to possibly marriage certificates if a POA is being given between a married couple. Again prices will depend on the activity issued in the POA and how many people are signing.
  If you are outside of the UAE and need an international POA and do not fit the criteria for the above-mentioned online and remote POA, processing a POA is still possible and in almost any foreign country. This POA is prepared by Domain Conveyancing and sent to the person issuing the POA along with instructions on how to get the POA attested. Each country has its own process but most require a notary stamp, a Foreign Office stamp, and a UAE Embassy stamp in the country of residence. The POAs cost is depending on the country and depending on the urgency and how many people are signing the POA.
Let us know if you need any further information on the Power of Attorneys and if we can't help we can certainly put you in touch with someone who can.

Author Tristen Lowe - Domain Conveyancing
 ]]>Tue, 02 Mar 2021 00:00:00 GMT<![CDATA[Consider cutting monthly mortgage instalments.]]> This also applies to buyers with existing mortgages who want to look at refinancing to free up some cash and ease monthly outgoings to make further investments into other property, continue to grow a portfolio or to simply survive the current climate.  Incomes are being affected - not only loss of jobs and salary cuts but also tenancy vacancy rates and reduction in rents is also affecting the income of investors which could call for refinancing and cutting monthly mortgage instalments.  Banks are trying to offer some flexibility but can only do so much for so long to support clients and avoid them going into default.
Home finance rates are at an all-time low enabling mortgage clients to renegotiate their monthly instalments to a lower amount.  At the end of Q1 2020, the Central Bank realised some initiatives to provide some relief on the impact brought on by COVID19 including raising the LTV rate for first- time homeowners in Dubai. Banks were offering home loans up to 80% rather than the previously offered 75% and for UAE nationals the LTV also increased from 80 % to 85% which ultimately reduced the down payment required in financing a property purchase.  This improved loan rates also provides existing mortgaged property owners with an opportunity to renegotiating or refinance their mortgage enabling them to borrow a further 5%.  
Some buyers have chosen to sit back and see what is happening in the market, some have chosen to take advantage of the attractive post-handover payments plans available on off-plan properties and some are jumping in and taking advantage of best mortgage products and better time to buy.
Regardless, if you are not a cash buyer and are relying on finance to buy it will be your most costly monthly outlay and especially at the moment we need to make our money work for us and find some silver lining in the current situation.  Give our team a call if you want to discuss your options or would like an introduction to our qualified Mortgage Providers.
 
For more information read:
https://gulfnews.com/business/property/heres-how-and-why-uae-property-buyers-should-cut-their-monthly-mortgage-payments-1.1612238035531

 ]]>Thu, 04 Feb 2021 00:00:00 GMT<![CDATA[Increased demand for mortgages in 2020]]>  
During the first two of months of 2020, here at Mortgage Finder, we saw a good level of demand from potential borrowers, however, once the pandemic affected the UAE this quickly fell as we all adjusted to a new way of living during lockdown.
 
Dubai and the UAE experienced a strict and effective lockdown, but this meant that mortgage transactions and applications slowed significantly during this time. Once lockdown restrictions were reduced and then slowly lifted we saw a rapid increase in mortgage enquiries and transactions once again. Between the first and second half of 2020, we recorded a 13% increase in direct enquiries and a 40% increase in mortgage transactions (completed mortgages). We also recorded an 39% increase in direct enquiries between 2019 and 2020, which was a very positive sign despite the quieter period experienced during lockdown.
 
We believe a range of factors has contributed to this uplift in demand for home finance. The first, and perhaps most significant, being the 5% reduction in down payment requirements for expats and UAE nationals - taking the down payment requirement by expats to 20% from 25% and 15% from 20% for UAE nationals. The second factor to note is the current low interest environment. Mortgage interest rates are now at the lowest they have been for a number of years, making home finance cheaper and more accessible for potential buyers. There has never been a better time in recent years to get a mortgage and buy in the UAE.

Author:
Ian Vaughan
Senior Mortgage Consultant
at Mortgage Finder]]>Sun, 31 Jan 2021 00:00:00 GMT<![CDATA[Positive moves in the Townhouse and Villa Community Property Segment]]>
In this demand for more living space, there has been a significant shift towards quality buildings in prime locations and new developing communities like Dubai Hills and Townsquare. The choice of affordable townhouse communities are abundant and are available at prices not seen previously in the market. This is leading to the classic issue of demand outstripping supply which in turn has seen an upward turn in both rental and sales prices in these popular new developments. 

At the start of 2020, the Dubai Real Estate Market was at the bottom of a 6-year downward price cycle and this also contributed to some stabilisation in the market and resulted in the marginal price increases we seeing today in the high demand townhouse & villa communities.  

Loan to value rates has increased with first-time buyers now having access to 80% mortgages and interest rates available as low as 2.21% and even fixed-rate mortgages being offered for up to 10 years. This offered a perfect opportunity for those first-time buyers and young families who wouldn't previously have considered jumping onto the property ladder. 

Transaction prices in the immediate post-lockdown period (Q2/Q3 2020) were not a true reflection of the 'normal' market. Many properties were placed on the market as a result of people losing their jobs, in particular the aviation industry, that needed to be sold quickly.  This was also prevalent in new communities handing over where the owners had a final payment to make to developers but could no longer obtain a mortgage due to a change in circumstances and found themselves in a 'forced sale' situation.

In Q4 of 2020 many new communities that were due for handover were delayed which resulted in buyers entering into bidding wars for the available inventory in the market. Off Plan townhouse launches, Elan at Tilal Al Ghaf, La Rosa III and Cherrywoods all offering post-handover payment plans proved to be the big winners.

For further information please read 

Link to our video on Dubai Hills and Townsquare

Author Fintan Flannelly
Sales and Off Plan Manager
Exclusive Links Real Estate]]>Thu, 28 Jan 2021 00:00:00 GMT<![CDATA[Choosing the right broker and agency is the first step in any real estate activity]]>
There has been an influx of 'new agents' who have come from customer service industries where there was significant job loses but who do not have any previous real estate experience. Typically, these agents who have no history or client profiles to rely on resort to the practice of cold calling.  This activity is a prohibited practice that Dubai Land Department frown upon and indeed if reported can result in significant fines being issued. 

This is causing a major issue in the industry today as owners are being contacted by many agents looking to build a portfolio of property listings from the ground up and to meet their company's targets.  Same properties that are being listed with many agents give buyers the misconception that there is a lot more supply available in the market than there really is.  We are seeing these agents listing for listing sake and not listing to sell with the support of experience, knowledge and with a  competitive market analysis. 

Agents looking to engage with property owners are contacting them with the promise of buyers and this is directly having a false impact on listing prices that are not true to market but also give sellers the false indication of the number of buyers buying- either way, it is driving up prices with no foundation.  Owner's expectations are being distorted as they believe the demand for their property is higher than it is in reality and this only stands in the way of sales being closed.   

A significant proportion of these agents lack real estate experience and in many cases are working with no RERA Brokers Card.  I have personally been contacted 3 times this week concerning my 2 Bedroom Apartment in Dubai Marina that I sold over 2 years ago and these are all from brokers and agencies that I have had no previous contact with.  As stakeholders in the industry, property owners should not tolerate this practice.  

The bottom line is to be diligent when it comes to choosing who you work with and to value the advice from reputable brokers only.  You have the right to question the credentials of the agents you are speaking with and details can always be verified on https://dubailand.gov.ae/en/eservices/search-for-licensed-real-estate-brokers/approved-brokers/#/

Exclusive Links are continuing with their drive to recruit but we are not into just increasing the numbers in the office but are always looking for professional experience and individuals who can add value to the company and complement the culture of our team.  Most importantly we insist on company visas and RERA qualifications to all be in place on joining and provide open-door managerial leadership and colleagues support throughout their time with the company which avoids our agents having to rely on unconventional business practices to grow their profile and our business. 

For further information see: 

https://www.exclusive-links.com/careers

https://www.emirates247.com/news/emirates/final-warning-to-dubai-brokers-stop-cold-calls-or-face-dh50-000-fine-2016-05-10-1.629624


Author
Zarah Evans
Owner & Managing Partner
Exclusive Links Real Estate]]>Mon, 25 Jan 2021 00:00:00 GMT<![CDATA[How will the reconciliation with Qatar effect the Dubai Real Estate Market?]]>
History and tradition has always shown the UAE and Qatar working and living closely together.  Qatar has always contributed to the numbers investing in Dubai with Qatari investors being in the top 10 most active in the Dubai residential real estate market. These investors will very quickly refamiliarize with what real estate opportunities exist in Dubai and learn to trust again what is on the table.

This re-established free flow between the two countries will also have an impact on tourism and retail as visitors from Qatar have always enjoyed the freedom of Dubai and have always spent well.   The end to this regional split which started in 2017 will have a positive knock-on effect on all industries and provide a well needed injection of capital into the Emirate.

With boarders opening in time for the 2022 World Cup in Qatar, tourists and visitors to the region will be able to enjoy the benefits of travelling through the GCC more freely.  Together with a new Israeli market showing interest in Dubai, we trust this will have a positive impact all round.

For further information please read
https://www.arabianbusiness.com/construction/456883-uae-qatar-could-see-flood-of-investment-after-reconciliation
https://www.arabianbusiness.com/real-estate/456899-uae-real-estate-market-set-to-benefit-from-return-of-qatari-investors

Author:
Zarah Evans
Owner & Managing Partner, Exclusive Links Real Estate]]>Sun, 17 Jan 2021 00:00:00 GMT<![CDATA[How do I know if I am selecting the right property management company in Dubai?]]>How do I know if I am selecting the right property management company in Dubai?

A property management company should protect your investment and the selection of the company is not a decision to take lightly. It can be the difference between saving you money and costing you money.

Besides a review of the services offered and company management charges there are additional key factors and questions you should ask. One of the first requests should be to see the company Trade License and check their approved activities. There are various property management companies and licenses and depending on your requirements you may have to consider this more carefully.  Companies with the License that includes "Real Estate Management Supervision Services" can offer management services but are not allowed to receive or collect rental funds in the name of their companies. For overseas owners that do not have local bank accounts this could present an issue in receiving rental payments.

If you require the property management company to receive and disburse your rental payments via their company you should check if they have made the capital commitment to the Government and review the activities on their Trade License that they are permitted to offer. This is to safeguard and protect owners and their rental proceeds.

All real estate and property management companies should also have a RERA Certificate which shows they are registered and regulated by the Real Estate Regulatory Agency.

Enquire into the company history, expertise, qualifications and longevity of staff. You need to have confidence in the Team and feel assured they will act in your best interests and look after your property. Honesty and transparency is paramount and you should be kept up to date and informed on all aspects of your Tenants & Tenancy contract, property condition/maintenance, rental funds & payments. 

Ask for past and existing customer reviews and testimonials so you can see what actual clients think about the level of service.

Marketing exposure and advertising strategies are important to prevent periods of vacancy when looking for a Tenant as this will impact your annual financials.

The business model of the company may be a deciding factor for you. Do you wish to enlist to a company specialized in property management? Alternatively Real Estate companies in Dubai may offer management services as an additional division to their brokerage.
 
For details of Exclusive Links Leasing & Property Management services please visit our home property management page https://www.exclusive-links.com/propertymanagement . Alternatively please send an email enquiry to propertymanager@exclusive-links.com and our Licensed Property Managers will contact you to discuss all your questions and requirements.
Below are some other blog links you may find useful as a property owner in Dubai.

http://www.exclusive-links.com/blog/what-happens-if-the-tenant-does-not-pay-rent-and-how-will-exclusive-links-property-management-services-help
 
http://www.exclusive-links.com/blog/what-is-the-regulation-for-serving-a-notice-period-to-vacate-a-tenant-in-dubai-our-dubai-property-experts-can-advise
 
http://www.exclusive-links.com/blog/why-do-landlords-need-an-effective-property-management-company

 

Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.
 
 ]]>Fri, 15 May 2020 00:00:00 GMT<![CDATA[Do you need to sign a document but don't have access to a printer and/or scanner!]]>property transactions we offer the following steps to help you sign a document online.  
 
Sign a Document Online

In discussions with your Exclusive Links representative you will be sent the documents that they require you to sign. Download the application called "Adobe Fill & Sign" on your smartphone or iPad             Download/ save the file you want to sign into your phone files Open the Adobe Fill & Sign App and select the file/ document you wish to sign and fill out Click on the pen icon and create your signature  Resize the signature if needed and click and drag into location    
For further instructions or any real estate enquiries please contact a member of our team at https://www.exclusive-links.com/meet-the-team/]]>Sun, 19 Apr 2020 00:00:00 GMT<![CDATA[Do you need your tenancy contract registered to obtain the Ejari Certificate]]>Exclusive Links Leasing and Property Management Services is fully licensed to process Ejari online through our own company portal.  Whilst we do as part of the service for all our managed properties, we are also extending this to our non-managed landlords & tenants during this period of lockdown. If you need assistance with this please reach out to us and we will assist you through the following steps:  
 
Registering Ejari Online through Exclusive Links Real Estate
  Exclusive Links will require the scanned completed Ejari agreement signed by the Landlord along with the title deed/ Oqood copy Exclusive Links will require the scanned signed Tenancy Contract, copies of rental cheques and Tenants passport, Visa and Emirates ID (both sides) Tenant will need to transfer payment online to Exclusive Links AED 500 + VAT (bank details will be given by your Exclusive Links representative) Once payment received, Exclusive Links will require 2 - 3 working days to complete the approvals and obtain the Ejari Certificate Exclusive Links will email the copy of the Ejari Certificate to the Landlord and Tenant once activated
 
For more information or to request this service please contact enquiry@exclusive-links.com 
 ]]>Thu, 16 Apr 2020 00:00:00 GMT<![CDATA[How to set up Utility Accounts such us DEWA, EMPOWER & EMICOOL online]]>  
DEWA - Once you have your Ejari Certificate or your Title Deed you can click on this link to register an account https://www.dewa.gov.ae/en/consumer/my-account/-customer-registration
 
EMPOWER - Email billing@empower.ae and they will get in touch with you over the phone or email you for further processing of your application
 
EMICOOL - Email customercare@emicool.com copying in the Landlord and they will get in touch with you over the phone or email you for further processing of your application
 
Whilst applications vary the main requirements are: Working UAE Mobile Number Copies of Valid EID/ Passport/Valid Residence Visa Copy of Title Deed / Valid Tenancy Agreement & Ejari Certificate  
If you have any utility questions please feel free to contact us and we will assist you with your enquiry. You can send your enquiry from our website 'enquiry form'  https://www.exclusive-links.com/contact-us
 ]]>Tue, 14 Apr 2020 00:00:00 GMT<![CDATA[Learning how to do a good photoshoot of your property]]>
How to prepare your home for a photoshoot Make sure to switch ON all the lights throughout the property Open all curtains (use tiebacks if you have them) and lift any blinds fully to add more natural light Organise and tidy your home with beds made and cushions organized Depersonalise your home and consider removing any personal photo frames etc from view Declutter the property where possible and remove unnecessary decorations/objects Dust, vacuum and clean any surfaces Make sure your kitchen and bathrooms sparkle and are immaculate with all personal toiletries removed from sight Hide all dustbins from sight Remove any sight of pets including feeding bowls/cages/dog beds etc Decorate/set and lay tables Remove obvious visibility of alcohol in the premises
Taking photos of the property Walk through your property and choose the rooms you wish to feature - the more the better Open all doors in your home to create the feeling of a larger space and a better flow of the property Choose the best angle to show off each room and stage each frame & shot in the frame Take all photos in landscape (portrait will not be accepted) Standing in one corner of a room align the two other corners which will give you the widest perspective Use different heights depending on the room. It is best to choose the height on which to shoot a room based on its contents Use natural framing to ensure your vertical and horizontal lines are straight Take several photos of the same frame under and over exposed and in the correct light so editing can be done and the best shot chosen We require a minimum of 10 photos and a maximum of 30 and we have generic project and community images should you not obtain the minimum  
Once you have completed your pictures contact us at enquiry@exclusive-links.com or through your Exclusive Links Agents and we will arrange the transfer of the images to finalise any editing and uploading for marketing.
 
Contact a Sales or Leasing Agent today at https://www.exclusive-links.com/meet-the-team/#sales-team  and https://www.exclusive-links.com/meet-the-team/#leasing-team
 ]]>Mon, 13 Apr 2020 00:00:00 GMT<![CDATA[Virtual Meetings during Covid-19 are essential!]]>   Schedule a suitable time for your virtual meeting with your Exclusive Links Representative or send us a request to enquiry@exclusive-links.com To take the meeting you will need to find a quiet place in your home with good lighting to enhance the quality of the video feed Check you have a good Wi-Fi signal to avoid interruptions to the stream If using a desktop you will need to have web cam connected for video meeting and if you are using a laptop, make sure your laptop has a camera Alternatively you can take an audio meeting only and remove the video function Check the device you are using has plenty of battery charge or that you are seated near a socket to recharge your device during the meeting  Check your volume on your device is turned up
Conduct a Virtual Meeting on Zoom  1. Our Team are using Zoom and this works on your smart phone/I-Pad/desktop or laptop  2. Your Exclusive Links representative will send you a meeting request on email and/or whatsapp with a link for you to click on as an example below 
                      Michael Cullen is inviting you to a scheduled Zoom meeting.
 
                     Topic: Meeting 4
                     Time: Mar 30, 2020 10:00 AM Dubai

                     Join Zoom Meeting
                     https://us04web.zoom.us/j/40938232
  
                     Meeting ID: 409 388 232 Click on the link to open the meeting at the appointed time. You can type in the meeting ID that is provided in the text box once prompted. There will be a prompt saying "do you want to allow this page to open Zoom.us" click "allow" There may be another prompt asking you to join with video - click yes to start your virtual meeting You may choose to use headphones to enhance the audio and keep your conversation confidential
Note that the free version of Zoom allows a meeting to be conducted for 45 minutes. After 45 mins Zoom will automatically end the stream. If you require longer than 45 mins, we will send you another meeting request where you can log back in to carry on the meeting Please prepare any questions in advance of the meeting that you wish to ask in order to maximise your time during the meeting
We look forward to meeting you soon and for any questions you have please do get in touch with us - all our team contact information is available at https://www.exclusive-links.com/meet-the-team/
 ]]>Wed, 08 Apr 2020 00:00:00 GMT<![CDATA[Increase your Borrowing Capacity ]]>  
There are mortgage packages and products available that allow you to add up to 3% of the DLD fee and 1.5% of agent fees to the mortgage which reduces considerably your up front initial costs but more importantly increases your buying power by 18%. 
Here is a working example of an available deposit of AED800K cash buying a property with a value of AED2.5M.
  Purchase price   AED 2,500,000 Down payment needed 25% AED 625,000 DLD fee 4% AED 100,000 Agent fee 2% AED 50,000 DLD fees (Miscellaneous)   AED 9,568 Valuation fee (approx.)   AED 3,150 Total Cash Required   AED 787,718  
However, with the same deposit available, if you add 4.5% of the fees to your mortgage you can increase your purchase price to AED 2.95M. This is shown in the below workings.
  Purchase price   AED 2,950,000 Down payment 25% AED 737,500 DLD fee 1% AED 29,500 Agent fee 0.50% AED 14,750 DLD fees (Miscellaneous)   AED 9,568 Valuation fee (approx.)   AED 3,150 Total   AED 794,468  
This has increased your buying power by 18% and reduced the need for cash for the outlay of those initial costs associated with buying. By increasing the budget of your dream home by AED450K would enable you to potentially stretch that bit further and really afford the house of your dreams.
If you want to know more about these mortgage products and how they can work for you - please call Exclusive Links and we will immediately pass you through to our Mortgage Partners. 

Written by Zarah Evans, Managing Partner, Exclusive Links Real Estate

 ]]>Thu, 07 Nov 2019 00:00:00 GMT<![CDATA[Virtual Company License]]>
  The Virtual Company Licence can manage all their business-related activities, including document signing and submission digitally, and the signatures are legally binding in the UAE. The Virtual Company Licence will enable freelancers and business people worldwide to have access to a regulated e-commerce platform and easily work with Dubai-based companies while also exploring new markets and investment opportunities digitally.
This initiative is aligned with the third Article of the 50-Year Charter of His Highness Sheikh Mohammed Bin Rashid Al Maktoum, Vice President and Prime Minister of the UAE and Ruler of Dubai, which aims to build a 'Virtual Commercial City' in Dubai. Dubai's leadership has recently taken a number of innovative decisions and initiatives to further cement Dubai's position as one of the world's major business hubs.
Dubai Economy will start receiving applications for the Virtual Company Licence from businessmen and investors in 101 countries through the website www.vccdubai.ae or through the offices of VFS Global across 11 locations worldwide. The initiative is expected to attract more than 100,000 companies and offer new opportunities for innovators and local companies, accelerating economic activity and the knowledge economy in Dubai.
 
Exclusive Links Real Estate believes this a very positive development and will be particularly attractive to non-residents who wish to have the freedom of movement to operate globally from a secure business base. We will be ready to assist our clients in 04 399 4937.
https://amp-thenational-ae.cdn.ampproject.org/c/s/amp.thenational.ae/business/economy/dubai-rolls-out-virtual-business-licences-for-global-investors-1.917218
 ]]>Wed, 02 Oct 2019 00:00:00 GMT<![CDATA[Rent VS Buy - the never ending debate]]>
And for me the answer is always  -  do the sums.
 
A typical case study I use when explaining the advantages of buying over renting is with an AED 1,000,000 property in Dubai, your borrowed amount will be AED 750,000 at a 2.99 interest rate over a 25  -  year term. The mortgage repayments would be AED 3553 per month.  If this was a one bedroom apartment and we take a conservative rental rate of AED 70,000 per year, the rent per month is AED 5833.  You lower mortgage repayment is also a more manageable monthly cost rather than paying rents over 1 - 4 payments through the year.  What these figures also indicate is that if you buy a property today and sell at the same price in 3 years, the money you saved in rent affords your 25% down payment required for borrowing.
  
I guess as the property market in Dubai continue to shift  -  albeit down  -  this questions remains very relevant and I believe will again be a hot topic at the up and coming Cityscape in September.   Although a buyers market there still remains some uncertainly on where, what, when and why.  So lets look at some of the points for and against renting versus buying property in Dubai. 
Dubai offers strong capital value gains, attractive yields  and is perceived as the safe haven of this region. Employment packages in Dubai typically include a housing allowance which can be used towards a mortgage but it still comes down to an individual's/ families financial position and comfort level. 

Renting

The Pros include: 
• less commitment 
• less immediate financial outgoings  
• more flexibility

The Cons include:
• restrictions on making changes to the 'house' you are making a home 
• more long term expenses

Buying 

The Pros include: 
• a long term investment 
• the settle, stability and security factors
• the opportunity to turn around and become the landlord rather than the tenant

The Cons include: 
• additional home owners expenses  
• higher cost outlay initially 
• fluctuation in the market

If there is sufficient equity and a mid to long term reason to remain in Dubai  -  it does seem to make more sense to buy now.  Buying property is still considered to be one of the best investment options available but make sure it is an educated purchase and investment. 

If you are looking to buy a property as an investment or as an end user and want to discuss any of this points I have discussed please call the Exclusive Links Sales team today.]]>Wed, 21 Aug 2019 00:00:00 GMT<![CDATA[Safeguard your Property during Summer]]>
To prevent issues occurring when you go away on vacation during the summer, we suggest taking the following precautions:

- Close blinds or curtains - in addition to the privacy this will reduce internal temperature
- Shut off all water valves in bathrooms & kitchens including the hand held toilet hoses
- Turn off at the wall and unplug all appliances with the exception of the fridge/freezer
- Keep all internal doors closed
- Switch of electricity supply by the mains in the circuit board
- Set AC control on low fan at 23/24 degrees to control the temperature and humidity
- Protect outdoor furniture from the sun with either covers or moving to a shaded area
- Ensure all your inside and outside bins are emptied  

As well as looking after your property don't forget about your loved ones and prized possessions!   Make arrangements for your pets whilst you are away and for your garden and indoor plants to be well watered during this hotter time of year.  Also don't leave around the home and garden any obvious valuables whilst you are away. 
 
Remember prevention is the best cure !  The team at Exclusive Links wish you a safe summer.]]>Thu, 15 Aug 2019 00:00:00 GMT<![CDATA[Commercial Company Set Up Considerations]]>  
It is however important to set up with some knowledge and professional assistance to get established as quickly and cost effectively as possible. You want to minimalize your exposure and protect your assets and this can be done with making the right choice for your business.
 
You need to understand your costs upfront as ultimately these all contribute toward your business plan on establishing a business in the UAE. Consideration of costs of your licence, registration and professional fees.  Getting your annual establishment card and trade licence and choosing the right premises for your business operation and set up.    
 
In the UAE there are 3 options to choose from when looking to set up a business - all three offering various business environments and abilities to conduct business.

ON-SHORE formation is for companies that wish to trade within the local UAE market and they typically require a UAE National as a local partner and company shareholder.
FREE-ZONE formation will allow companies to be 100% expatriate owned.  There is some restrictions on business trade within the UAE.
OFF-SHORE formation again can be owned 100% by an expatriate but is typically used as asset, property or holding company for other business activities inside and outside the UAE.

New company set ups would need to have a a registered trade license or at the very least an 'initial approval' and 'trade name reservation' from the governing jurisdiction before entering into any commercial property lease and tenancy agreement.  If a license already exists and companies want to simply open a new 'branch' in another location, a new branch license would first need to be obtained. Make sure that the BUA and square foot size of your premises are in line with the government regulation and to suit the number of employees you have under your trade license.
  
As commercial property transactions both sales and leases are subject to 5% VAT you will also need to be taking into consideration your tax position and registration in the UAE.  These extra costs also have an impact on your set up expenditure.

Exclusive Links have a Commercial department and are happy to point you in the right decision when making the right commercial decisions for your business. Contact Mohsin Khoda for impartial advice on 050 426 2930 or mohsin@exclusive-links.com.
 
Written by Zarah Evans, Managing Partner, Exclusive Links Real Estate

 ]]>Tue, 30 Jul 2019 00:00:00 GMT<![CDATA[DMCC partners with DED - Dual Licensing Scheme]]>DMCC ( Dubai Multi Commodities Centre ),  sign a partnership agreement with the DED ( Department of Economic Development ) to help boost trade and economic activity both within the freezone and onshore.

The dual licensing scheme which will be available to already established DMCC member companies will enable them to also establish a presence and operation in mainland Dubai with a DED licence. Onshore activities can take place after a No Objection letter has been issued by the DMCC.

The dual business licence will open up communication and diversification and the sharing of information and activity giving companies more expansion capability through blockchain technology.  

A more free business environment and infrastructure will offer more flexibility and will encourage more companies to established in the UAE, in particular in the DMCC free zone. This will strengthen confidence in the investors and will have a natural flow on effect into other industries - especially the property market.
DMCC is home of the work live play community we know at Jumeirah Lake Towers (JLT).  This area will be further expanded into Uptown Dubai and is all a race towards creating a better dynamics leading up to Expo 2020.  

For commercial premises in JLT for sale or for rent please contact our Commercial Client Manager Mohsin Khoda on +97150 426 2930 or mohsin@exclusive-links.com 

  Written by Zarah Evans, Managing Partner, Exclusive Links Real Estate

 ]]>Wed, 24 Jul 2019 00:00:00 GMT<![CDATA[What Happens To Your Mortgage If You Leave Dubai?]]> Real estate agents and mortgage brokers in Dubai find this is a recurring question given the transient nature of life in the UAE for expats. We never know what life will throw at us of course, so it's understandable to think about what could happen further down the line if you ever need to leave the country. With this in mind let's take a closer look at the scenarios that could unfold around your mortgage.
  Exit Strategy  
A highly reputable mortgage broker, like Mortgage Finder for example, will advise clients to plan carefully for the future. Having an exit plan for your property and your mortgage should be part of that planning, even if you feel your job and lifestyle are relatively secure. They will enquire as to how long you intend to stay and what you would prefer to do with your property when you leave. The reason for this is simple - to come up with the best available product for your requirements and ensure you can meet its terms comfortably.
  Important Reminder  
If at all possible, a move out of Dubai should be planned in plenty of time so that any necessary arrangements with regard to your mortgage can be completed and the process is as stress free as possible. The mortgage process will differ from bank to bank, so it's a good idea to have some knowledge as to the procedure and requirements that your bank has when it comes to leaving the country, even if this is not something you plan to do in the near future.
  So What Might Happen?  
There are a few different possibilities, and in the worst-case scenario the bank may request that you settle the mortgage before leaving the country. This could be by selling the property, paying it off using your own funds or through a buyout with another bank. In most cases, however, the banks are more concerned with you keeping up the mortgage repayments, irrelevant of where you are located.
  Non Resident Mortgage  
There are banks in the UAE who, given enough notice, will be more than happy to covert the mortgage you have to a non-resident mortgage. The only downside to this is that you could be presented with a slightly higher rate of interest depending on the loan provider.
  Settling The Mortgage Early  
Depending on the terms offered by your bank, in paying your mortgage off early you may be presented with an early exit charge. This could be anything up to 3% of the outstanding value of the mortgage. Again, it's important to remain fully aware of the terms you are signing up to when taking the mortgage so that you can try to avoid any pitfalls later on.
  The Bottom Line  
The bottom line is if you would prefer to keep the mortgage after you relocate, the majority of banks will just need to be assured that you can still meet the monthly repayments and will not fall into arrears. It may even be as simple as letting them know how you will repay the loan, for example through rental income. Again, a good mortgage broker will be able to offer the best advice and help so you fully understand the terms of any product before putting pen to paper.
 
If, for whatever reason, you do suddenly need to leave Dubai, it is best to thoroughly check through the mortgage offer letter and terms before contacting your bank. This is so that you are fully aware of their requirements because in some cases they may not even need to take any action at all.
 
For more information on this topic or to speak with an experienced mortgage broker about your property purchase, please contact Mortgage Finder.


Author:
Ian Vaughan
Mortgage Finder]]>Mon, 08 Jul 2019 00:00:00 GMT<![CDATA[GBP Remains the Headliner]]>  
World Economic Growth
Gross Domestic Product (GDP) data for the first quarter of the year has now been published for most of the main world economies.  Surprisingly they reflect a pick-up in the pace of growth everywhere, with some quite solid performances.  The US figures stand out, where output grew by 0.8% (3.2% annualised) and the Eurozone and UK where GDP increased by 0.4% and 0.5%.
 
This pick-up in growth, though, is unlikely to continue. The stronger than expected growth for some economies in Q1 was due to a build-up of unsold inventories. These inventories are likely to run down in this quarter which will cause growth to slow again.
 
Trade tensions continue  between the US and China. This will further weigh on international trade, therefore Central banks, can be expected to keep rates low short term.
 
Turning to the week ahead...
A busy calendar includes US retail sales, UK unemployment data and employment data is out in the Eurozone - Depending on the outcome of these we may see further volatility for these currencies.
 
The markets still remain sensitive to political sentiment.

If you want to know more about currency exchange, please click here https://www.exclusive-links.com/contact-us 

Author:
Sarah Duthie
IFX - Account Manager

 ]]>Sun, 12 May 2019 00:00:00 GMT<![CDATA[Ready, off-plan and beyond - the evolution of purchase options in Dubai]]> The Dubai property market is ever changing and has evolved quite a bit since I relocated here in 2015. There have been shifts in demand within the market as the range of property options for buyers has increased and opened them up to possibilities which were not previously available. This evolution is something I believe will carry on as Dubai continues to grow and expand.
 
Unlike many other mature property markets across the world, Dubai has the benefit of still having untouched areas which can be developed into. This combined with a great vision for the future, means that the possibilities held in these areas in Dubai and the rest of the UAE can actually become a reality.
 
If we take a look back to 2016, there was a shift in buying habits as where traditionally ready-built properties were always the most popular with clients, there was an increase in interest in off-plan options. Ready-built properties were only available in certain areas or established communities and they generally carried a higher price, meaning they were outside of the price range for many potential buyers.
 
At this time, more off-plan properties started to become available on the market. They did not always have the most favourable payment plans, as many of them were loaded during the construction period with a balance on handover. But as more developers began entering the market with new builds which were modern, contemporary, high quality and often low-rise, these developers started to raise the benchmark for off-plan properties. The new off-plan developments were not in traditional areas in Dubai, instead moving a little further out and creating new communities. This increase in supply on the market led to more affordable property options with better payment plans for buyers.
 
This movement outside of the established, traditional locations in Dubai was the start of a shift in mindset, I believe, as many residents often felt that areas outside of the traditional would be too far. However, many potential buyers who did not want to purchase in high-density areas were now being given the option to move out to lower density areas which offered more facilities like parks in gated communities.
 
The increase in popularity and purchasing of off-plan property meant that those wanting to sell their ready-built properties, as they wanted to move on or upsize, had to be more competitive. The only real benefit that ready-built had over most off-plan options was that they were in prime locations, so the only way they could really compete with off-plan sales on price.
 
One of the main attractions of off-plan properties, at this time, was that by the time they were handed over you would benefit from capital appreciation. However, there was a change in market conditions in 2017-2018 which meant that this was not always the case. This change in the market made a way for ready-built property sales to make a comeback. It also meant that developers of off-plan options had to start becoming more creative with their payment plans.

The constant battle between off-plan and ready-built property sales has continued into 2019, as developers are now offering even better payment plans to try and win over potential buyers. One of the main selling points of off-plan properties is the ability to sit down and take a look at floor plans to be able to select the specific unit that you want and be able to judge it on its merits before making a decision. Some clients really like this aspect as it provides the ability to make the property what you want it to be when fitting it out.
 
This may suit some, but other buyers much prefer a ready-built property as they have the distinct advantage of being able to view each property exactly as it is right now. So you know exactly what you are getting before committing - which is not always the case with off-plan as things can change during construction.
 
Regardless of the pros and cons associated with both property types, with prices at current levels in the market and the various options available for buyers, there has never been a better time to purchase in Dubai.
 
We often hear only of the argument around off-plan vs ready-built, with off-plan coming from the developer and ready-built from the secondary market. However, recently I have noticed the emergence and growth of a third segment - that of new ready-built properties being offered by developers. These are the properties that developers have produced but did not sell off-plan in 2017/18 due to market demand.
 
This new section will satisfy a lot of potential buyers who may not want to purchase in the secondary market. Many of these properties are finished to a high specification and located in new, upcoming communities. In some ways, it should be easier for potential buyers to commit to purchasing these places as they are able to view the end product, rather than being expected to commit to large financial decision having seen only brochures and 2D floor plans. Instead, now they are able to physically step into the new build as they would any ready-built property.
 
The only thing I always advise my clients when considering buying in this third segment is that the units which are available ready from a developer are, in some cases, the units which other buyers, who purchased off-plan, did not want. It is worth considering why they were not purchased and whether the property really does meet your requirements and if it is the right option for you.
 
I view this third segment as a positive addition to the standard off-plan and ready-built options available on the market. As with both of the traditional options, this third segment has its pros and cons, and will appeal to some buyers more than others depending on their circumstances.The property industry in the UAE is a dynamic one, with new opportunities coming onto the market relatively regularly, all of which are aiming to meet the needs of different clients.
 
I am often asked by potential clients what the best option is, whether to buy off-plan or ready-built. My advice always remains the same, the option you go is fully dependent on your situation. When speaking to your real estate agent it is worth being open about your long-term plans so they can really advise you on what the best options are for you.

Author:
Ian Vaughan
Mortgage Finder

 
If you are considering taking a mortgage to finance your property purchase, our team of experienced mortgage consultants can provide you with unbiased advice and assistance to secure the best rates and offers from our panel of over 20 lenders.
 
Please get in touch today click here. ]]>Wed, 08 May 2019 00:00:00 GMT<![CDATA[From fake listings to colluding agents - a Dubai tenant's search for a rental property]]>https://gulfnews.com/business/property/from-fake-listings-to-colluding-agents--a-dubai-tenants-search-for-a-rental-property-1.63388486 read what our Managing Partner Zarah Evans had to say on the subject!

 ]]>Tue, 23 Apr 2019 00:00:00 GMT<![CDATA[Why now is the time to buy in Dubai and the UAE]]>  
If you have lived in the UAE for a few years, it is likely the thought of purchasing property here will have crossed your mind along the way. You may even have gone as far as doing some research into your affordability, what to buy and where to buy. But what is stopping you from taking that step?
 
One of the most frequent reasons for sitting on the fence, that I have heard, when it comes to purchasing property in the UAE, from both potential clients and friends, is that they are "watching the market" or "waiting for a change". My general response is to ask about their long term goals.
 
I can understand and appreciate the importance of purchasing a property in optimal market conditions so that you feel you are getting the property for the best price. However, if your long term goal is to remain in the UAE and you are interested in the prospect of owning your own home here, then now is the time to buy.
 
I often explain to clients that, in my view, if they have the down payment ready and have no financial restrictions, then holding off and waiting another 6-12 months for a possible change in the market is not necessarily the best way forward. This is because peaks and troughs are normal in any mature property market across the world, including Dubai. Movements in the market can be difficult to accurately predict, even by experts. So waiting a further 6-12 months to progress with your property purchase might not always be the most financially beneficial option for you, especially if you are still paying rent which could go towards your own mortgage.
 
For those clients in a situation where they are ready to buy without financial restrictions with regard to the initial down payment and transaction costs, then calculations suggest if the market did fall slightly, the comparative cost of buying vs renting would still end in break-even over a five year term.
 
International interest in the Dubai property market, and the UAE as a whole, has remained strong. Investors and residents are in a great position to take advantage of the price movements, which are now at 2010 levels. If your long term goal is to remain in the region and you are interested in purchasing here, then now is the time to buy.
 
How Mortgage Finder can help
 
If you are considering taking a mortgage to finance your property purchase, our team of experienced mortgage consultants can provide you with unbiased advice and assistance to secure the best rates and offers from our panel of over 20 lenders.
 
Please get in touch today click here.

Author:
Ian Vaughan
Mortgage Finder
 ]]>Wed, 03 Apr 2019 00:00:00 GMT<![CDATA[Property Surveys]]>
When property is purchased or sold in a mature property market a buyer would seek an independent third-party survey of the property. Within Dubai this has not become the norm as almost 100% of the properties brought to the freehold market were constructed from scratch and are thus covered structurally under the 10-year (decennial) warranty of the contractor who built the property. Such structural warranty is obliged by Law, specifically S880-883 of the UAE Civil Code.

As the years have passed, even though properties are now moving past that 10-year mark, it is interesting that the market has not seen a shift to the survey of properties as a condition of sale. Potential considerations are that Sellers may not want to risk exposing any structural issues of which they may be unaware, whilst brokers may see the process as an unnecessary delay to the sales process that the market has not dictated. Whatever the reason, the growing need to complete a survey before buying is becoming evident.

During the last 6 months. Dubai Municipality (DM) has teamed up with developers to crack down on unauthorised alterations to the property; this can include walls being demolished, MEP (plumbing and electrical) being moved or extended, excavation of land for a pool; the list goes on. DM and Developers have begun issuing notices to rectify unauthorised changes leaving some owners puzzled how the work was completed in the first place with out the correct approvals.

In the past, buyers have relied on the developer to issue a NOC which should cover unauthorised changes, but it has become apparent that the developers are not checking properly, and this is causing new owners to be left with old changes they are sometimes not even aware have taken place. The developers in the past have been very relaxed on residents seeking the correct approvals where needed from the Dubai Municipality.

Cost of rectification can be huge, often unauthorised contractors cannot seek proper approvals as they are not authorised or licensed to obtain approvals and yet they have completed the works. Developers and Dubai Municipality can charge fines, per square foot fee (if extension), additional service charges, and sometimes request for an unauthorised change to be removed (which can devalue the property and increase the costs to correct).

What can a survey tell you about property? A survey doesn't just cover structural problems with a property it also gives a detailed check on changes to the property since it was built.

How can you minimise the risk? Seek a survey if the property has had changes, or if the property is over 10 years old.
 
A surveyor would check that all changes are approved and have completion certificates required by the developer and DM. They would issue a certificate stating that the property has all its approvals and provide a list of violations which have not been approved that should have proper approvals done.
Domain Conveyancing works with Multi Build Construction to provide this service where needed.


Whether you are a Buyer or Seller a property survey could be beneficial and please send your enquiry via https://www.exclusive-links.com/contact-us
 
Author:
Tristan Lowe from Domain Conveyancing
 ]]>Mon, 25 Mar 2019 00:00:00 GMT<![CDATA[A Volatile Week Ahead for GBP Buyers and Sellers]]>  
There is little suggestion that the discussions between London and Brussels on the Northern Ireland backstop will resolve an outcome, therefore there is a real possibility that we could see a majority of MPs in the UK Parliament back the Withdrawal Agreement during Tuesday's 'meaningful' vote.
 
If the Withdrawal Agreement is rejected on Tuesday, the next vote will take place on Wednesday. Parliament will vote on whether to leave the EU without a deal. If unsuccessful then Parliament will vote again on Thursday 14th whether to extend Article 50 and therefore delay Brexit. If successful, the UK will enter an extension on the deadline, if unsuccessful the UK will leave the EU with a no deal scenario.
 
There is still plenty of doubt on what the outcome will be, while MP's may not be on board with the withdrawal agreement, it is proving to be the best deal on the table for the type of exit deal they desire.  The general opinion is that a no Brexit hard deal is to be avoided, therefore we could see more support for a softer Brexit during any extension, that would see the UK maintain close alignment with the EU Customs Union - This would also reduce the need for the Irish backstop and a hard boarder.
 
There is of course still the possibility of another referendum if MP's and Parliament cannot agree, however this is considered to be unlikely at this stage.
 
This will naturally be a very volatile week for sterling. Leading up to Tuesday and the outcome of the votes will determine the direction of where sterling will head. If a deal is agreed sterling should rise, if the UK leave without a deal sterling may lose ground quite dramatically, if there is an extension then we anticipate sterling will gain.



If you want more details and information about currency exchange, call us at +9714 399 4937.]]>Mon, 11 Mar 2019 00:00:00 GMT<![CDATA[Mortgage Finder Explains: Buyout Mortgages ]]>Mortgage Finder we not only help you reduce your interest rate, but often you can also benefit from a complete waiver of fees like valuation and processing charges.
Our mortgage brokers know that many clients want to change their lender but often do not realise how easy the process can be. The Mortgage Finder team are able to provide unbiased, expert advice on Buyout Mortgages. Benefits of a Buyout Mortgage If a property is worth 5 million dirhams or below, Buyout Mortgages can offer equity release of up to 80% for UAE nationals and 75% for expats. Or if the property is worth above 5 million dirhams, then equity release of up to 70% for UAE nationals and 65% for expats is allowable. Repayment terms that suits your needs with a maximum term of 25 years. Flexible payment options with the allowance to make annual penalty free overpayments. Access to new equity which allows you to re-invest into the UAE's exciting property landscape or invest elsewhere. Requirements for a Buyout Mortgage Below we have summarised the general requirements, however these can vary and our expert mortgage brokers can advise you of your individual requirements: No missed mortgage payments in the past Satisfactory credit report A liability letter from your current lender, although this is required closer to completion New valuation Fees To complete a Buyout Mortgage in the UAE, in addition to the cost of a property evaluation, you will also need to pay for a mortgage de-registration fee and a mortgage registration fee. If you are looking for a Buyout Mortgage to take advantage of lower repayments, you can still save money despite the initial fees. On the other hand, if you are interested in order to access equity, then you will need to weigh up the options to understand whether this is the best option for you - our mortgage brokers can assist with this. Why choose Mortgage Finder? When you approach a bank directly to refinance your mortgage you are likely to be offered a better rate then your current one, however not necessarily the most competitive. Mortgage Finder's team of experienced mortgage brokers will offer you unbiased advice and assistance to secure the best rates and offers from our panel of over 20 lenders.

If you are considering a Buyout Mortgage and need more information or advice, please feel free to contact one of our experienced mortgage brokers today.

Please note that this information is intended for general use only, your individual circumstances may differ.

  Do you want to connect to a mortgage specialist? Click here  https://goo.gl/JRdZN1 ]]>Mon, 04 Mar 2019 00:00:00 GMT<![CDATA[All Eyes on Sterling This Week]]>
Theresa Mays vote takes place on Tuesday the 15th. We anticipate sterling volatility leading up to the event and depending on the outcome we will know which direction sterling will be heading.
 
USD ( AED)
The continued partial Federal government shutdown in the US may have implications for the data-release schedule this week. Retail sales for December are due. The government is still in shut down in the US - this is the longest shut down in History, naturally it has softened the Dollar slightly. We await to see the outcome of when Trump will wish to negotiate.
The USD has also weakened on the back of less aggressive rate hike projections for 2019.
 
EURO
ECB President Draghi's speech to the European Parliament on Tuesday may also attract some attract some attention, ahead of the following week's policy meeting.

Written By: 
Sarah Duthie
IFX - Account Manager]]>Tue, 15 Jan 2019 00:00:00 GMT<![CDATA[Dubai now the place to Settle and Retire]]> This week the government announced that expats over 55 will be able to obtain the new visa if they own a real estate investment of at least AED 2 million, have savings of more than AED 1 million, or can prove income of at least AED 20,000 per month. The new visa is expected to be introduced from next year.

"This will see a shift in the dynamics of Dubai as residents may choose to settle for longer and indeed retire here, calling Dubai home" says our Managing Partner Zarah Evans.  "Dubai has excellent weather conditions for a good part of the year and with global access to the world, Dubai is an ideal option where retirees may choose to own a second home with more freedom to come and go as they please.  The medical facilities are also excellent and more accessible in comparison to many other parts of the world. This announcement offers people more security of tenure and a "feel good" factor always has a positive impact on property demand."  

According to Property Finder's own research over the last few years, the trend of people over the age of 50 buying property in Dubai has declined by about 40 percent.  "The initiative to offer a five-year retirement visa is a much-welcomed announcement considering there are just over 150,000 residents aged 55 and over," said Lynnette Abad, the director of research and data at Property Finder.

This retirement visa is a welcomed market booster.  ]]>Thu, 01 Nov 2018 00:00:00 GMT<![CDATA[Hazards of Not Having a Will]]>Make yourself SECURE in the Middle East  
As expatriate families, you are concerned about protecting your wealth wisely during your lifetime. But Nita Maru says it is more important to protect your assets - and your family - by deciding now what to do when faced with death.
  Who needs a Will?  
For expatriates living in the UAE, there is a very simple reason to make a Will. The Government of Dubai's official website states that 'the UAE Courts will adhere to Sharia law in any situation where there is no will in place'.
  The top 5 hazards of not having a Will 1. You are automatically subject to unclear UAE legislation as to inheritance/succession issues for expatriates.
2. You do not have any valid and recognized EVIDENCE OF YOUR INTENTIONS.
3. Courts can intervene and where you have children CAN APPOINT guardians even if the mother is surviving.
4. The distribution of your estate may be contrary to your wishes as Sharia Law involves fixed ratios to be distributed to legal heirs. This means if you die without a will, the local courts will examine your estate and distribute it according to Sharia law. While this may sound fine, its implications may not be so. All personal assets of the deceased, including bank accounts, will be frozen until liabilities have been discharged. A wife who has children will qualify for only 1/8th of the estate.
5. There is no right of survivorship (property passing onto the surviving spouse) where the property is held in joint names.
6. There is no automatic succession or transfer of shares between partners where businesses are concerned.
 
If you don't have estate planning in place, you simply cannot be sure what will happen after your death: whether your family will be provided for, who will look after your business, and when and how your beneficiaries will actually stand to benefit.
  Nita shares some frequently asked questions:  
My husband and I jointly own a freehold apartment in Dubai. If one of us dies, will the other or our children automatically inherit it? (MJ, Australian, 31)
Nita: In the UAE, inheritance for Muslim nationals is guided by Sharia laws, while the law of the deceased's home country could be applied for non-Muslim expatriates. However, there are many uncertainties regarding real estate inheritance issues, and expatriate property owners are recommended to make wills to overcome these. Unlike other jurisdictions, the UAE does not practice 'right of survivorship' (property passing on to surviving joint owner upon death of the other), and the local courts will make final decisions.
 
I own property in the UAE and abroad. What are the consequences if I don't have a will? (NJ, Canada, 46)
Nita: In the absence of a will, you will be classed as 'dying intestate'. The problem can escalate if you own property in more than one country, and your family can be subjected to prolonged legal
battles. In the UAE, the consequences can be far more serious, and your assets may be distributed in a way that is contradictory to your wishes.
 
If I don't have a will, is it correct to assume that my spouse will be the automatic guardian of my children? (SM, Africa, 35)
Nita: If you do not have a will, and you die before your child reaches the age of majority, the courts can intervene and appoint a guardian on your behalf. In these circumstances, it is very unlikely that their decision will reflect your wishes.
 
I have heard some horror stories of financial troubles after a sudden death. Is it true that if my husband dies, our joint bank account will get frozen, and what must we do to avoid this? (SS, British, 44)
Nita: In principle, the bank accounts of a deceased will be frozen until all liabilities such as car, property and personal loans, credit cards, and business debts are cleared. Sometimes, an account gets frozen within hours of a fatality but the procedures for reactivating it are lengthy and complex. These can be avoided or expedited by planning your estate.
 
My husband runs a company and sponsors me and our children. What effect will his death have on our resident visas, staying in the UAE, and managing his company? (PRT, South African, 28)
Nita: It is a grim reality that upon a sponsor's death, the family's visas will be cancelled within 30 days and they will have to leave the country. The future of the company also remains uncertain. We offer various contingency plans for those wishing to stay in the UAE and/or ensure smooth business transition.
 
My cousin and I are business partners and equal shareholders in a small business in Dubai. Should I worry about the future, if one of us dies? (JJ, Indian, 39)
Nita: In the event of a shareholder's death, local probate laws are applied to a business, but the results may be unpredictable as shares do not pass automatically by survivorship, nor can another family member take over in lieu. However, we can secure arrangements to avoid lengthy local probate and guarantee business continuity.
 
I am still young. When is the ideal age to get my will made? (TH, Singapore, 27)
Nita: For many people, making a will is one of those things that you intend doing someday, but never get around to. Thinking about your own death is not a pleasant activity, but postponing the writing of a will results in dying intestate, leaving you limited or no say in the future of your wealth, assets, business or even children. Bearing this in mind, the obvious answer is that the best time to make a will is 'now'. Although the process may not be enticing, it will give you the peace of mind that your affairs will be dealt with as you intend.
 
The author is Nita Maru, British qualified solicitor and Managing Partner of TWS Legal Consultants.
Office Suite 3307-3308 Oaks Liwa Heights
Cluster W
Jumeirah Lakes Towers, Dubai UAE
Tel No.: +971 4 448 4284
Email: info@twslegal.ae
Web: www.twslegal.ae
Licensed by the Government of Dubai Legal Affairs Department Licensed and approved by Dubai Ruler's Court Registered with the Dubai International Financial Centre Courts' Register of Legal Practitioners
Member of STEP (Society of Trusts and Estate Practitioners)
On the British Embassy's list of recommended law firms
Registered Wills Draftsmen at the DIFC Wills and Probate Registry
Part of the DIFC Wills and Probate Registry working panel
 ]]>Sun, 07 Oct 2018 00:00:00 GMT<![CDATA[Currency Market - The Week Ahead]]> USD: We saw the dollar weaken slightly on the back of  the US job report data. Figures came out less than expected. Markets turn to the US inflation data out this week, depending on the outcome we may see levels retract back or weaken further.
AED will naturally move in the same direction as its pegged to the USD
 
GBP: There is a busy UK release calendar, the highlight of which is the publication of the ONS estimate of GDP for the 3 months to August. Leading indicators, such as the UK PMIs, point towards a continued solid pace of growth. Indeed, the consensus forecast is for strong growth in GDP of 0.6% in the period, unchanged on the rate recorded in the 3 months to July.
Therefore we may see the pound gain if figures are good, however Brexit still remains the dominate factor when it comes to sterling’s movement. There may be a short term opportunity for those GBP sellers.
 
Euro: We have seen slight Euro weakens on the back of Italy's budget deficit.
This week  we have second tier data out that may lead the euro  to drop slightly further.

Written By: 
Sarah Duthie
IFX - Account Manager ]]>Sun, 07 Oct 2018 00:00:00 GMT<![CDATA[What are the rules regarding the Tenants notice to vacate?]]>Sun, 30 Sep 2018 00:00:00 GMT<![CDATA[Whose responsibility is the Ejari registration and cancellation?]]> The confusion of responsibility is a case of practice versus rules. Once the rental payments have been exchanged and both parties have signed the Tenancy Contract this should be registered and the Ejari Certificate provided. The Ejari Certificate is confirmation that the Tenancy Contract has been registered with Dubai Land Department. It is the "Landlords" responsibility to ensure this is done for the leased property. However this task often falls to the Tenants since the Ejari Certificate is a requirement for the Tenants to connect their DEWA account. Owners whom have property for rent can register for their own Ejari account to conveniently manage their Tenancy registration and Tenancy cancellation online however for owners of individual properties they don't often complete this and allow the Tenant to arrange via an external Ejari office. Property Management Companies that have management agreements with the Owners and become the Lessors (Landlord) of the property are responsible to register the Tenancy Contract and issue the Ejari to the Tenants and therefore removing this task from the Tenants, which is the correct procedure.
 
There can also be an issue for Ejari cancellations on the expiry of the lease. The Landlord or Lessor/Property Management Company should cancel the Ejari on expiry of the Tenancy if the property is vacated. Ejari certificates do not automatically cancel with expiry of lease. If any Ejari is not cancelled via the online portal or the external Ejari office it would prevent a new Tenancy Contract registration. It is not uncommon for new Tenants to arrange their own Ejari certificate but in addition, to be tasked to terminate the former Ejari on the property if not previously arranged. Property Owners are encouraged to enlist the services of a professional Property Management Company that will undertake the relevant tasks timely and in line with Government regulations.

Looking for property for rent in Dubai? We have best priced properties and payable in multiple cheques rental properties. Check out here https://www.exclusive-links.com/rent/dubai/property/
 ]]>Mon, 17 Sep 2018 00:00:00 GMT<![CDATA[Why do you need an Agent to help with your home property search?]]> It can take you time and effort to search for the right property to match your requirements. To avoid the strenuous task which can often result in disappointment and frustrations the right agent will be invaluable to relieve the stress & headache in house hunting.

Firstly specialized Agents should know their market thoroughly. They will know the local the area, nearby amenities and the correct prices. If you need a home that is located close to work, schools within the vicinity and you have a certain price bracket or size requirement for the property, a good Agent will be able to quickly identify and short list options.

Secondly they will know what is actually available and the history of the property and the owner. In cases there are outdated property listings which can waste a lot of your time. Incorrect information on websites or images that don't actually match the property can have you running around after the wrong property. The right Agent that listens to your needs and understands your requirements can locate the best options to show you and reduce the time wasted on viewing properties that will not be suitable. They can negotiate the contract terms and prices based on market conditions and have access to historical evidence to support. They will have good connections with third party providers such as mortgage advisors, maintenance companies, telecommunication providers, relocation services and much more.

At Exclusive Links it is our aim to match you with the right Agent that will make the search for your new home a pleasant and smooth experience. We offer the A- Z in property services to give you "The Complete Property Experience".

Written by:
Louise Heatley
Managing Director]]>Thu, 05 Jul 2018 00:00:00 GMT<![CDATA[Mortgage Product Solution From Our New Partners]]>developments currently being handed over, market uncertainty can lead to villas and apartments being under-valued by cautious valuers. This can cause serious problems for the purchaser who has a final payment to make to the developer and is relying on bank finance. 
 
With many people already stretched to their financial limits, the prospect of having to find additional cash, (potentially in the hundreds of thousands of dirhams), to complete their purchase, this can obviously be a very stressful situation. If the purchaser cannot provide the cash in time, they risk being charged penalty interest by the developer and potentially even losing the property. 
 
However, a new mortgage product, available via mortgagefinder.ae, can help solve this issue. With this particular product the bank will base their valuation on the original purchase price. In addition, for certain approved development handovers, there is no valuation fee charged to the client which will save over AED3K.
 
For further information and a free eligibility assessment please contact exclusivelinks@mortgagefinder.ae

Written by:
Ian Vaughan CeMAP
Senior Mortgage Consultant
mortgagefinder.ae
 ]]>Tue, 12 Jun 2018 00:00:00 GMT<![CDATA[Some interesting movements in the FX market expected ​]]> The moves on currency markets last week saw the dollar lose some ground after its strong rally over the April/May period. At the same time the euro made gains, supported by hawkish ECB comments. In level terms, all of the above is reflected in EUR/USD starting this week up at $1.18, and GBP/USD changing hands above the $1.34 level
 
The euro action last week served to highlight that the main currency pairs remain sensitive to monetary policy news flow. Therefore, this coming week could be an important tone setter for currency markets over the summer. In terms of the Fed, a 25bps rate hike is locked in, so the focus will be on the updated rate projections. Specifically, if the Fed puts a fourth hike in for this year. The market is currently pricing in around a 40% chance of this. So if the Fed does turn more hawkish on its 2018 rate guidance, the dollar could regain some of the lost ground from last week
 
Meantime, for the euro, this week's ECB meeting provides two way risk. Key ECB members indicated last week that they would debate the ending of Quantitative Easing (QE) at the meeting. While an announcement may not be made on ending QE, President Draghi may give an indication that a decision will be made sooner rather than later. This in turn could provide further support to the euro. However, if the ECB refrains from any strong signaling in this regard, the euro is vulnerable to some downside.
 
Data-wise, there are busy schedules in the UK and US, while the Eurozone is quiet. If the raft of UK data for April/May provide further evidence that economy is picking up in Q2 after a very week Q1, then sterling may benefit. Meanwhile, a key Brexit debate in parliament poses some headline risk for the currency

Written By: 
Sarah Duthie
IFX - Account Manager ]]>Mon, 11 Jun 2018 00:00:00 GMT<![CDATA[Dubai Real Estate Agents are Here to Stay]]> There has been quite some reaction from the market to the Dubai Government property platform announced this week. 

Our Managing Partner Zarah Evans comments as follows:  

"Reading the article in the Gulf Business this week on the Government's aim to cut out agents of course is going to create a stir and get some reaction, especially from those in the thick of the industry.  It was interesting to see how sentiment shifted in the market place after the positive news the week before on the additives announced on company ownership and relaxed visas. I don't think strong established and professional real estate brokerage firms need to worry - I do believe there will always be room here for brokers and the Government to work in harmony and investors in the country will always want to draw on the human element, experience and knowledge and have the freedom of choice to work either online or face to face with their choice of agency or platform. Potentially this announcement may discourage more real estate names entering the market which I see as a positive move to reduce the number of players and potentially raise industry standards and products. The UAE has always been very clever at stimulating and regulating - whether it be rain clouds or timely news being released - equally those who have been in the market for some time will choose to embrace this rather than be threatened by it." 

All industries are moving towards more automation however there are still generations, the generations spending money buying and selling property, that prefer to deal face to face with an experienced broker. Exclusive Links has always prided themselves on a client centric approach and believe that there is nothing wrong with the basics and basis of a good old business approach and ethics.  Shake the hand of a customer rather than message them and ask them to hit the submit button.     
  

RESOURCES LINKS:
http://gulfbusiness.com/dubai-gov-real-estate-platform-aims-cut-out-agents/
http://www.arabianbusiness.com/property/397823-real-estate-agents-here-to-stay-despite-dubai-plan-to-take-all-deals-online

 ]]>Thu, 31 May 2018 00:00:00 GMT<![CDATA[Positive Insights from Property Experts ]]> This week at Bayut, Zarah Evans, our Managing Partner has again featured and given her insights on what changes are likely to be expected for the property market with the new laws in place.
 
The new 10-year UAE visas and changes to UAE company ownership laws have already had a positive impact and are BIG news items. As soon as the new visa rules went public in the UAE, the announcement was immediately one of the most trending topics resulting in a huge spike in Google searches for related topics. People from specific occupations can now apply for 10-year UAE visas, and, companies based outside free zones can be fully foreign-owned. A welcomed surprise to many who live and do business in the UAE, as well as those considering relocating to the country.
 
Read the Bayut blog here: https://www.bayut.com
 
 ]]>Tue, 29 May 2018 00:00:00 GMT<![CDATA[Dubai's Doors Open for Business ]]>Dubai's Doors Open for Business  
I have not been able to react or comment on the announcements by the UAE Cabinet at the beginning of this week and how this has impacted on our commercial enquiries as leads have certainly increased this week. As the Commercial Manager at Exclusive Links I can certainly confirm there has been an influx in commercial enquires since Sunday and somehow more confidence and purpose. Customers are still being cautious as I still feel there are some points to still be clarified. In summary it was announced: visas of up to 10-years for specialists working in medicine, science, research and technical fields This is to include their families and will have a very positive impact also into the residential market as more skilled specialists choose Dubai to buy property, settle and retire.    that foreign investors establishing a business or putting money in the country could secure a visa of up to 10 years I think global names and brands have never shied away from having a HQ or hub in Dubai but the message is certainly more clear and welcoming - our doors are wide open to more investment and innovation.  that foreign companies will be able to own 100 per cent of their business You have always been able to own 100% of your business but only in designated freezones which is not a business solution or environment that suits everyone.  It is these business that the recent announcement will benefit the most. In saying that I don't see there being a dramatic negative impact on the free zones as they still provide an excellent community in terms of infrastructure, legal framework and financial benefits.  
 ]]>Sat, 26 May 2018 00:00:00 GMT<![CDATA[Exclusive Links firmly support the significant initiative being taken by the Government to relax visa rules and business ownership.  ]]>Exclusive Links firmly support the significant initiative being taken by the Government to relax visa rules and business ownership.  
Naturally the new 10-year visas will help generate more interest in property sales in the UAE as any improvement in the validity of visas will generate more interest as living here will be simplified. We witnessed a significant upturn in interest immediately after the cabinet announcement. Most clients are interested to know the details and we are advising them that more clarification is expected from the Government later this year. We do however have confidence that when all details unfold procedures will be made more "user friendly". 

The announcement about investors being able to own 100% of UAE-based companies has been quite significant as we have been responding to potential clients who, again, see the situation being streamlined. Many foreign investors and business partners view the development as very positive as they will not need to find sponsors. This has been very apparent in the commercial sector with renewed interest where both residency and business ownership rules would be relaxed.  Most business people see the potential of reducing some of the current costs and facilitating business development in an easier way. Simplifying business procedures will always lead to an upsurge in activity because people feel less constrained.
 
The new visa rules are likely to change some of the dynamics of Dubai because it has potential to offer people more security of tenure. If people can live longer in the UAE without having to run the risk of not getting a new visa it will impact how people feel about the UAE. The "feel good" factor always has an impact on property demand and these initiatives will, in my opinion, be positive.  In my 20 years experience, potential buyers of property have always been interested in the ability to come and go as they wish and have residency visas with long validity. 
 
Most business investors look for the freedom to determine ownership as they see fit and, therefore, business in general has reacted positively to the Government announcement. We are already seeing a surge in commercial interest as companies see the opportunity of establishing in a less constrained environment. Added to all the other advantages we see in the UAE this just enhances the offering.  The UAE sits just to the west of the two biggest potential economies the world has ever seen - India and China - with 2.7bn people.  I foresee a greater interest from those countries as they reach out and further globalise their businesses. The UAE is also at the forefront of a digital transformation that will link into the UAE's position in the global logistics and distribution chain. There is a great future in both these fields as we see new companies establish in the UAE.  The UAE already has a global reputation for being a leader in transportation, technology and property development and we, as a company, are equipped to play our part in supporting the new changes. 
 
 ]]>Fri, 25 May 2018 00:00:00 GMT<![CDATA[An update from International Foreign Exchange]]>An update from International Foreign Exchange

'It may have taken some time to register, but the vote for Brexit is now really reaping its toll on the UK economy. The UK went from being the fastest growing G7 economy ahead of the vote to the slowest by the final quarter of 2017, with even Japan and Italy surpassing it.

We have seen the pound lose ground over the past week on the back of poor GDP figures last Friday which has now casted major doubt on whether the UK will raise interest rates this week so we anticipate that the pound can come off even more.

The USD which is pegged to the Dirham has strengthened over the past week. We saw strong growth figures, geo political tension has taken a bit of a back seat and the tariffs on aluminum and steel that Trump wanted to impose has been postponed all aiding to the dollar strength.

In the week ahead the main focus will on the Bank Of England rate announcement and in the US CPI inflation data for April are due. This is a big indicator for future interest rate hikes, if positive then we could see the dollar strengthen further.'
 ]]>Wed, 09 May 2018 00:00:00 GMT<![CDATA[Happy Living in Emirates Living]]>Happy Living in Emirates Living

Emirates Living is a central, well-established and quiet area which covers The Springs, The Meadows, The Lakes and The Greens & The Views.  Although one of the original and older gated communities, Emirates Living, remains a popular residential area, with families and couples.  

Situated right between two world class golf clubs - The Montgomerie and Emirates Golf Course, Emirates Living has many advantages.  Each area boasts beautifully landscaped parks with fantastic amenities and can be conveniently accessed from Sheikh Zayed Road via its network of feeder roads.  A few minutes’ drive from Dubai Marina, Emirates Living is located closer to the city than other similar gated communities including Arabian Ranches, which offers a very similar life and community style and situated on Sheikh Mohammed Bin Zayed Road.

The Greens & The Views allows residents to enjoy calm and relaxed apartment living with studios, 1, 2, 3 and 4 bedrooms available, with prices ranging from AED 48,000 to AED 210,000 rent per annum. Residents can enjoy the facilities each building has to offer, including swimming pools, well equipped gymnasiums, barbeque areas and many restaurants and shops within easy walking distance.  A Metro station is also conveniently close by. 

Residents of The Springs, The Lakes and The Meadows can all enjoy peaceful villa living. There are detached villas with private swimming pools for larger families. 2 – 3 bedroom townhouses cater to smaller families and couples. The surroundings offer beautifully manicured gardens, communal swimming pools and park areas that residents can enjoy all year round.  Again there are many shops, restaurants in central shopping areas that brings the community together for convenient amenities and social entertainment.

The Springs townhouses which all include a study room start from AED 90,000 to AED 220,000 rent per annum. The nearby Lakes community also offers semidetached 2 and 3 bedroom townhouses with similar layouts to The Springs, from AED 140,000 -  AED 240,000 PA, but also have the luxury of 3, 4, 5 and 6 bedrooms, detached villas in the price range of AED 240,000 – AED 650,000 rent per annum.  Meadows villas are all detached, stand-alone villas with rents from AED 170,000 – AED 420,000 PA.

Whether choosing the tranquil villa lifestyle in The Springs, The Lakes or The Meadows, or the calm apartment living in The Greens & The Views, everything you need is right on your doorstep, making Emirates Living the perfect area to live.
 ]]>Mon, 07 May 2018 00:00:00 GMT<![CDATA[Social Media in the Real Estate World]]>Social Media in the Real Estate World

With the increasing number of people joining social media sites and using them regularly, the social media industry is growing tremendously and destined to become even bigger in the coming years. Yes, the social media wave isn’t ending anytime soon and as Real Estate professional you should take advantage of it if you want to survive in the most competitive industry.

One of the biggest benefits of social media is its ability to increase your website traffic. Not only does social media help you direct people to your website, but the more social media shares you receive, the higher your search ranking will be. Another advantage is to increase brand awareness. It makes your online marketing easier by building your business a brand and a story. You not only generate more business but also connect with your customers better and serve them on a higher level.

Through daily active engagement you can gain valuable customer insights and gather relevant customer data to make smarter business decisions. Social media increases sales and customer retention through regular interaction and timely customer service. 

Every business today needs to leverage the proper social media channels and implement an effective social media strategy in the best viable way. This is not because it’s the latest trend, but because their target audience are all using the popular social media avenues. Current and potential customers are all engaging with their favourite brands and connecting with them on diverse levels. 

Exclusive Links Facebook and LinkedIn pages entail a unique social story. Through social media, we listen, share, and create stories with our audience. This enables us to stay close and connected with our followers and clients. As leaders in the real estate industry, we strive to become leaders in innovation and marketing initiatives by taking our social media pages to the next level. We are constantly delivering quality content, a fast response, and professional advice. This content is accompanied with high quality images, links, videos and relevant topics. Our monthly review monitors the trends, changes, and preferences of our audience so we can continue to deliver what excites and interests them. We work hard on providing the best services to our customers and our goal is to translate our mission, into our online story.

Social Media has become an extremely important and powerful business tool, are you ready to start reaping the benefits of social media for your business?  
 ]]>Sun, 06 May 2018 00:00:00 GMT<![CDATA[MAG214 and the Disappearing Floor Space!]]>MAG214 and the Disappearing Floor Space!

During a recent property transfer of an apartment in the MAG214 building in JLT, the title deed not only changed in ownership but also the size of the unit was reduced by 5%. On transfer, some 5% of the sq ft area simply disappeared!

Having consulted with the DLD, it became apparent that the building had recently been re surveyed and the actual unit sizes were recorded as being some 5% less than that stated on the original SPA when the apartments were purchased.

Title Deeds that were issued early on in the development/handover phase will contain the original sq ft area as per the SPA.

What we do know is that as per RERA Law, the developer is permitted a 5% variation on floor space with no compensation payable to the owners of such apartments.

The purpose of this post, and part of my remit as a professional real estate broker is that I feel it is my responsibility to alert and educate buyers and sellers in the market that this can happen at any building.

Some owners may not have been informed of the re-survey or that they needed an updated title deed, should they decide to sell.  The updated title deed is by no means a requirement; should an owner decide to sell BUT in terms of clarity, I would suggest this is only a good thing in order to avoid the potential sale falling through when the buyer finds out that the apartment is in fact smaller than what was advertised by some 5%.

I guess this is where it pays to be well informed when it comes to purchasing in Dubai as this situation will surely not be a one off case.  Always enlist the help of a specialist agent who is an expert in the area you are looking at. 

As the expert specializing in JLT I would be delighted to hear from you and be of assistance should you have any questions or indeed wish to sell or invest in this highly sought after area of Dubai.

Susan Reader (MSc)
Exclusive Links Real Estate Brokers, Dubai
 ]]>Thu, 26 Apr 2018 00:00:00 GMT<![CDATA[An Update from our Inhouse Mortgage Advisor]]> The UAE banks are currently looking at easing lending criteria and policy in order to boost mortgage market. They are working on new lending criteria based purely on the rental income of the property. In addition to this, a 50% loan to value (LTV) mortgage with minimal requirements option is on the cards.
More banks are now offering non-resident mortgages which is increasing the number of foreign investors buying in the UAE as they now have a wider range of mortgages available to them.
 Dubai Land Department (DLD) & Emirates NBD (ENBD) are currently looking at loans for DLD fees to ease cash outlay for buyers, this will lessen the amount of upfront cash outlay required by buyers. 
With all these latest updates to look at why not get in touch with one of our Qualified Mortgage Advisors who can help you secure the best mortgage rate for your individual needs.

MENA Mortgage Services - Your Personal Advisors
Jeffrey De Souza
Email: enquiries@exclusive-links.com
Mobile: +9714 399 4937
 ]]>Tue, 24 Apr 2018 00:00:00 GMT<![CDATA[Interchanging Market ]]> I have been hearing lots of contrasts in the market on how it is performing and what is performing. Up, Down, Ready, Off plan what’s hot and what’s not. 
The end of last year through the first quarter of 2018 we have seen a rise in ready properties whereas off plan have dropped of by some recorded 32%.  This is surprising considering that off plan projects heavily dominated the market and sales boards through 2017.  Off plan during 2017 accounted for 60-70% of all sales reports Reiden.  However, in the first quarter of 2018, we have witnessed a reversal where ready sales account for nearly half of the overall activity.
Most of the off plan incentives being offered by developers today were seen yesterday so nothing particularly fresh is hitting the market to entice the buyers. 
It is purely a shift that we are seeing in activity moving more towards ready than off plan and although both lower than where we would like to see then we also expect a rebound in both ready and off plan where the main driver will remain the price.  
 
 
To read the full report click here: bit.ly/2vvfvZR

 ]]>Mon, 23 Apr 2018 00:00:00 GMT<![CDATA[Dubai Rents continue to Lose Steam. ]]> Compared to this time last year we are seeing average rents across Dubai drop by 4.2% in Q1. 

Tenants in Dubai continue to negotiate as they witness residential rents continue to loose steam and are expected to continue their decline during the second quarter of 2018. Landlords in Dubai are offering all sorts of incentives to retain existing tenants or try to win over new ones. Equally Landlords who are dictated by their financial liabilities and service charges are proving to be more flexible and listening to tenants' demands.

The pressure on housing allowances has also impacted rental market performance and the pool of tenants at the higher end of the spectrum continues to shrink.  

Rental declines were more pronounced in Business Bay, Discovery Gardens, International City (clusters), Jumeirah Golf Estates, The Springs and Al Furjan Villas, averaging 12-month declines of more than 5 per cent. 

Good quality buildings maintained well are seeing good occupancy and rents holding up. Equally units that are well maintained and under management contracts are also faring better in getting the higher rents.  

* Statistics and reports provided by Property Monitor powered  by Cavendish Maxwell.  
 ]]>Thu, 19 Apr 2018 00:00:00 GMT<![CDATA[A Commercial Outlook for 2018]]>
There will continue to be many commercial properties sitting stagnant on the market however if landlords and sellers are willing to adjust to the current market levels, then they should secure occupiers and buyers. We anticipate an increase in the level of occupiers looking to relocate to other emirates in a bid to reduce occupational costs incurred where they are more responsive to the challenges facing many businesses. However, the additional benefits of working within Dubai such as a better legislative and legal framework, more developed infrastructure, working in closer conjunction with suppliers and consumers and easier access to a greater labour force will continue to outweigh any occupational cost savings which may be achievable in other emirates.

Due to the low levels of good quality commercial supply in the well established areas such as Dubai Investments Park and Al Quoz, which have no development land remaining, it is likely that interest in the areas around Al Maktoum International Airport, such as Dubai South and Dubai Industrial Park will increase as occupiers are forced to look at alternative locations to find suitable properties. Prices in free zones are expected to decline as increased supply and high vacancy levels, coupled with rising land rents, continue to compress capital values. 

However with an increase in the oil price, Expo 2020, further capital investment in the expansion of Jebel Ali Port on the horizonand the overall maturing of the market, the general sentiment in the commercial market is more positive than it has been for the past couple of years.


* Statistics and reports provided by Property Monitor powered  by Cavendish Maxwell.  
 ]]>Wed, 18 Apr 2018 00:00:00 GMT<![CDATA[The Trend of Rent Cheques accepted by Landlords]]> The majority of rental agreements for residential properties in Q1 2018 were made with 1 cheque (50 per cent of total), followed by 24 per cent rent payments made through 4 cheques.  The top areas where 4 cheques were prominent during Q1 2018 include Mirdif, Emirates Living, Arabian Ranches, Jumeirah Village Triangle and Jumeirah Park.

 

The trend has reversed since Q1 2017 where the majority of rent contracts (43 per cent of total) were 4 cheque payments. This is mainly because some tenants are negotiating larger discounts on base rents and agreeing to make 1 cheque payments instead of multiple payments.

It has been a tenant led market and with the increase of supply of new units coming online has provide every opportunity for tenants to negotiate with their landlords. 

* Statistics and reports provided by Property Monitor powered by Cavendish Maxwell.  
 ]]>Tue, 17 Apr 2018 00:00:00 GMT<![CDATA[Sales Performance 2018 Q1]]> "The market was hoping to see a recovery in 2017. But there is still more room for prices to bottom out in 2018" commented our very own Managing Partner Zarah Evans in the Khaleej Times last week after attending the Breakfast Seminar hosted by Cavendish Maxwell where they share their Property Monitor statistics of Q1, 2018.  Zarah also mentioned “Not a lot of existing renters have the resources to put down 25 per cent of a property's value as down payment.”

Off-plan transfers accounted for 61 per cent of the total transfers in Q1 2018. Business Bay, Mohammed Bin Rashid City and Jumeirah Village Circle dominated the off-plan transfers tally during the first quarter of the year.

Secondary market transfers among villas/townhouses surpassed the off-plan transfers in this category in Q1 2018, led by Emirates Living and Arabian Ranches, which together accounted for more than 42 per cent of the total villa/townhouse secondary market transfers registered during the first quarter.

“In times of price and rent declines, buyers move towards stable, established locations such as Emirates Living and Arabian Ranches for villas” commented Manika Dhama, senior consultant in the strategic consultant and research department at Cavendish Maxwell. .

Dounia Fadi, CEO of MD Properties and one of the mornings panelists added “ We have seen a dip in sales volume and value in Q1 2018 as compared to Q4 2017 and Q1 2017. Developers exhausted all their incentives and payment plans last year. They are re-strategizing before making any launches. Smaller developers will focus more on delivery, not launches, this year."


* Statistics and reports provided by Property Monitor powered  by Cavendish Maxwell.
 ]]>Mon, 16 Apr 2018 00:00:00 GMT<![CDATA[Upcoming Supply during 2018]]>

The majority of handovers during the first quarter of 2018 were in International City, Jumeirah Village Circle and Dubai Studio City, with more than 250 units being handed over in each location. More than 92% of the handed over units were apartments. For the remainder of the year, the majority of upcoming supply is concentrated in Business Bay, Jumeirah Village Circle and Town Square, all of which have more than 2,000 units scheduled for handover before the year end. Of the total scheduled handovers due for the remaining three quarters, approximately 46% of the upcoming supply is expected to be handed over during Q2. Increasing handovers will continue to impact rents in most locations across Dubai
as tenants have more choice. This will also impact occupancies in existing stock and should be factored into net yield estimations for the forthcoming period.

​*Statistics and reports provided by Property Monitor powered by Cavendish Maxwell.


 ]]>Sun, 15 Apr 2018 00:00:00 GMT<![CDATA[Sales Activity and Prices ]]>
The prices for villas/townhouses started the year settling a little above the 2017 average which is mainly due to limited lower priced inventory entering the market.  This is comparing the number of newley launched projects that entered the market during the first half  of 2017.  

The trading prices for Apartments however continue to shift towards the lower end of the price band, averaging out at  AED 1.2 million in Q1 2018. 

The middle-income population (AED 15,000 to 25,000 per month income bracket) has been the key target segment for the majority of 'affordable housing' apartment launches by developers in recent months. The majority of this new inventory offers smaller unit sizes to keep prices attractive, along with providing incentives, such as Dubai Land Department (DLD) fee waivers and payment plans with limited commitment (20-30%) during pre-construction
period and extended post-handover payment options.


​*Statistics and reports provided by Property Monitor powered by Cavendish Maxwell.
 ]]>Thu, 12 Apr 2018 00:00:00 GMT<![CDATA[ AN OVERVIEW OF SALES TRANSFERS Off-plan versus Ready ]]>
61% of the total transfers were off plan.  

Business Bay, Mohammed Bin Rashid City and Jumeirah Village Circle dominated in off-plan sales transfers during the first quarter of the year. Meanwhile more traditional established communities such as Dubai Marina and International City led the secondary market apartment transfers, along with Dubai Sports City, which accounted for 13% of the total apartment resale transfers during Q1 2018. 

Secondary market transfers among villas/townhouses surpassed the off-plan transfers in this category in Q1 2018, led by Emirates Living and Arabian Ranches, which together accounted for more than 42% of the total villa/townhouse secondary market transfers registered during the first quarter. 





​*Statistics and reports provided by Property Monitor powered by Cavendish Maxwell.]]>Wed, 11 Apr 2018 00:00:00 GMT<![CDATA[Projects to reach the 50% construction mark before they start off plan Sales]]>Projects to reach the 50% construction mark before they start off plan Sales
The earlier requirement was for a project to be 20 percent ready before sales could be launched but yesterday in the Gulf News it was announced that projects will need to be 50% completed before off-plan sales can start on that project.

http://gulfnews.com/business/property/50-per-cent-completion-required-before-off-plan-sales-can-begin-in-dubai-1.2176706

Zarah Evans, Managing Partner at Exclusive Links comments on this latest development is as follows: 

"Of course this latest news will have some impact on the market but all it should do is slow it down which I don't see as a  negative outcome long term as it will assist with the current issue of oversupply. Smaller private developers will certainly be put under more financial pressure and together with the recently introduced VAT on construction materials - cashflow will be tighter and down the line, these impacts will be reflected in the prices offers to consumers. It will offer more security all around, to consumers and lending banks as the exposure is being minimalized. It will, however, offer opportunity as 'off plan sales' will then move to become 'under construction sales' - more banks should feel more comfortable offering finance options to buyers, therefore, encourage sales. More secure sales".


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ensuring that customers best interest are always of the utmost importance.]]>Thu, 22 Feb 2018 00:00:00 GMT<![CDATA[VAT on Commercial Properties]]>
Is VAT on commercial properties hindering the commercial market growth?

Obviously, VAT is now another very real cost consideration when a business is looking at the renting or ownership of commercial premises or property. With many multinational companies, it is a negligible difference as the 5% application remains one of the lowest VAT rates in the world.  

When and where VAT is applicable? 

VAT is applicable to all completed commercial revenues for either lease or sale transactions and including being applied to all agency commissions fees.  Rather than it actually affecting the cost of a commercial real estate transaction it is more of a flow of cash from one account to another. If a commercial property is bought to lease to a commercial tenant then the VAT paid by the owner when acquiring the property can be reclaimed as a landlord when charging the tenants rent. These same tenants who are paying the landlord VAT for renting these commercial premises will recover their rent from their commercial goods or services.  So ultimately it is the end consumer who is hurt the most and unable to reclaim on any VAT they pay for goods and services.    

What should the commercial asset buyers know about VAT input credit and output credit of VAT?

Companies need to be clear on their obligations and the guidelines, to incorporate VAT into their own accounting systems. It varies from business to business of their line of input and output, not only monetary but the flowchart of business from manufacturing to the finished goods being delivered to the customer. 

Any tips or advice for the commercial properties tenants and buyers on VAT? 

My hot tip used to be for businesses to try to secure and pay for any larger ticket items including any real estate transactions before 1st January 2018, but now that deadline has passed it's more - embrace it and include it in your daily business. Be aware of all your tax charges as you enter any negotiations and factor it into your bottom line and budgets. Be aware and clear on what you must pay for and what you can indeed pass on and charge for. Also remembering your mandatory government tax return date deadlines to avoid plenty charges for late returns. 
   
https://www.exclusive-links.com/propertycommercial/

https://www.exclusive-links.com/meet-the-team/#commercial-team

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ensuring that customers best interest are always of the utmost importance.]]>Wed, 14 Feb 2018 00:00:00 GMT<![CDATA[Bayut Present Exclusive Links With Agency Of The Month Award]]> Our office was visited this week by Fibha Ahmed and Maria Sultanova from Bayut to present Exclusive Links with our award for Agency of the Month for January 2018. Fintan Flannelly was also recognized as Agent of the Month. 

Our Managing Partner Zarah comments : 
 
Exclusive Links is supported by preferred professional partners and it is a pleasure to work with the team at Bayut. Throughout each year we remain focused on growing every aspect of our team and services and as the competition in the market is very high, it is imperative for us to ensure that we are always improving on the quality of our listings and service. We have a responsibility to our sellers and landlords to present our properties in the best way possible and with the desired result for all stakeholders. We also have a responsibility to our buyers and landlords to provide professional property advise in line with the market and Bayut helps bridge that search. Exclusive Links pride themselves on long term relationships with customers and partners and our team would like to thank Bayut for this recognition.     

And Fintan who was awarded agent of the month says : 
 
In 2015, I arrived in Dubai from Ireland with my wife and daughter to further my Profession in the Real Estate Industry. Since then I have been very fortunate to have met some great people, Zarah Evans and Louise Heatley who are held in such esteem within the industry for maintaining the highest standards and ethics, all the team in Exclusive Links, like-minded brokers and developers like Ellington and of course my wonderful clients - their repeat business and referrals allow me to grow my business. 
 
This has given me a platform do what I do best - listen to my clients, understand their needs, deliver on my promise and have fun along the way. I like to think I'm a Specialist in the service I give and the relationships I build with my clients. This is mirrored in the way Bayut focuses on making the end users online browsing experience the best by ensuring agents maintain quality listings that are accurate and well presented. Stay focused, stay positive, the best is yet to come... To keep up to date with the Dubai Property Market sign up for our newsletter here

Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.  
 ]]>Wed, 07 Feb 2018 00:00:00 GMT<![CDATA[Industry Experts meet to discuss Current Hot Related Topics]]>Industry Experts meet to discuss Current Hot Related Topics
On 30th January a dozen executives from the country's top real estate companies convened at Propertyfinder Group headquarters for an open discussion forum on industry-related hot-button topics.   The discussion was lead by the Propertyfinder Group and it was attended by our Exclusive Links Managing Partner, Zarah Evans.   

"Propertyfinder is an advocate of best practice for the UAE real estate sector," said Paul Stewart-Smith, Chief Operations Officer of Propertyfinder Group. "Convening a group of leading brokerages allows us to listen, facilitate discussion, and drive thought leadership."

The group that gathered for the CEO Breakfast talked about the surge in off-plan 
transactions, interest rate hikes, changes in social media, and the first year with 
the Trakheesi system, one of Dubai's largest-ever clampdowns on professionalizing the real estate market.

The group referred to the booming demand in off-plan real estate spurred by enticing payment plans luring first-time homebuyers. Whilst this segment of the market is exciting all present agreed we need to keep an eye on it. 
 
Our own Zarah Evans preferred the better option of seeing more rent-to-own schemes being available in the market. 
 
"How many people come here thinking they'll stay a year, and instead end up staying for five?" she asked.
 
Evans said she wants to see developers cater to those residents who could be paying down a mortgage rather than renting, with rent-to-own schemes introduced on a wider scale. She said Dubai shouldn't be fostering a rent-forever generation, instead of enabling residents to get on the ownership ladder with looser buying requirements supported by robust oversight. 
 
Another hot topic point discussed by the group is the potential for interest rate hikes and the effect on the market. Brokers can make the case to buyers that there is a currency incentive to invest in property with a weak US dollar. But mortgage debt in Dubai may be harder to carry if rates go up.

With Trakheesi well into its second year, the effectiveness of the system put in place by Dubai's Real Estate Regulatory Agency (RERA) is witnessing the first wave of effect, according to the executives. One of Trakheesi's purposes is to sweep out fake property listings on online portals by requiring a permit number for brokers to list the property, which it has largely succeeded in doing. 
 
They also bantered amongst themselves on the effectiveness of new technologies and marketing through social media which remains a constant demand from our audiences. The mainly agreed that platforms like Facebook and Instagram are fun ways to give a look behind the scenes and build a brand but not always the most effective way to sell a property.   All agreed that WhatsApp is the new face to face between agents and home seekers, more of an interesting quirk of the local market and a great business opportunity.

Zarah attends this forum regularly and always takes these opportunities to maintain Exclusive Links position as a friendly competitor in the Dubai real estate sector.

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 04 Feb 2018 00:00:00 GMT<![CDATA[Trends UAE Real Estate Market Report Issue 3]]>Dubai or Not Dubai?
Looking back on the year, developers are strengthening their case to investors.

Zarah Evans, Managing Director, Exclusive Links

In September, we saw Dubai host the 16th Cityscape Exhibition, witnessed sales being transacted on the exhibition floor, and developer stands extending through the far reaches of Halls 6 and 7.  

The event was run in tandem with the Real Estate Conference, which attracted over 1,500 delegates this year. Bitcoin, Blockchain, impacts of VAT, and consideration of escrows for brokers all took center stage. The event supports Dubai as a long-term investment opportunity and builds confidence in those that are still cautious when looking at the market. I don't see Cityscape as a market-changer, but certainly, a successful Cityscape can have a positive impact on the industry. Looking back on this year's event, developers are making an exciting case for Dubai. 

Typically, I see the Dubai property market move in five-year cycles. With the last peak over 2013 and '14, we should be nearing an upturn in the market. In 2017, there was some stabilization in the market with sales prices reflecting only a 1% decrease and up to 4% decrease in rental prices, according to the third quarter 2017 report from Cavendish Maxwell. These decreases are strongly influenced by the number of units we see entering the market. 

The business coming through our doors is tracking alongside the records held by the Dubai Land Department: 75% of transactions are currently off-plan purchases. Developers are launching off-plan projects with more choice, and more competitive pricing and financing conditions. They are chasing a point of difference, and it is becoming more the norm for developers offer post-handover payment plans, and covering the costs of the buyers 4% registration fees.  Developers are also scaling down the size of the units they are releasing into the market and handing over, enticing a different segment.      

In my 17 years in the Dubai real estate market, I have witnessed many changes in all aspects of this business and I do believe that 2018 will follow 2017 as another challenging year. Controls in the market are continuing to be introduced and developed as the industry is still learning and growing. Further legislation and tightening of real estate practices is creating a platform for a healthy and respected future for all stakeholders. This drive towards long-term sustainability are all positive moves to further support investment into Dubai.  
As we head towards Expo 2020 (the world's first carbon neutral 'mega event'), I anticipate seeing more developers using the words 'green' and 'smart', and for Dubai's Smart City initiative to play a role in their plans. If anyone can build a smart city for its residents to work, live and play – it's Dubai.  

An example: The Jumeirah Central mega district by Dubai Holdings on Sheikh Zayed Road, opposite the Mall of the Emirates, will be a futuristic city within a city. Schools, offices, parks, malls, housing will be connected by a smart transport system and protected by smart police services. 

There is a property being developed for every conceivable requirement, but with the white-collar workforce driving the residential market, the question is not the supply and demand, but what we are delivering and to whom. 
    
The question over the lack of affordable housing across all areas of Dubai is causing some concern. The growth of the population and Dubai's young age profile means there must be more lower-priced housing. Even with the decline in rental prices over the last few years, we are still seeing some emerging areas, such as Dubai Sports City, Jumeirah Village, IMPZ, and Silicon Oasis becoming unaffordable for the budget-conscious resident. 

Affordability must remain the major driver for developers as access to affordable housing is a basic human right and need. Cheaper housing options provide developers with lower returns, so they continue to compete and deliver in the high-end segment, but a large segment of the workforce is being overlooked. 

When I refer to affordable housing I am not necessarily referring to the provision of housing to a low-income bracket, but affordable housing costs in relation to a person's income. The average income for 50% of Dubai households is around AED15,000 and generally, 30% of income is spent on rent making the majority's affordability AED54,000 per year. 

Despite this, developers are typically continuing to concentrate on the higher end of the market.  Dubai is a positive real estate market leader in the region, but we need to close this gap before the residents of Dubai lose sight of what the definition of 'affordable' actually is. 

It is not only property prices but also mortgage products that are at their most competitive, which is having a positive impact on residential activity.  The DLD has recorded and reported that the value of mortgage transactions has increased to AED 60 million in the first six months of this year from AED 48 million over the same period last year.  With the dirham pegged to the US dollar, mortgage interest rates offered in Dubai follow the US market.  This offers investors a stable, well used and recognized currency that is highly traded at an international level.  

A few years back restrictions were put on the mortgage LTV and debt-service ratio which had some initial impact on the market. Since that time though, expats looking to buy and watching the market have now saved their 25% down payment and are now ready to invest.  Banks have also reduced their early settlement fees, which not only supports investor expats buying in this transient city, but also encourages refinancing and further purchasing. 

Employment packages in Dubai typically include a housing allowance which can be used towards a mortgage.  A typical case study I use when explaining the advantages of buying over renting is with an AED 1,000,000 property in Dubai, your borrowed amount will be AED 750,000 at a 2.99 interest rate over a 25-year term. The mortgage repayments would be AED 3553 per month.  If this was a one bedroom apartment and we take a conservative rental rate of AED 70,000 per year, the rent per month is AED 5833.  You lower mortgage repayment is also a more manageable monthly cost rather than paying rents over 1-4 payments through the year.  What these figures also indicate is that if you buy a property today and sell at the same price in 3 years, the money you saved in rent affords your 25% down payment required for borrowing.  

Dubai is now supporting more mid- to long-term investors who are certainly looking well beyond Expo 2020.  With a current population of approximately 2.8 million, 85% of which are expats, property investment portfolios are being built right on our own doorstep.   

Compared to 2016, the number of GCC investors increased by 16%, and overall foreign investors increased by 35% over last year. 

Dubai offers strong capital value gains, attractive yields, and is perceived as the safe haven of this region. The city is certainly a leading destination and as a major city compared to the likes of Hong Kong, New York, London, buyers get much more in Dubai per square foot and per ticket price. Dubai is also a blue chip community packed with a good caliber of potential tenants supporting the investors market. 

Dubai is one of the most dynamic and rapidly growing cities of the world.  The growth and development of this city seem to feel more and more ambitious projects unimaginable in other parts of the world. So when thinking about whether to buy or not to buy, remember this: Dubai is a market that other cities can only dream about.  

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Mon, 15 Jan 2018 00:00:00 GMT<![CDATA[Why Choose to have your Property Fully Managed?]]>Why Choose to have your Property Fully Managed?

Landlord Convenience If you reside in or out Dubai and have a busy schedule or travel a lot you need eyes and ears in Dubai you can count on. A point of contact for the Tenant for emergencies, property maintenance and all enquiries pertaining to the Tenancy. Local Landlord representation that will act in your best interest and provide a service that will assure Landlord compliance with Tenancy terms and Dubai policies. To be kept up to date with the laws and procedures to avoid error through misunderstanding or lack of expertise. To have access to established relationships with Developers, Owners Associations, Utility and Government departments and thorough knowledge of procedures. Connections to professional & preferred partners that will present value added services at the most competitive rates Assurance you are dealing with a licensed and reputable company that is regulated and compliant with the Real Estate Regulatory Agency policies and laws.
Tenants and Tenancy Contracts Tenants like to rent property they know is being managed professionally and therefore managed properties rent sooner. Thorough screening of Tenants to provide full details of who will be residing in your property to present a good caliber of Tenant. Long term relationships with large corporations and extensive client database who have become good tenants for Landlords. Priority and maximum property exposure in many marketing & advertising avenues to limit periods of vacancy. A Tenancy Contract with terms that protect Landlord and Tenancy contract registration with the Government Ejari System. Collection and disbursement of funds for Landlords whom do not have local bank account or require assistance with third party payments including service charges. Property inspections check your Tenants are abiding by the Tenancy contract, to prevent subletting, over occupancy, incorrect use of property or a threat to the safety of the property or its occupants.
Financial Benefits Assurance maintenance problems are monitored and attended to and advice of any action required to prevent or avoid major maintenance issues that can be very costly. Marketing of property in advance of Tenants departure to locate a suitable replacement Tenant at the earliest. A procedure to safeguard the Landlord and monitor the property is handed back at the end of the Tenancy without pending bills or outstanding debts that could leave the owner an expense. Competitive cost for property refurbish including painting, general maintenance, pest control and cleaning through our reliable maintenance team. Proactive and accurate Notices to be issued to the Tenant to prevent situations that could result in loss of revenue or delayed recovery of property. Timely issuance of renewal notices, in line with the law, to request a rental increase and secure the Landlord the maximum value for the property. Representation at Dubai Police, Rental Dispute Center and Courts that could incur high legal costs without property management company support.
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Thu, 11 Jan 2018 00:00:00 GMT<![CDATA[Maintaining and Maximizing your Investment]]>Maintaining and Maximizing your Investment

Effective property management is a convenient and cost saving solution for property owners.  It is a beginning to end hassle free service that looks after property, owners, tenants, tenancy contracts and maintenance repairs. There are many factors to consider in order to maximize the revenue potential and maintain the investment of any property. 

The benefits of a reputable and reliable Property Management company can be vast. If you wish to generate revenue from your investment your ultimate goal would be to find suitable Tenants as quickly as possible for the right rental amount.  A priority for busy property owners is the convenience of the service to assist with all the tenant enquiries and receive timely notifications of tenancy requirements. To avoid any periods of vacancy, it is very important to have the confidence your property will be exposed effectively in the market to reach a wide audience of potential tenants. 

Many Tenants prefer renting a property that is managed as they know that the property is more cared for with regular inspections and maintenance contracts.  Tenants also have access to immediate contact through the managing agent rather than direct contact with the Landlord. This point of contact for both Landlords and Tenants provides a convenient service that removes the time and stress involved for homeowners.

There are many laws and regulations in Dubai regarding the leasing of properties. In the event of any leasing disputes legal costs can be substantial and an effective property management company should offer background knowledge & experience to assist towards a quicker solution. Owners need professional and transparent advice in the best interest of their investment and need to be kept informed of Landlord rights and any amendments to the relevant laws. 

Property Management companies can also assistance with third party payments which offers overseas owners an effective solutions to banking requirements. On time payment of maintenance services can be vital for non-local owners. Equally as important are ongoing inspections and care of your property.  Property inspections are generally conducted on a quarterly basis for those occupied with long term Tenants. This will provide owners with assurance that the terms and conditions of the contract are being abided by and your Tenants are maintaining your property. The knowledge, experience and contacts the property management companies have in getting the right maintenance company to service your property will save you money in the long term.


In the event you cannot travel to Dubai at the time of building completion for the handover, a property management company can step in and represent you.  
A legalised Power of Attorney is often required if you cannot attend in person.  
Familiarity with not only the procedure but also the standards of Developers in Dubai, an experienced property management company will ensure no defective items are missed during handover inspections. Identifying faults is key as later this can result in costly repairs once the property warranty has expired.  Your management company should advise on required final payments and procedures that are outlined by Developers to ensure a smooth collection of keys. 

Over the past 10 years, Dubai has seen a growth in Property Management Companies. This activity is supported by a pool of international property owners who need their investment to be under the right care in their absence or simply for their own convenience.  When searching for a property management company research companies that have the right experience and credentials. Check the company's business operations which includes their property portfolio (number of properties managed and which areas), office location and working hours.  Check the experience and longevity of the property management team as this is very important to build long term connections and have assurance of expertise and know the people you can rely on and contact. Customer feedback and testimonials always provide insight into their existing client ratings of their performance and service standards and can normally be found on company's websites. 

All real estate activities in Dubai are governed by RERA and in addition to a Trade License, a RERA certificate is required. Check the activity on the Trade License as they can vary depending on the type of business. Management Companies with Real Estate Supervision Activity are not entitled to receive or collect rental cheques in favour of their companies. Your chosen Property Management company must have the license activity of "Leasing and Management of Other People's Property" which allows them to collect and disburse rental funds.  This should be further supported with a Government capital commitment and bond of AED5M.

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Mon, 08 Jan 2018 00:00:00 GMT<![CDATA[The Introduction Of VAT And Excise Taxes In UAE]]> The introduction of VAT and Excise taxes will help the UAE diversify sources of revenue so that government departments can continue to deliver excellent public services and ensure a high quality of life for coming generations. This is also in line with a key pillar of the UAE's Vision 2021 -The Sustainability of Infrastructure.
 
Value-Added Tax or VAT is a tax on the consumption or use of goods and services levied at the point of sale. This is applied to all consumers/customers who do business/transact in the UAE (regardless of place of residence).
 
It is generally the end consumers that bear the VAT cost while registered businesses collect and account for the tax, in a way acting as a tax collector on behalf of the Federal Tax Authority. We have registered with the FTA in order to comply with the new regulations and therefore will apply the 5% tax to any services we provide that are taxable.

The following are some of the services that will include the 5% VAT charge as of 1st January 2018: Our property management fees Agency fees for leasing and sales services All completed commercial property revenues Building service charges Electricity and water/utility accounts Maintenance/cleaning/ pest control services Transfer office fees (currently AED 4000 fee and including tax of 5% will increase to AED 4200)  
Please note there are no taxes, including capital gains, applied to any residential property income/revenues. Financial services such as mortgages and loans will be exempt from VAT.
 
Kindly review the link for more details about the Tax implementation and process https://www.tax.gov.ae/index.aspx and https://www.mof.gov.ae/En/budget/Pages/VATQuestions.aspx. 
 
 
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Thu, 04 Jan 2018 00:00:00 GMT<![CDATA[Residential and Educational Sector, Dubai Real Estate Market]]>Residential and Educational Sector, Dubai Real Estate Market

Last Wednesday 4th October, Exclusive Links Managing Partner Zarah Evans was a guest speaker at the Cavendish Maxwell Breakfast Briefing at The Address Hotel, Dubai Marina. The other panellists were:   

Mark Ryder, Specialist Advisor - Education, Cavendish Maxwell
Jerry Parks, Partner, Taylor Wessing 
Muhammed BinGhatti, CEO Binghatti Developers 

The sessions were opened with a review of the Residential Market in Q3 and an insight into the quarterly report compiled by Cavendish Maxwell and Property Monitor. 

Zarah's contribution was centred around lower-priced inventory entering the market and the supply and demand of affordable housing versus luxury properties.  She also discussed the shift of more homeowners entering the market and their preference of buying off plan or secondary stock.  "The figures that we are seeing in Exclusive Links are being supported by the industry figures showing 75% of our buyers today are buying off plan" Zarah confirms "The DLD reported that for property transaction in Dubai, the value of mortgage transactions increased from AED60m in the first six months of 2017 from AED48M over the same period last year".  

Mark Ryder gave a great insight on the current education market and how Dubai is making steps on improving the quality of education in the Emirate. 

Zarah went on to say "After raising two children here in Dubai as a working professional in the Real Estate I was just so surprised to hear of the synergies between the Education and RE Industries. Hearing words like supply & demand, fees, saturation, consolidation, competitiveness, requirements for good professionals, gaps, continued maturity - I didn't realise there were so many similarities in the challenges facing both sectors".

https://www.cavendishmaxwell.com/

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Wed, 11 Oct 2017 00:00:00 GMT<![CDATA[The Big Property Debate - go local or overseas?]]>The Big Property Debate - go local or overseas?

Last Tuesday 3rd October 2017 owners of Exclusive Links, Louise Heatley and Zarah Evans put forward their argument on Why to Buy Dubai. Held at the Address Montgomerie their opponents from IP Global explained the differences in buying in the international property market. Should you invest in property in Dubai or look beyond? Both sides expressed their views on local versus overseas property investment and the two very different investment strategies. They also covered financing and taxation in each market.

Louise and Zarah covered three very important areas of differentiation.
 
1)Dubai or not Dubai (To Buy or not To Buy)
Choice - Completion/ Product/ Location/Developers/ Quality
Competition - Price / Budgets/ Payment Plans/Unit Sizes  
Capital Growth - ROI/ Yields 5-12%
 
2) International Investor Market - Dubai on the Map
Population - Current Expat Mix / Growth
Position - Geographical/ Tourism / ME Safe Haven /Accessibility 
Portfolio - Mix to include Dubai and solely in Dubai
 
3) Vision 2021
Bigger
Better
Best
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 08 Oct 2017 00:00:00 GMT<![CDATA[Introducing Our Partners in Abu Dhabi]]>Introducing Our Partners in Abu Dhabi 


Last week Exclusive Links announced a partnership with Henry Wiltshire International in Abu Dhabi to ensure that our customers are serviced across both Emirates.   

Henry Wiltshire is a boutique real estate agency group with six offices across London and in Abu Dhabi, Kuala Lumpur, Singapore and Hong Kong. They are an award-winning organization and are proud recipients of the 'International Residential Estate Agency of the Year' at the prestigious Real Estate and Property Awards 2016. 

With the same industry ethics and standards as Exclusive Links, Henry Wiltshire International endeavor to work with their clients to find the most suitable property at a satisfactory price.  Equally, they will accompany viewings, offer non-bias first-rate market knowledge and together both companies pride themselves on transparent and ethical business practices.

If you are a landlord or seller, your property will be marketed in a professional manner through a variety of printed and online media and you will be provided with regular updates with regard to viewings, offers, and comments from interested parties.  Located at Aldar HQ, Al Raha Beach, the Henry Wiltshire International Abu Dhabi office provides property sales and consultancy and sales and leasing services within Abu Dhabi and Internationally.  This partnership and property portfolio combines and offers a list of residential and commercial properties for sale and lease, as well as years of expertise and professionalism from two highly established brokerage firms in the UAE. 

Exclusive Links Real Estate is also very excited to offer their clients international property opportunities ranging from London to Thailand and the Seychelles.

http://www.henrywiltshire.ae

https://www.exclusive-links.com

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.
 ]]>Mon, 18 Sep 2017 00:00:00 GMT<![CDATA[Exclusive Links Real Estate Brokers and Henry Wiltshire International Announces Strategic Partnership]]>Real estate giants team up for extensive Inter-Emirate client care  
Exclusive Links Real Estate Brokers and Henry Wiltshire International has announced its strategic partnership agreement during the much-awaited Cityscape Dubai 2017. Under the agreement, the two companies will be looking to jointly developing and offering complementary services, from sales and leasing of residential and commercial properties to property management across both Emirates, with Exclusive Links leading the operations in Dubai and  Henry Wiltshire leading the operations in Abu Dhabi. The new partnership aims to diversify the depth of service offered in the two cities to the benefit of the companies' local and international client base. This will, in turn, enable significant growth and maximize business potential for the companies involved.
Present during the signing ceremony were Zarah Evans, Managing Partner of Exclusive Links Real Estate Brokers and Andrew Covill, Director of Henry Wiltshire International.

"Recognizing the need to represent clients' interest in both Emirates whilst giving consistent service and maintaining communication, we decided to find a partner in Dubai who could not only supply services that is in line with ours but most importantly uphold our high standards and reputation," said Andrew Covill. "I am delighted to have found this partnership with Exclusive Links, whose portfolio shows a promising list of residential and commercial properties for sale and lease, as well as years of expertise and professionalism as a highly established brokerage firm in the UAE." 

Zarah Evans, Managing Partner of Exclusive Links commented, "We are very excited to be able to offer our wide range of properties across Dubai to Henry Wiltshire's impressive client base in Abu Dhabi. Additionally, we have many discerning buyers who are interested in just the type of residential and commercial properties that Henry Wiltshire specialize in. Their international properties, ranging from London to Thailand and the Seychelles are certainly something we are ready to get very busy with."

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Tue, 12 Sep 2017 00:00:00 GMT<![CDATA[What is the Rental Dispute Settlement Centre?]]> The Rental Dispute Settlement Centre is an arm of the Dubai Land Department that is governed to facilitate and settle tenancy dispute matters. On the 9th April 2017 administration Decision, No 9 of 2017 amended the previous Decision No 7 of 2017 regarding the Parties representation attending the hearings. 

For property owners, if they cannot attend themselves in person they can appoint a relative, provided they give a legal power of attorney. Alternatively a licensed lawyer with Power of Attorney. This would be an Advocate whom can practice and represent parties in front of the courts and not just legal counsel.

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Wed, 12 Jul 2017 00:00:00 GMT<![CDATA[An Update from our Inhouse Mortgage Advisor]]> Due to the cost of borrowing increasing, some of the banks have been pulling their 2 and 3 year fixed products and have re-launched their products with shorter 1 year fixed and variable rates with competitive interest rates.

As we're pegged to the US Dollar, volatility in the US causes our rate to fluctuate against other major currencies. This also can impact the Interbank rate.

6 months EIBOR (Emirates Interbank Offered Rate) is currently sitting just under 1.7%. Though do not fear we can still obtain mortgages starting from 2.99%.

If you are thinking about taking a mortgage here in the UAE, the best time to act is now before the rates increase further. Here in the UAE, there is a wide range of products that you can choose from. With fixed mortgage rates from 1 to 5 years and even products where you can fix the payment for the full term of the mortgage. With all these options to look at why not get in touch with one of our Qualified Mortgage Advisors who can help you secure the best mortgage rate for your individual needs.

MENA Mortgage Services - Your Personal Advisors

Enquiries@mena-mortgage-services.com

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Sun, 21 May 2017 00:00:00 GMT<![CDATA[Women making Smart Investments]]> Investing in property is no longer solely a man's domain; women all over the world are becoming more and more active in investing - they are taking control and ensuring their long-term financial security. However, for those starting out on their investment journey, it is not always obvious where or how to invest, especially in today's turbulent market. On 3rd April 2017 our Managing Partner, Zarah Evans, was one of the diverse women on the panel ready to answer questions and help you to understand the fundamentals of investing.  The all-female audience was brought together by IP Global and were first-time investors, professional women with the finances to invest and women who wanted more general knowledge on the world of investment.  
 
Some Questions that were raised were:
  What are the general percentages of women as property investors? I am unsure of the exact percentage but the trend for women to invest and own property is rising. With any property investment, there is an element of risk and women are more likely to turn away from suggestion of risk, preferring instead the more old-fashioned form of protecting their wealth - in the bank.  This is obviously very much dependent on their salary income and risk appetite.   In saying that women relate more with investment in property than other investment avenues like stock and shares. 

  How, for expat women, is investing in property here different from investing in their home country? The actual opportunity and ability for women to invest in property here in Dubai is no different to men.  Policies and procedures can very much vary from country to country as can the costs associated with buying and selling property.  The most important consideration for women buying property here in Dubai is the ongoing protection of that asset. When purchasing real estate in the UAE, it is always suggested to try to do so through a jointly owned foreign company. A lawyer can give sound advice on this together with clarity on the UAE inheritance laws.  Protect yourself with a Will registered at the DIFC Wills and Probate Registry which is designed to ensure non muslims, who have assets here in Dubai, can bypass Sharia law when it comes to succession and inheritance. 

  What are the new legal changes, regarding property, to keep in mind? Ensure when you are buying property here in Dubai that the title deed to the property nominates the correct percentage split in ownership. If you are buying property with your husband in joint names the split will show a 50% to both names on the title deed. I think most of the more recent legal changes to property has affected the brokers in the industry rather than the owners themselves. However, they are introduced for the betterment of the industry and further protection for property owners. These laws involve the correct appointment of brokerage firms, correct instruction being carried out by these firms and tighter control on property ownership papers in circulation.
 
http://www.thenational.ae/business/personal-finance/women-take-financial-control


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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.    ]]>Sun, 07 May 2017 00:00:00 GMT<![CDATA[Smart Work places in Dubai and the UAE.]]>
Q & A with our Commercial Manager, Gary Walsh on Smart Work places in Dubai and the UAE. 
 
  Q - Do we see Dubai and property developers working more towards new age tech-driven workspaces?  
If anyone can build a smart city to work, live and play in – Dubai can. As we head towards making Expo 2020 an environmentally sustainable event, we will see the words ‘Green’ and ‘Smart’ more and more. As a business hub of the world, Dubai will need to continue to offer a point of differentiation and compete with other futuristic business environments around the world. All companies are looking for the most cost-effective and environment-friendly world place – but at what cost. Grade A top tier platinum offices will need to be available but alongside affordable spaces of which there will always be a demand. As information technology becomes smaller and smarter we will see employees work more remotely from home or be sitting at smaller ergonomically designed workstations. Buildings will need to provide faster communications, more sensitive security and more high-end facilities for their occupants. Flexi hours to accommodate world business times zones ignore the ‘norm’ as far as work hours go and need living and retail conveniences on the doorstep. Master planned developments catering to all these will flourish. 

 
  Q - How well is Dubai catering to the present needs of commercial spaces?    
There is certainly supply of commercial space but I feel that office blocks biggest challenge is providing free nearby or onsite parking. This is an issue today and considering what is expected to come online in the next 10 years, this has to be addressed. Regardless of an efficient transport system a percentage of workers still need a car during the day that has to be easily accessible.  
   
 
  Q -What are the challenges that the UAE property market will witness in creating the new age smart workplaces?  
No, differently to the challenges it faces in the residential market, office buildings with all the smart technology in the world will come at a price.  Companies, as they seek more efficiencies and cost reduction in the workplace, will also be looking to secure their new ‘smart’ office at the best price possible.

 
  Q -How can the traditional office supply be transformed into smart work zones?  
I think rather than transforming, intelligence needs to be applied from the ground up.  Smart buildings are the blocks that build smart cities and this is certainly a vision of Dubai. Laid out in its Smart City initiative, Dubai’s focus is on being recognized amongst the world’s best-connected cities and certainly the world’s leading green city. Smart work zones can be achieved by occupants being more productive, cost-efficient and environmentally friendly. 

  Q - Are there any offices in the UAE that are taking this futurist approach?  
Emirates Financial Towers in DIFC is certainly a completed smart and futurist premier office building even recognized by the Guinness Book of Record for the biggest automated parking technology system. 
To be built, The Jumeirah Central mega district by Dubai Holdings is 27 million sqft on Sheik Zayed Road opposite the Mall of the Emirates and will be the futuristic city within a city. Schools, offices, parks, malls, housing all connected by a smart transports system and protected by smart police services.  

  Q -Anything else you wish to add on the need for smart workplaces in the UAE?  
As Dubai strives to deliver smarter workplaces they also need to address a smarter business set up facility.  Free zone jurisdictions have certainly streamlined the process but it is every business need to be up and running effectively and efficiently in the ‘smartest’ way possible. Business solutions at short notice for short term needs to be more flexible on space and leases to encourage more company formations.    
 

http://gulfnews.com/business/property/the-smart-work-zone-1.2001168

 
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ensuring that customers best interest are always of the utmost importance.
 ]]>Sun, 09 Apr 2017 00:00:00 GMT<![CDATA[Dubai Offers a Brand New Unique Family Community]]> Al Habtoor Polo Resort & Club offers you a 5-Star luxury hotel on your door-step, where children can play, run, ride and cycle in complete safety.  As a family, you can enjoy regular family fun days and world class polo events together with international grade riding classes – all within the same community. This unique family lifestyle is all centred around the St. Regis Hotel which will enhance anyone’s social life and is surely a highlight to living as part of this Polo Resort with all the restaurants and bars that are on offer.

Exclusive Links can arrange viewings for you and please contact Leah 050 551 6037 or Bridget 050 1599476 for more information and prices. 
 
Don’t miss your chance to rent a luxury villa in this brand new community, ready to move in with a 5% deposit.  Villas range from three- or four bedrooms plus maids, and five bedrooms plus maids with private pools. Over 60% of the homes directly overlook the open green polo fields and security and safety of the residents are of the utmost importance. The resort will be managed 24-hours around the clock giving peace of mind for tenants.
​
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 02 Apr 2017 00:00:00 GMT<![CDATA[The Mortgage Market – The Rates are on the Rise]]> When getting a mortgage, the Rate is important and it can be quite daunting when the News starts to talk about the rates rising. Below is a breakdown of what is currently happening in the UAE mortgage market and what you can do secure the best mortgage rates.

Firstly, let us start with the background information. At the beginning of January 2017, the UAE EIBOR Rate (Emirates Interbank Offered Rate) increased. This is the interest rate charged by banks in the UAE for interbank transactions and is often used as a reference point for mortgage interest rates. This recent rate increase is due to the US Federal Reserve increasing their profit rates by 0.25% in December. As the UAE Dirham is pegged with the Dollar this has an impact on the market here in the sense that the rates are increasing also.

Now we’ve got the why covered off let us go into the effects this has had. Due to the recent EIBOR increase many banks here in the UAE have started to react by increasing their variable rates and pulling their lower fixed rate products. This means that most fixed rate products have been increased by roughly 0.25%. With 1 year fixed now starting at around 3.50%.

Lastly let us cover off what you can do about the rate increases. If you are thinking about taking a mortgage here in the UAE, the best time to act is now before the rates increase further. Here in the UAE there is a wide range of products that you can choose from. With fixed mortgage rates from 1 to 5 years and even products where you can fix the payment for the full term of the mortgage. With all these options to look at why not get in touch with one of our Qualified Mortgage Advisors who can help you secure the best mortgage rate for your individual needs.

You can read our previous blog about The Mortgage Market,  click here   

MENA Mortgage Services – Your Personal Advisors
Enquiries@mena-mortgage-services.com

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 19 Feb 2017 00:00:00 GMT<![CDATA[The Dubai Land Department.]]>
These registration offices were launched by the DLD in 2013 to support client’s property transactions in a VIP style outside the DLD working hours and they will manage: Transfer Property Ownership Registration of Mortgages Lease to Own (Ejara) Oqood These offices are monitored and governed very closely by the DLD and the trustee must be a legally qualified UAE national. The administration fees charged by the trustee offices are set across the board by the DLD.

You can find some common asked questions about property registration on this link. http://magazine.propertytime.ae/issue/october/#/22
 
When using the accelerate services of a trustee office ensure that you have all your documents in place and required DLD forms to ensure a smooth transfer of ownership.  Cornelia Gould, Sales Manager at Exclusive Links, will always confirm to you in advance what documents and payments are required.  She will always suggest a trustee office location that is most suited and convenient to our customers.
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.  ]]>Wed, 16 Nov 2016 00:00:00 GMT<![CDATA[When setting up business here in Dubai many companies are considering to settle in a free zone designated area. ]]> When setting up business here in Dubai many companies are considering to settle in a free zone designated area.  Otherwise known as free economic zone, duty free zone, tax free zone, trade free zone or free trade zone – all these allow 100% foreign ownership and are exempt from all taxes. Each free zone has its own specific requirements on approved permitted business activity and regulations on the business set up.
  The benefits of starting a business in a free zone area are:   100% foreign ownership of company 100% repatriation of capital and profits 100% free transfer of funds 100% exemption of import and export duties Quicker formation  Inexpensive workforce and easy recruitment procedures Longer lease options Read more on our website https://www.exclusive-links.com/faqs/faqCommercials

Exclusive Links works closely in partnership with preferred companies who specialize in the administration and process of new company setups both in free zone and non free zone areas. Please contact our Commercial Manager Gary Walsh if you need assistance with this and would like to discuss what commercial properties we have available to suit your business model. https://www.exclusive-links.com/propertycommercial/

Read here and see the new laws that Sheik Mohammad has issued on free zones and special development zones.  http://gulfnews.com/business/economy/shaikh-mohammad-issues-law-on-free-zones-special-development-zones-in-dubai-1.1928587

Establishing a company outside a free zones requires a local (Emirati) sponsor and restricts foreign ownership to 49%.
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.  ]]>Wed, 16 Nov 2016 00:00:00 GMT<![CDATA[The Mortgage Market – How it works!]]> Ever wondered where a bank gets your maximum mortgage amount from? Well here’s a little inside look at what they base their maths on.
When applying for a mortgage here in the UAE banks can offer you a mortgage of up to 7X your annual salary which can sound great. However, there are other hidden factors that can reduce this further.

Many people don’t realise that Central Bank (The Big Dog that makes the rules) have a regulation whereby you can only use 50% of your monthly salary towards debt repayment. So, if you have a personal loan, car loan and/or credit card then you can expect your mortgage amount to start reducing. So, an individual who has a salary of AED 50,000 a month could borrow a maximum of AED 4,200,000 but throw in a credit card with a limit of AED 100,000 and a car loan of AED 2,500 a month and you can expect this amount to drop to roughly AED 2,800,000.

As you can see small amounts here and there on loans can make a considerable difference on what property you can afford. Why not avoid the maths headache and approach one of our advisors today who will help you work out what you can borrow?

MENA Mortgage Services – Your Personal Advisors
Enquiries@mena-mortgage-services.com

Blog Written by: Robert Lee,
                         Business Development Manager
                         Mena Mortgage Services

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.  ]]>Wed, 02 Nov 2016 00:00:00 GMT<![CDATA[Transparency is the clear way forward for Dubai and its Real Estate brokers]]> Exclusive Links supports the government’s initiative to deliver a more transparent Real Estate market. All our Client Managers are known and respected in the industry for their transparency and honesty, representing property and clients expectations professionally.  This is supported by managerial teams who are not only involved but are accessible to support the business to operate with the highest of efficiency and customer service delivery. Our back office administration teams support our clients and offer a complete range of services.

Supporting the vision of the UAE Government, the team at Exclusive Links are all trained and complainant in line with RERA, the Real Estate Regulatory Agency.  

Earlier this year the Dubai Land Department launched a ranking system for Brokers encouraging competition and more efficiency in the market place and are also actively looking at creating a Real Estate Transparency Index.  This is to supports Dubai’s position as the most transparent real estate market in the Middle East and North Africa region and to encourage more inward investment. You can read more of this and the other government initiatives on http://www.emirates247.com/business/dubai-plans-new-real-estate-index-2016-07-10-1.635222

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Mon, 24 Oct 2016 00:00:00 GMT<![CDATA[Dubai Property Visa]]> Investor visas are available in Dubai to individuals who have purchased a property with a greater value that AED1M and this includes property that has been gifted or is mortgaged.

Type of Visa Valid for 2 years and renewable for a further 2 years Individuals may sponsor additional family members (Children/ Spouse / Parents) for approximately AED 6,000 per additional sponsorship Costs Total 32,500.00AED (inclusive of typing, VIP medical, 10,000.00AED refundable deposit, Emirates ID and Visa Processing fee) Please Note:

The fees assume you will fly into the country twice. Once to obtain the paper visa and the other to have the visa stamped in your passport. If you wish to do this in one trip there is an additional fee of 1000 payable.

A refundable ( refundable when visa cancelled) deposit when a sponsor is being sponsored. Which is AED 3220/-.

Initial requirements 10 passport photos (UAE format) Clear passport copy Current visa copy or UAE entry stamp Copy of Title deed POA (to be provided by EC)  
All details and prices are subject to change. 
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Thu, 20 Oct 2016 00:00:00 GMT<![CDATA[Currency Report]]>Currency Report

The dollar on Friday posted its best weekly performance in more than seven months after strong U.S. retail sales and producer prices data for September reinforced expectations the Federal Reserve would raise interest rates in December.

We continue to see dollar strength on the back of this. Same ongoing theme for clients selling USD/AED  with a great opportunity to secure a price on spot and forward contracts. We assume that closer to the elections we should see some volatility and depending on who wins could have an impact on the USD but no signs of that being priced in just yet. If clients need to buy USD or AED they may see an opportunity towards election period but since the pound is so weak we can’t assume that it will be major. The Pound is unlikely to make a significant recovery in the immediate future as investors remain uncertain over ‘Brexit’ and how it will impact British businesses. 

The Pound’s dramatic depreciation against the Euro following the UK’s vote to leave the EU has caused a major row between supermarket Tesco and brand supplier Unilever. Unilever had sought to raise its wholesale prices by 10% to counteract rising costs caused by the low value of the Pound in the wake of ‘Brexit’, and in response Tesco removed Unilever brands from its online store. 

While ultimately the impact of the Marmite row on the GBP EUR exchange rate was minimal, it will do little to reassure investors who already worry about how the low value of the Pound will impact British businesses as rising import costs squeeze profits. 


Euro (EUR) has been volatile amid ECB Speculation.  Recent speculation on whether the European Central Bank (ECB) will begin to taper its quantitative easing programme has caused some volatility for the Euro as markets remain unsure on the bank's position.  All eyes on this week’s ECB rate decision meeting as they hope it will provide some indication of how it will move. 


The pound has fallen 18 percent since the June 23rd vote to leave the European Union and is the worst performer this year in a basket of major currencies. It’s also down about 18 percent versus the euro, at about 90 pence against the single currency.

Data to watch out for this week :

TUE
UK And US CPI data
WED
UK Claimant Count
US Fed Beige Book Published
THUR
UK: 09.30 Retail Sales
EU-ECB Re+ Rate Announcement/ECB Press Conference
US: 13.30 Initial Jobless Claims
 
Author:  Anjulie Patel IFX International Foreign Exchange
 

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 16 Oct 2016 00:00:00 GMT<![CDATA[Dubai Real Estate agents need government approval for all property advertisements]]>Dubai Real Estate agents need government approval for all property advertisements


With effect from 1st October 2016, Real Estate agents in Dubai will need to get approval from RERA (Real Estate Regulatory Agency) before they publish any print or online advertisements which includes all social media campaigns and property portal listings.

As a registered broker here in Dubai, Exclusive Links are licensed to advertise properties for sale and for rent but with effect immediately all advertisements must carry a permit number from RERA. Brokers must apply for these permits through RERA before any classified or online advertising is published using the DLD online Trakhees system.

Whilst this will be an administrative strain at the beginning, Exclusive Links supports the government’s directive which will clamp down on false advertising and reduce the number of agents duplicating and advertising without the correct instruction from landlords and sellers.

It is another move towards a healthier market place and industry clean up and Exclusive Links will communicate this change through to their valued customers.
 

Agencies that do not comply and have the corresponding permits will be dismissed, fined and face legal action.

 

http://www.emirates247.com/news/emirates/rera-makes-new-real-estate-permit-e-service-2016-10-03-1.641431

http://www.arabianbusiness.com/dubai-property-ads-need-gov-t-approval-from-sunday-says-rera-647255.html#.V_S41_l9670

http://gulfnews.com/business/property/selling-overseas-property-in-dubai-will-not-be-a-breeze-1.1902780

 

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sat, 08 Oct 2016 00:00:00 GMT<![CDATA[Upside of Brexit for resident in the UAE]]>Upside of Brexit for resident in the UAE    
Now is the time for British citizens living in the UAE to take advantage of the results of the referendum that will see Britain exiting the EU.
 
The impact of Brexit is clearly evident on the currency market. Sterling is at the lowest levels since 1985 and leading into the summer months, there are some clear advantages for expatiates in the UAE who maintain a foothold or connection with the UK.  Apart from benefiting from up to 11% discount on all your holiday expenses if you are holidaying in the UK over the school summer months, Exclusive Links can assist you with the following: 
  There could never be a better time to purchasing property in the UK.  Fundamentally UK property prices have dropped by 11% overnight for international investors. Combined with the current uncertainty it couldn’t be a better time to enter the UK property market.  
Exclusive Links Real Estate is proud to introduce international property investment options in the US, UK, Europe and Australia in partnership with specialist real estate investment company IP Global. We are offering this service and product to help clients build and diversify their property portfolios worldwide. This product offers clients the benefits of full management in all the markets we cover as well as assisting with finance and of course the due diligence required to invest. Click here to see our latest overseas property opportunity in Manchester,  Rivergate House.

  If you are currently buying Sterling or have future requirements you are in an extremely favourable position to lock in very attractive exchange rates.   
Below is a graph of the volatility of GBP against AED in the last year:
 
Have a look at the illustrations below to see just how much of an impact the currency markets have on international buyers. A weak GBP is good news for expats looking to cash in and return home or take advantage of low rates for international investments.
 
AED vs. GBP
£200k property in July 2015         =     AED 1,156,000
£200k property in January 2016   =     AED 1,082,000 – 6.4% less than July ‘15
£200k property today                  =     AED 976,000 – 15.57% less than July ‘15
 
Exclusive Links can assist you with both of these matters and our experts in currency exchange and buying overseas can contact you today.  Please email me for further information or comment to zarah@exclusive-links.com.
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ensuring that customers best interest are always of the utmost importance.
 
 
 
 
 ]]>Sun, 17 Jul 2016 00:00:00 GMT<![CDATA[Dubai Property Market]]>   Has there been a decrease this year in foreign investors buying either commercial or residential property? Even in a downturn the Dubai property market still provides opportunities. Property investments in Dubai will continue to provide an excellent rental return and government initiates are supporting stability. New off plan projects are entering the market with great payment plans and Dubai is still is a popular vacation home destination.  Whereas the commercial sector seems to have had little disturbance and is instead continuing to grow as Dubai remains a popular business hub.  Companies with a demand for a work force in this region see Dubai as a cheaper and better option to Europe, Asia and the Americans. The service industries continue to expand with retail, education, labor accommodation and warehouse locations always in demand.    
  What makes Dubai's property market different to others within the UAE? Apart from the obvious supply and demand ratio, Dubai has the tourism infrastructure here to support an expat style of living for residents. Dubai closely followed by Abu Dhabi would be the preferred emirate to choose when making a property purchase not only because of the choice available but also the infrastructure here to support property ownership and provide homeowner security. Dubai is far advanced in the government registration of property and mortgages. They are also ahead in the formation of strata regulations and home owners association in jointly owned properties.  Dubai has the most widely accepted and spread areas where foreigners can own property in freehold and leasehold designated areas whereas in Abu Dhabi expatriates are more restricted to purchase only in approved investment zones.   
 
  Why does the company think foreign investment currently more popular than domestic investment in Dubai? As the economy continues to improve so will foreign investment. Despite the geopolitical unrest, Dubai is still considered as a safe haven. Property prices are reaching their lowest, mortgages rates are at their lowest and there remains the tax free advantages. Foreign investment has always dominated the market here whilst local residents who have lived the highs and lows of the Dubai property market are, at times, more cautious.
 
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 03 Jul 2016 00:00:00 GMT<![CDATA[Exclusive Links commercial division gives your business peace of mind]]>Exclusive Links commercial division gives your business peace of mind.  
The Exclusive Links commercial division specialize in all aspects of commercial real estate. We are dedicated to providing the best professional advice and service to our clients which is achieved by managing requirements and expectations.  We present a range of commercial options for sale and rent in line with government and free zone regulations.  Our wide range of listings includes retail, commercial offices, warehouses, hospitality and community services an option to suit each business need.
 
As the Department of Economic Development (DED) in Dubai has made eight new additions to the list of business activities licensed in Dubai there are many factors you need to be considering as a new business.  
 
http://www.emirates247.com/news/8-new-businesses-in-dubai-under-commercial-licenses-2016-06-12-1.632711
 
Together with our business partners we can help you start and operate a company quickly, easily and cost-effectively.  Using our professional services will save money, protect your assets and help you plan for the future.  We offer a wide range of popular jurisdictions in the UAE to suit your personal and business requirements
  Why incorporate a company? There are many reasons why people can benefit through company incorporation. Perhaps you want to conduct business in the UAE, GCC or Middle East/North Africa. Perhaps you own assets in the UAE, maybe you need to minimise your current exposure to income or estate taxes or you might want protection for inheritance planning reasons. The key concept is that a company is considered as a separate "legal entity" from its owner and as such, a company allows you to hold assets and produce income in a way which is legally separate from the owner. This is key to effective tax planning and asset protection.  "Off-Shore" companies may be 100% owned by expatriates. Often used as asset, property or holding companies for other businesses inside or outside the UAE.
  Who is it for? Anyone who conducts business in the UAE, GCC or MENA and wants a base in a jurisdiction that is tax-free, with excellent communications, stable government, reliable, modern banking systems and solid corporate laws, or anyone who simply wants residency in a tax-free jurisdiction. The UAE is just such a place, which is why so many international companies choose to have their corporate presence in Dubai.
  What type of company should you establish? The UAE offers 3 different styles of operating environments for companies to conduct business. "On-Shore" companies are normally used to trade within the local UAE market. There are several types of On-Shore companies which can be incorporated. On-Shore companies require a UAE National to act as an Agent or company shareholder. "Free-Zone" companies may be 100% owned by expatriates. Business can be conducted within the UAE with some restrictions.
 
 
Visit our commercial page at http://www.exclusive-links.com/propertycommercial/
 
Contact our Commercial Manager, Gary Walsh today for further information.
Mobile + 97150 384 6882
gary@exclusive-links.com 


 
To keep up to date with the Dubai Property Market sign up for our newsletter here

Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 19 Jun 2016 00:00:00 GMT<![CDATA[Exclusive Links Real Estate highlights the benefits of buying versus renting a property in Dubai.]]>Exclusive Links Real Estate highlights the benefits of buying versus renting a property in Dubai.  
Exclusive Links offers the complete property experience and this includes Sales, Leasing. Commercial and Property Management.  Recently we have had long term tenants of ours approach us to buy a property and in some cases they have successfully bought the property they are renting.
 
Property values and mortgage rates are at their lowest and competitive interest rates are available as low as 2.45%.  Buying a property could cost you less each month than renting and if you are a tenant you could ask yourselves these questions: Have you paid a rent increase this year? Do you worry about home security and longevity in the property you currently lease? Do you have control of your future costs? Would you prefer to pay towards an asset you own? Examples of how this can work for you are:
 
1 Bedroom in Sports City | 500 sqft BUA
Sale Price AED 650,000 Monthly Mortgage AED2310  Monthly Rent  AED5166   SAVE AED 2856/month
 
1 Bedroom in Dubai Marina | 786 sqft BUA
Sale Price AED 1,250,000 Monthly Mortgage AED4440  Monthly Rent  AED7916   SAVE AED 3476/month

4 Bedroom in The Greens | 2457 sqft BUA
Sale Price AED 3,300,000 Monthly Mortgage AED11,723  Monthly Rent  AED17,500   SAVE AED 5777/month

(All mortgage calculations are based on Interest rates of 2.99%, 25% down payment over a 25 year term.)

This activity does keep the market moving and active and on the flip side it also ensures that landlords are securing new tenants paying current market prices.  Sitting tenants renewing year after year only increasing within the boundaries of the rental calculator are at times falling short of the current market prices.   

Should you wish to explore this opportunity further or have an unbiased conversation to discuss your options please contact us and we will get our Mortgage Manager to be in touch.

    Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 12 Jun 2016 00:00:00 GMT<![CDATA[Exclusive Links Real Estate Dubai works with other real estate professionals in the market to ensure that the needs of our buyers and sellers is met.]]> Exclusive Links is supported by preferred professional partners. These value added service providers are regulated and licensed within their own fields and compliment the professionalism offered by Exclusive Links Real Estate. The advantage of this blended approach enables our customers to draw on more knowledge of services to assist them with anything property related and ensures Exclusive Links Real Estate provides a complete property experience.
 
As a leading brokerage firm we have always worked closely with other real estate professionals in the Market to ensure that the needs of our buyers and sellers is met.  Exclusive Links hosted a Interagency function on Tuesday 1st May in their office to promote the activity and encourage communication between other licensed brokers working in the API Trio Towers.
 
Click here to see the post 
 
Exclusive Links Real Estate in Dubai will always use established marketing and networking avenues to secure buyers and sellers to match their portfolio of properties.  This includes working with other known real estate agencies in Dubai that may have the right property or person to complete the sales and purchase transaction. 
 
In todays market there is more of a necessity to work collaboratively in the market to meet clients requirements. Equally it is important for brokerage firms to focus on their key strengths and call upon 3rd party providers who specialize in their field of expertise and services. We have our partners MENA mortgage services visiting our offices on a daily basis, speaking with our clients and ensuring that a seamless service is offered.  
 
Working together must always enhance the experience and not dilute the service in any way. Customers should always be made aware when another partners are providing a service or another agents are involved in the transaction so that we are working professionally and transparently at all times.    
 
Every step of the way, Exclusive Links provides consummate credibility and comprehensive support throughout every stage of the property process.  We have a proven client centric approach and our track record with customers, developers and other professionals in the industry speaks for itself.
  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 05 Jun 2016 00:00:00 GMT<![CDATA[What security do Owners have if the property management company in Dubai did not perform as per management agreement?]]>What security do Owners have if the property management company in Dubai did not perform as per management agreement?
Property management companies in Dubai should have the correct license activities to allow them to perform the duties within the management agreement. It is important for homeowners to request the company trade license and check the activity permits them to offer this service. Real Estate companies are not necessarily permitted to offer property management. In the event you have enlisted a licensed management company they will have completed online approvals with the Government Ejari (tenancy contract registration) system in preparation for the leasing of the property.

The terms of the management agreement you enter into with the property management company should have been included within this registration process. In the event of a dispute owners can contact the Real Estate Regulatory Agency within Dubai Land Department for support. Owners must also ensure there is a termination clause within the Management Contract that allows them to cancel the services.

 
For details of Exclusive Links Leasing & Property Management services please visit our home property management page http://www.exclusive-links.com/propertymanagement . Alternatively please send an email enquiry to propertymanager@exclusive-links.com and our Licensed Property Managers will contact you to discuss all your questions and requirements.


Below are some other blog links you may find useful as a property owner in Dubai.

http://www.exclusive-links.com/blog/-if-i-have-a-tenancy-dispute-what-are-the-benefits-exclusive-links-property-management-services-would-provide-/

http://www.exclusive-links.com/blog/how-do-i-know-if-i-am-selecting-the-right-property-management-company-in-dubai-/

http://www.exclusive-links.com/blog/what-happens-if-the-tenant-does-not-pay-rent-and-how-will-exclusive-links-property-management-services-help-/

http://www.exclusive-links.com/blog/what-is-the-regulation-for-serving-a-notice-period-to-vacate-a-tenant-in-dubai-our-dubai-property-experts-can-advise/

http://www.exclusive-links.com/blog/why-do-landlords-need-an-effective-property-management-company/


  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Sun, 29 May 2016 00:00:00 GMT<![CDATA[If I have a tenancy dispute what are the benefits Exclusive Links property management services would provide?]]>If I have a tenancy dispute what are the benefits Exclusive Links property management services would provide?  
As a preference it is encouraged to amicably resolve any situations between Landlord and Tenant. The tenancy contract includes the parties’ obligations and the relationship between Landlords and Tenants are stated in Laws 26 of 2007 and 33 of 2008.

Exclusive Links experienced and qualified Property Managers will aim to provide a solution that both parties can agree and avoid further action. In the event this does not occur there is the option to register a case for a formal hearing at Dubai’s Rental Dispute Center (RDC) located at Dubai Land Department in Deira.

For all supportive documents submitted to the RDC they have to be provided in Arabic and charges are applied for case registration. It is not a requirement to have legal or Arabic speaking representation at the formal hearings before the Judge but careful preparation of documentation and thorough knowledge of the laws is advisable.

If the owner of the property cannot be present in person for attendance at the hearings they must appoint a power of attorney or request a new hearing date.

The number of hearings to attend will vary from case to case but as a guide you should expect at least 2 – 3 appointments which are approximately 14 – 21 days apart. After both parties have submitted all documentation the case will be decided by the Judge and final ruling will occur. The losing party will be required to pay the RDC charges for case registration.

Exclusive Links would not discourage the consultation or representation from a Dubai lawyer and any costs for legal requirements will not be recoverable and can be high. For Exclusive Links property management clients we will offer Senior Management representation that will not incur additional expenses to the owner.

 
For details of Exclusive Links Leasing & Property Management services please visit our home property management page http://www.exclusive-links.com/propertymanagement. Alternatively please send an email enquiry to propertymanager@exclusive-links.com and our Licensed Property Managers will contact you to discuss all your questions and requirements.



Below are some other blog links you may find useful as a property owner in Dubai.

http://www.exclusive-links.com/blog/how-do-i-know-if-i-am-selecting-the-right-property-management-company-in-dubai-/

http://www.exclusive-links.com/blog/what-happens-if-the-tenant-does-not-pay-rent-and-how-will-exclusive-links-property-management-services-help-/

http://www.exclusive-links.com/blog/what-is-the-regulation-for-serving-a-notice-period-to-vacate-a-tenant-in-dubai-our-dubai-property-experts-can-advise/

http://www.exclusive-links.com/blog/why-do-landlords-need-an-effective-property-management-company/
 
Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.
 
 ]]>Sat, 21 May 2016 00:00:00 GMT<![CDATA[What our Staff are saying about Exclusive Links Real Estate in Dubai]]>What our Staff are saying about Exclusive Links Real Estate in Dubai
 

 

"I have been a very happy and very loyal employee of Exclusive Links Real Estate in Dubai for 9 years now. My loyalty comes from the fantastic working environment and conditions provided by a fantastic company created and run by caring, pro-active, dynamic, generous and extremely supportive Directors. Exclusive Links genuinely cares about the success and well-being of each and every staff member which provides a secure and motivating work environment. This is truly a team working together on many levels to provide the best service possible to our clients and that feels good."                      
Craig, Client Manger Sales

 
 

"I am blessed to be a part of such a wonderful team and to work side by side with such loving and caring people. I have never worked in such a warm environment where every staff member truly cares about the other and especially cooperation and support from Bosses . The things that I like best about working here are: the variety, the open and honest way we communicate, the people coming from different nationalities and working like one family. Exclusive Links has advanced own CRM which is very friendly to use for agents and company has the best website which has a lot of information for buyers, owners and tenants."
Mazhar, Client Manager Leasing   

 
 

"Working for Exclusive Links has been one of the best experiences of my life. This company taught me lots of new skills and has increased my confidence in an easy going relaxed but yet professional environment. The friendly atmosphere of the office and its diversity make every working day a pleasure"  Marie, Property Administrator

 
 

"From the first day at working at Exclusive Links I felt like I fitted in straight away, everyone made you feel that you belonged unlike any other job I have had! I found everyone extremely helpful and welcoming no matter their rank in the company. Four months on and I haven't changed my point of view. The guidance and support I have received has been fantastic and I would recommend joining here to everyone."
Cathy, Client Manager Sales

 
 

"Exclusive Links Real Estate Brokers is completely focused on ensuring that customers' best interests are always of the utmost importance, which I also believe in and is my own personal goal in every task that I do. The company has motivated me to proactively identify issues, progress activities and deliver solutions. They have empowered me to possess a strong, rationale thinking and ability to communicate effectively to both internal and external collaborators. It is an absolute pleasure to work at Exclusive Links Real Estate Brokers"
 Paul A, Maintenance Coordinator

 
 

"There are just a small number of people I have met in my life who made a profound impact on my life, Zarah Evans along with Louise Heatley of Exclusive Links. As my experience with Ms Zarah Evans being my boss, her coach, professionalism, inspiration and her capability of cultivating the team work with great spirit of one family.  The firm but gentle guidance and incredibly valuable advice on both aspects professional and personal were so motivating and enriching experience.  We have a wonderful team with different nationalities yet we are one family, caring for each other and supporting each other.
I was certainly fortunate to join Exclusive Links."
Soheir, Client Manager Sales

 
 

"As I am now heading into my 6th month I want to say how much I enjoy being part of the team of Exclusive-Links. You have created an environment that I can only think as being unique with great ethics and a team that fully supports each other. A place where everyone wants to see all around them do well. Someone once said that if you find a job and workplace where it actually doesn't seem like work and you're onto a winner. Well if that's the case I've backed a winner."   
Fintan, Client Manager Sales


 
You can also read What our Preferred Partners are saying about us? 
 

Would you like to join our team? Take a look at our Recruitment Page for our latest vacancies.   Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.


To keep up to date with the Dubai Property Market sign up for our newsletter here


Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Sat, 07 May 2016 00:00:00 GMT<![CDATA[Renting property and living in Dubai Marina]]>I rented in Dubai Marina for a period of 2 years and as a single person living in Dubai I couldn’t recommend a better place to live. 

Centrally located and with easy access to beach, shopping, bars and restaurants, Dubai Marina has all recreation and nightlife experiences on your doorstep.  Located on Sheikh Zayed Road and with taxis a plentiful – getting in and around Dubai from the Marina is easy.  Most ‘go to places’ in the Marina are within walking distance and if needed the Marina tramline is another option. Jumeirah Beach Residence is just a short walk across the road and over the past 2 years I have watched this develop further, now lined with shoreline trendy al fresco casual dining restaurants. They have just finished a project called ‘The Beach’ which is a waterside boardwalk filled with beach activities and watersports.
 
Marina Mall has shops, supermarkets, cafes, food courts, high street fashion outlets and a multi-screen cinema. Open until midnight it is a great convenience for after work shopping and eating or just a stroll inside when the weather is too hot.  Alternatively ‘The Walk’ around Dubai Marina is always filled with families out for a stroll and joggers out exercising. I would often get in from work and unwind as I walked around the Marina people watching and taking in the sights.  

Although the Marina is a hype of activity it’s also a great place to wander down to one of the café and watch the world go by against an amazing skyline.  The Marina is a place you would never feel lonely.  It not only is one of Dubai rental options it is a major tourist destination so 24/7 it is full of people around you so you never feel lonely.    

Working in real estate I see so many options come across my desk every day but Dubai Marina offers well priced quality apartments that suits not only single residents but also couples and families. Working on Sheikh Zayed road takes me no time to commute.   
   
Dubai Marina is a metropolis and I don’t think there is any development in Dubai that compares. 
 
Gary Walsh, Commercial Manager    

  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.
 
 ]]>Sat, 30 Apr 2016 00:00:00 GMT<![CDATA[What our Preferred Partners are saying about us?]]>What our Preferred Partners are saying about us? 
Exclusive Links Real Estate the Dubai property experts believe in the importance of alignment with specialized professionals to offer our customers the complete property experience in the Dubai real estate industry. We value long term relationships with both our clients and our preferred partners and our service delivery and professionalism is a priority no matter whom we conduct business with.
  Here are some of the comments:

I have had the pleasure working alongside the team at Exclusive Links for several years in form of a partnership.  The Management at Exclusive Links have found a niche in the market and built a very strong team around this and have stuck to their morals and integrity throughout the years, whether the times are good or bad. The management style shows clearly in the way the rest of the team carry themselves and perform in their day to day duties.  The Agents, who I work closely with are hard-working and think outside of the box to assist their clients whether in search for their perfect home or to help with other aspects of their lives here in Dubai. They go far beyond their job title and take the time to properly understand their client’s needs, rather than just showing them a vast range of properties and wasting time. The Agents are personable and friendly and this makes it so much easier to work with the excellent team Zarah and Louise have put together.
Anjulie Patel, IFX  

 

We have had a long standing and fruitful relationship with Exclusive Links Real Estate Brokers for close to two years now. Our association spans various facets of the Real Estate sector from the leasing of our projects to property maintenance services.  During the course of our relationship Exclusive Links have been very professional, pragmatic and responsive. I would highly recommend Exclusive Links for all Real Estate matters.
Hassan Alladin, GCP

 
 

Emirates Conveyancing have worked closely with the team at Exclusive Links Real Estate Brokers for over eight years, building a strong relationship with professional likeminded individuals, that truly offer a first class service to their clients.
Sarah Duthie, Emirates Conveyancing

 
 

Having worked alongside Exclusive Links for several years, I have only complementary comments to make.  Buying a property in the UAE can be an extremely testing/stressful time but the Exclusive Links agents who have assisted with MENA Mortgage Services clients have always acted with professionalism, knowledge and integrity.  In Dubai, unfortunately, this is not always the case so it’s refreshing to come across a company whose focus is the customer.  I hope we work on many successful transactions together in the future.
Jonathan Oliver, MENA Mortgages Services

 
 
To visit our preferred partners and learn more about their services http://www.exclusive-links.com/partner.html
If you would like to read our customer testimonials please visit http://www.exclusive-links.com/testimonials/
 
  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here

  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.  ]]>Sat, 23 Apr 2016 00:00:00 GMT<![CDATA[Exclusive Links Managing Partner Zarah Evans talks more about Real Estate]]>Exclusive Links Managing Partner Zarah Evans talks more about Real Estate  in 2016.  
I see that 2016 will follow 2015 as another challenging year but we will welcome an upturn heading into next year. There is uncertainty in the market but there are more regulations being implemented for longer term sustainability.  We see the government releasing Real Estate Classifications which will sieve through the market place bringing more commitment and industry improvements from the serious brokers.  All factors are pointing towards a more stable real estate marketplace.   
 
The Dubai real estate market is certainly maturing and getting healthier but it is still saturated with too many real estate companies. This dilutes the quality and expertise available which has a direct and indirect impact on the industry.  Dubai needs to continue to improve our policies and procedures in line with international standards as customers are becoming more property savvy and demanding.
 
Dubai is one of the most dynamic and rapidly growing cities in the world. The initial success of earlier developments and the rapid recovery in a global downturn has fuelled more and more ambitious projects unimaginable in other parts of the world. I still see a lot of growth opportunities in the low to mid housing segment in Dubai Sports City, Jumeirah Village and Dubai South. Emerging mega projects like Sheik Mohammed bin Rashid City and Cultural Village are exciting well located developments soon to be the ‘new address in town’.       
 
As one of the most popular cities in which to invest and realize your dreams, Dubai delivers on all accounts. All eyes are going to be on Dubai for Expo 2020 so they are going to want to deliver the biggest and the best and will want to platform it perfectly. It is also a great incentive to complete and handover some of the older projects that have sat dormant. Expo 2020 will see a significant rise in job creation in turn a higher demand in residential and commercial real estate sector. 
 
See earlier posts from our Managing Partner & Director.
http://www.exclusive-links.com/blog/exclusive-links-managing-partner-zarah-evans-talks-about-strategy-service-and-success-in-dubai-s-real-estate-market-/
 
http://www.exclusive-links.com/blog/our-managing-director-louise-heatley-tells-us-why-she-enjoys-living-in-jumeirah-golf-estates-/
 
  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.
To keep up to date with the Dubai Property Market sign up for our newsletter here
  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.
 ]]>Thu, 07 Apr 2016 00:00:00 GMT<![CDATA[Exclusive Links Managing Partner Zarah Evans talks about strategy, service and success in Dubai's real estate market.]]>Exclusive Links Managing Partner Zarah Evans talks about strategy, service and success in Dubai's real estate market.  
I have worked in the industry prior to the introduction of foreign property ownership in 2002 and have witnessed many changes to all aspects of the business. Controls in the market are continuing to be introduced and developed as the industry is learning and growing. Further legislation and tightening of real estate practices is creating a platform for a healthier and respected future for all committed and reputed stake holders.
 
As a director and owner at Exclusive Links Real Estate it is key for me to maintain close ties with all our customers and partners.  It is vital to maintain a respected reputation in the market and to lead by example and with experience at all times.  I strive for and work with the highest business standards and practices and offer a strong commitment to delivering each time.   Every step of the way I deliver with consummate credibility, extensive expertise and a proven client centric approach. 
 
Exclusive Links are here to serve the customers who are not just looking for a house, but for a home.  Our people are the essence of Exclusive Links; they are the total experience, the brands main attribute and point of differentiation.  The Exclusive Links experience is the connection between our customers and the product. Our superior services are the result of a common view and strive for success shared by staff and management. Exclusive Links is the complete property experience and is home to some of the industries longest serving professionals. 
 
The future of Exclusive Links will need to evolve to keep ahead of the game. Our strategy will focus on an understanding of the underlying economy of Dubai, global research, technology development with a greater focus and higher degree of specialised expertise. Enhancement & improvements to our customer service delivery & product, social media and SEO marketing, employee training and recognition programs, branding and company profile are everyday tasks but forever remain long term goals as we work towards the future. 
  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   To keep up to date with the Dubai Property Market sign up for our newsletter here
  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 03 Apr 2016 00:00:00 GMT<![CDATA[Our Managing Director Louise Heatley tells us why she enjoys living in Jumeirah Golf Estates.]]>  As a resident of Jumeirah Golf Estates I have firsthand knowledge of the lifestyle this truly amazing community offers.
 
As Managing Director of Exclusive Links Real Estate many considerations were essential when selecting my own property purchase as a main residence but also as a sound real estate investment.
 
Having been a property investor in Dubai for many years I have enjoyed success in purchasing the right property in the right location and at the right time and my villa in Lime Tree Valley at Jumeirah Golf Estates is no exception.
 
The options to make bespoke and individual changes to the properties are endless and truly makes each property a unique home.
 
I have lived in Dubai for 20 years and I have never before experienced the welcoming and friendly spirit this community provides.  There is a mix of diverse nationalities and backgrounds that come together with the combined goal of enjoying life and spending quality time with family and friends.
 
The tranquil setting and back drop of the championship golf course is exceptionally stunning and calming. Whether you enjoy bird watching or not you cannot avoid the beautiful array of tropical birds that are a welcome part of the landscape.
 
The clubhouse provides social activities and is definitely the hub of the Jumeirah Golf Estates bringing together the neighbours in adjacent villages.
 
Our business office is located on Sheikh Zayed Road and conveniently there are several routes to and from work with all areas of Dubai easily accessible. The amount of local amenities which include Al Mesaiem City Center, Motor City retail outlets, sporting facilities & arenas, petrol stations & supermarkets, restaurants & cafes is very favourable and further enhances the lifestyle ease and enjoyment.
 
I could not recommend Jumeirah Golf Estates enough.
    Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.
To keep up to date with the Dubai Property Market sign up for our newsletter here
  Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance. ]]>Thu, 24 Mar 2016 00:00:00 GMT<![CDATA[What happens if the Tenant does not pay rent and how will Exclusive Links property management services help?]]>What happens if the Tenant does not pay rent and how will Exclusive Links property management services help?  
Rental payments in Dubai are paid in advance in the form of postdated UAE Dirham cheques.It is a criminal offense to dishonor a rental cheque for insufficient funds.At Exclusive Links we retain all rental cheques for deposit on due date. Our property management license allows us to collect rental payments in the name of our company or rent cheques can be made payable direct to owners if an existing local bank account.In the event of a returned cheque all efforts to obtain funds amicably from the Tenant will be made by our management.If it is necessary the dishonored cheque can be formally lodged with the Police Authorities and a case registered against the Tenant. This outcome can result in a fine and/or imprisonment for the account holder (Tenant). An official demand for rent must be issued to the Tenant via registered mail or Notary Public.If the Tenant has not paid rent within 30 days of the demand issuance a further case can be lodged at the Rental Dispute Center.The Landlord will have the right to request for the Tenant eviction, unpaid rent, cheque return fines if included in Tenancy contract terms and Rental Dispute Center charges.
 
 
See our other related blogs:
 
http://www.exclusive-links.com/blog/what-is-the-regulation-for-serving-a-notice-period-to-vacate-a-tenant-in-dubai-our-dubai-property-experts-can-advise
 
http://www.exclusive-links.com/blog/why-do-landlords-need-an-effective-property-management-company
 
http://www.exclusive-links.com/blog/landlord-insurance
 
 
To learn more about the benefits of being Exclusive Links property management clients please visit our main page at http://www.exclusive-links.com/propertymanagement for more information.
 
  Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.
To keep up to date with the Dubai Property Market sign up for our newsletter here Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.   ]]>Sun, 13 Mar 2016 00:00:00 GMT<![CDATA[What is the regulation for serving a notice period to vacate a Tenant in Dubai?]]>What is the regulation for serving a notice period to vacate a Tenant in Dubai?  Our Dubai Property Experts can advise. You may read conflicting statements regarding the notice period due to the Tenant & Landlord Laws being incorrectly interpreted.

There are limited reasons a Landlord can request a Tenant to vacate however this does not include the option for renting the property at a higher amount.   The most common and permitted reasons are to recover the property for own use or to sell the property.

If an owner would like to live in the property themselves or allow immediate family to occupy the premises then a minimum of 12 month notice is required to give the Tenant.

If the owner would like to sell the property but would like the option to vacate the Tenant in order to sell as vacant possession a minimum notice of 12 months is required.

In both of these cases the 12 month notice must be served correctly in writing by the notary public or registered mail. In the event of a dispute it will be a requirement to prove this notice and its contents were received by the Tenant. The most secure and advisable method would be through the notary public. A copy of the 12 month notice is lodged at the Courts and a designated Courier can hand deliver to the Tenant and obtain proof that this notice is confirmed as received by the Tenant.

This 12 month notice can be served to the Tenant at any time during the tenancy provided there are no terms in the Tenancy Contract that dictate otherwise. 

This notice is a minimum of 12 months and depending on issuance date and duration of the existing tenancy term will determine the earliest date you request the Tenant to vacate. You should include within the Notice the “vacating date” you are requesting the Tenant to leave.

If you are serving the notice to the Tenant within the last 3 months of the existing Tenancy you will be required to give the Tenant an option to renew the tenancy contract for one full year term and vacate on the new expiry date.
If the Tenant receives the notice prior to 90 days before expiry of the current lease you can opt to request a renewal of the lease only until the end of the 12 month notice and therefore reducing the next contract term. Landlords should consider that rental increases are approved only on annual contracts and therefore reducing the next contract term to less than one year could impact any rental increase.
Exclusive Links recommend owners to serve 12 month notice by Notary Public (if present in Dubai or have a valid power of attorney) and to give the Tenant an option to renew the Tenancy for one full year term at time of renewal and hopefully this may help avoid any disputes with the Tenant.

In the event of a dispute a case can be filed by Landlord and/or Tenant at the Rental Dispute Center.  If recovery of the property was for own (family) use, proof of residency and no alternative owned properties could be a requirement to support the claim during a formal hearing.  If the owner wished to sell the property in Dubai then supportive documents to prove this intention would be beneficial.

Vacating a Tenant to sell the property after issuance of this official notice does not allow the same owner to rent the property again at any time in the future.  Retracting the notice or issuing a new notice with an extended term to current Tenants could help avoid periods of vacancy and loss of revenue.

Recovering the property for own/immediate family residential use does not permit the owner to rent the property again for at least 2 years.
 
To learn more about the benefits of Exclusive Links Property Management services please visit our main page at http://www.exclusive-links.com/propertymanagement for more information.

 Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.
  To keep up to date with the Dubai Property Market sign up for our newsletter here Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 28 Feb 2016 00:00:00 GMT<![CDATA[Why do Landlords need an effective property management company?]]>Why do Landlords need an effective property management company?   Any homeowners that are renting our their properties in Dubai should enlist the services of a property management company to care of  their asset. There are so many reasons for using a professional and licensed company but to sum it into one key phrase;   Insurance to save you money and maximise revenue potential   One example where owners miss an opportunity is during the tenancy renewal.  The Dubai Law that regulates Landlords & Tenants relationship is specific regarding rental increases and notification periods. If you do not request in writing the correct increase amount at least 90 days before the end of the tenancy expiry,  in the event the Tenant declines your late request of a rent increase, the Laws would support the Tenant and no increase should be applied. Due to a lack of knowledge or time the Landlord has missed out on extra revenue.  For all our customers whom have enlisted to our property management services the renewal notices are promptly issued on your behalf in order to maximise your revenue potential.
 
Exclusive Links property management division is fully licensed and we have offered our services to both local and international homeowners in Dubai for over 10 years. We have experienced and accredited Property Managers whom will take care of your property as if it's their own.
 
Over the coming weeks we will be discussing many more benefits of property management services and please visit our main page at http://www.exclusive-links.com/propertymanagement for more information.

 

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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages.   Exclusive Links Real Estate commits to excellence in every area of the real estate industry
ensuring that customers best interest are always of the utmost importance.]]>Sun, 21 Feb 2016 00:00:00 GMT<![CDATA[Our Dubai Property Experts talk more about mortgages]]>Our Dubai Property Experts talk more about mortgages   Could you save money by re-mortgaging? Re-mortgaging need not be a hassle. In fact, it's something we should all think of regularly to make sure we're still on the best mortgage deal. With many UAE homeowners having taken out mortgages for their properties when the interest rates were at their peak, now would be the best time to consider searching for a new deal. With interest rates in the US rising in December 2015, now would be the best time to get you a better deal before interest rates in the UAE rise.
If your current mortgage deal is about to come to an end, it's important to start shopping around for a new offer before you get transferred onto your lender's variable rate - this could be higher than your current rate.

Why not let our preferred partners MENA Mortgage Services, Advisers do some of the hard work for you, and make sure you've got the very best mortgage for you.   How MENA Mortgage Services Advisers can help

At MENA Mortgage Services experts work hard to find a re-mortgage deal that's right for you.

It's especially important to seek advice when you are looking for a new mortgage product as there are many banks out the with different rates, fees and criteria, but talking to one Mena's impartial advisers can give you the reassurance that you're not paying a penny more than you need to.

The expert advisers will undertake a comprehensive search of the market - looking at many different products - to ensure they find what suits your needs. See what you could save with a simple chat today.   When to re-mortgage?

Re-mortgaging can be a great way to save money and is something you should consider regularly to make sure you're on the best mortgage deal.

There is no set time when a person should re-mortgage as it will all depend on your personal circumstances and the reason why you are thinking of re-mortgaging. But it is especially worth thinking about a re-mortgage when you are getting near the end of a fixed rate deal or now if you are on your lender's standard variable rate.
 
  Why re-mortgage? There is a range of reasons why you might want to move onto a new mortgage deal, they include: To save money To move onto a fixed rate deal so you can be certain of what your repayments will be To release equity in your home if it has gone up in value To fund home improvements To fund a down payment for a new property To move onto a mortgage that better suits your current circumstances e.g. longer/shorter term or greater flexibility with payments For a re-mortgage to be worthwhile both the cost and the product features of the new mortgage need to be right for you.   Cost of switching mortgage

The first thing MENA Mortgage Services do is work out how much switching will cost you by comparing what your current mortgage costs and what a new deal would cost you. Mena compare typical re-mortgage rates include the cost of any exit penalties that may apply to your current deal and any arrangement fees to set-up the new mortgage before making any recommendations.

  Getting mortgage help

If you want to find the right deal for you, it is worth getting impartial, expert advice. Mena advisers can help you to find mortgages that will save you money and will match your circumstances.

 
Contact Exclusive Links Real Estate to speak to one of our Mortgage Experts for more information about working out the costs and savings of re-mortgaging.
 
For other related blog post please visit http://www.exclusive-links.com/blog/advice-from-our-mortgage-broker/


 
 
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ensuring that customers best interest are always of the utmost importance.
 ]]>Sun, 07 Feb 2016 00:00:00 GMT<![CDATA[Advice from our Mortgage Broker]]> Over Christmas Interest Rates in the US went up for the first time in 8 years and with the dirham closely pegged to the dollar, rates in Dubai are predicted to rise in 2016.  Many “in the know” felt this was unsurprising really and with rates being as low as they’ve ever been in the UAE for the last few years.  Indeed several lenders including NBD (largest bank in the UAE) have already increased their rates with many others predicted to do the same.
 
From a buyers perspective this means that the property they viewed before Christmas may be more expensive in real terms to them with their monthly mortgage payment increasing.  If a mortgage approval has already been secured then we’d strongly advise them to speak to their Mortgage Broker to see if this rate hike affects them.  Nobody really knows what 2016/2017 has in store (although further increases are predicted) in terms of interest rate changes but MENA Mortgage Services certainly suggest speaking to an Independent broker with access to all lenders in the UAE. 
 
That way a client’s attitude to risk may be assessed and most suitable mortgage product obtained.  The UAE mortgage market has matured over the last few years and longer term fixed products are now available, which would protect any buyers from further interest rate hikes.  There has never been a more important time to speak to an experienced Mortgage Broker.


 

Please contact Exclusive Links for further information or to connect to our Mortgage Broker or email enquiry@exclusive-links.com


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ensuring that customers best interest are always of the utmost importance.
 
 ]]>Mon, 25 Jan 2016 00:00:00 GMT<![CDATA[Our Dubai Property Expert talks more about Off Plan Properties]]> What are the finance options for an off-plan property purchase?
Most banks will only lend on completed projects however some of the larger developers do have finance support in place with certain banks up to 50% loan to value. In a competitive market the Developers provide good affordable payment plans over the period of construction and sometimes beyond completion and property handover that makes finance options less in need and therefore a further incentive for off plan purchasing.  

 
Tips on buying off-plan, how to choose where to invest?
Any prospective buyers need to engage and appoint a professional legal real estate broker who can offer correct and unbiased advice on what are the best off plan options and returns available.  This should be supported by a history of prices and also thorough knowledge of not only the location of the project you are investing in but also the neighboring area and projects. Consideration to empty land and plots should also be reviewed as potential growth or possible detriment to your selection. 

 
What are the prominent areas where off-plan properties are available?
Downtown during 2013 and 2014 witnessed the highest off plan activity. Further Emaar projects such as Mira in Reem which is close to Arabian Ranches offered a great mid cost townhouse investment.  The Hills near the established Greens and Emirates Hills communities quite rightly so sold out in one day and remains in great demand even in the resale market at 15-35% premium.  Sports City and Jumeirah Village is a great affordable option with many independent developers complimented by the mass villas launched by Nakheel.  Nakheel also launched Jumeirah Park and Al Furjan that saw a lot of activity during 2013 and has a lot of room for growth as future communities of Dubai. We saw Sobha enter the market and deliver their show homes in record time which offered some confidence into the high end market. Emaar also launched Dubai Hills which had a starting price tag of AED25M and is considered to be the new Emirates Hills.      
 

What are the pros and cons of purchasing off-plan properties?
Good money can be made from investing off plan with the right developer. Provided the launch price is not over inflated and is realistic with room for growth. You should expect to pay 25-30% cheaper than available ready projects in that area.  Access to properties you may not otherwise be able to afford due to the payment plans no 100% outlay at time of purchase.
Normally developers release product in phases over time and for increased prices which helps support current purchasers and the capital appreciation growth leading up to completion. To purchase a more upgraded product as Developers continue to improve and learn with time and experience. Provided full due diligence has been carried out as we have recommended the main disadvantage is awaiting possession of the property in order to fully utilize your investment. While Developers strive to keep to schedules and deliver on time it is not uncommon in Dubai for delays to occur and consideration to this for any off plan purchasers in any location in the world must be a factor.


 
 
If you missed our first part of the discussion on off plan properties please click here to review

 

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ensuring that customers best interest are always of the utmost importance.

 

]]>Sun, 13 Dec 2015 00:00:00 GMT<![CDATA[Discussion on off plan properties in Dubai]]>Discussion on off plan properties in Dubai How is the demand for off-plan properties in the market?
Emaar rejuvenated the off plan market in 2013 and many developers have now followed suit. However in more recent times we feel better scrutiny in the research and consumer demands has been evident with Developers offering unique projects including more affordable housing and improved payment plans. The competitiveness in the market to produce a better product is very encouraging for present Buyers entering the market at this time. Entry purchase prices are also reflected in approximately 20- 30% less than completed properties.
 
Can you resell an off plan property before completion?
In most cases you can sell an off plan property before final construction however terms will apply. A certain amount of the purchase prices may need to have been paid before transfer of ownership.  A Title Deed is only produced on completion of a project and to change ownership without this Deed incurs higher Land Department fees of 8%. To strengthen the market and to reduce speculators it is encouraged to retain properties until completion and Developers offer incentives and priority buying to end users or long term investors.
 
 
Is there more risk investing in off plan than ready to move in properties?
There is always a risk in buying any unseen product anywhere in the world and hence it is important to invest through a recognized and reputed developer known to deliver product.  While the Dubai Government has taken measures to safe guard purchasers it is important for a purchaser to be aware of the content and implications of the Sales Contract issued by the developer so they are aware of the restrictions, allowances and penalties.  
 
What are the hidden costs involved in investing in off-plan properties that the buyer must review?
When buying off plan the payment schedule is clearly set out by the developer.  All buyers need to register their property and this cost 4% of purchase price. All Dubai properties whether off plan or completed must be registered with the Dubai Land Department. This charge should be payable with the first installment of the payment plan.
 
What are the policies to regulate Developers and developments to protect the interest for the buyer?
All developers now have escrow banking facilities which protects any buyer investing into an off plan project. Funds are paid to the Escrow project account and only released to the developer based on the progress of the construction and delivery milestones.  This prevents Developers using purchaser’s funds against other costs.
 
 
How can investors protect their interest and investment when investing in off-plan?
It all comes down to conducting the right research. You should have thorough knowledge of the Developer and complete the relevant due diligence.  A registered Real Estate Agent offering off plan property should have completed this and should provide documentation to support the Developer is abiding by regulation requirements. You should be in a position to complete the payment terms in full even if your strategy is to sell before completion. Know the area, potential growth and rental returns so you have information to assess the strength of the investment fully.
 
 
What types of buyers choose off-plan properties?
In many cases it is investors rather than end uses due to the wait during construction.  However you also find a lot of first time buyers who are wishing to enter the market and may not be able to afford the higher completed property prices. Off plan properties also present staged payment plans that avoid having to pay for a property 100% upfront.


 
 
For more questions and answers on off plan property in Dubai look out for our future blogs but if you would like to review a related blog please click on link below:
 
 
http://www.exclusive-links.com/blog/purchasing-off-plan-properties/
 
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Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.

 

 

]]>Mon, 30 Nov 2015 00:00:00 GMT<![CDATA[Introducing Our Commercial Division]]>
Exclusive Links introduces our commercial division which includes a portfolio of commercial property for sale and commercial property for lease. 

Commercial brokers offer a specialized service when searching for commercial real estate and business solutions. Commercial properties can include retail, commercial offices, warehouses, plots, hospitality and community services. Many businesses are now considering to buy commercial property to protect their future, avoid unnecessary rental increases and have more security in their investment, in addition to paying towards a business asset.  It is also a viable option for investors to consider commercial real estate as alternative option to residential.  Commercial real estate is less in supply and can enjoy more long term tenants to offer stability and continued periods of occupancy. Reduction in annual service charges as well as maintenance costs as a result of operating a business from a property rather than a home.
 

If you wish to consider a commercial property for lease or to purchase you may wish to review some of the frequently asked questions http://www.exclusive-links.com/faqs/faqCommercial

Please do not hesitate to contact us for guidance and without obligation.

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Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Sat, 14 Nov 2015 00:00:00 GMT<![CDATA[Zarah Evans, Exclusive Links Real Estate as a speaker at the Cityscape Global Conference]]>  
An open discussion and opportunity for the 400 registered attendees to ask key industry stakeholders, Zarah was joined by Sallie Bowtel, Jean-Luc Desboisy and Lukeman Hajje. The session was chaired by Mario Volpi.
 
The Real Estate Brokers programme is a half-day invitation only forum that facilitates the development and growth of the real estate brokerage industry by providing a unique platform for industry professionals to communicate and deliberate amongst government authorities and peers. These lively, thought-provoking discussions focus on strategies for the profitable growth of the local real estate industry and provide regulatory updates from top government officials from the Dubai Land Department and the Real Estate Regulatory Agency
 
Zarah contributed with her 15 years experience and indeed her focus was on the ever changing industry and the patience required as foundations and boundaries are still being set by the authorities.  She also commented on the commitment required by brokers in the field and the reward for the professionals that were in it for the long haul. Her views on the sentiment driven and highly influenced market were received well.  
 
For more information about this programme please  see our image gallery of the day events………   To keep up to date with the Dubai Property Market
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  Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance. ]]>Tue, 08 Sep 2015 00:00:00 GMT<![CDATA[Introducing Mena Mortgage Services]]>There has never been a more attractive time to take out a mortgage in the UAE. MENA Mortgage Services have 29 lenders eager to lend and products which are becoming increasingly competitive.

In 2008 lenders offered one mortgage product on a variable rate of around 9%. Today you can realistically obtain a variable rate of around 4-5% but fixed rates are also available for up to 7 years. Giant leaps towards offering consumers a bespoke solution. Buying a property in the UAE does require a minimum down payment of 15% and fees for all concerned are around 5-6%. in fees

By using MENA Mortgage Services, a qualified licensed mortgage brokers, you guarantee the most suitable solution for your circumstance and ensure there are no hidden surprises. Call them today!

 
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  Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Mon, 07 Sep 2015 00:00:00 GMT<![CDATA[RERA Rental Index]]> The rental index was introduced in 2009 in order to establish an average rental rate for properties within areas throughout Dubai including free zones.
 
Rental rate data was collected from various sources including Ejari Certificate registrations and an average rate was established every 4 months, 3 times per annum (January, May & September).
 
This revision is in effect from 2015, although we have encountered updates during this year it is claimed that no actual changes to the average rental rates occurred. This may have been a deciding factor in amending to once annually and may remain in effect while market conditions dictate.
 
As a real estate company that issues tenancy renewal notices to the Tenants on behalf of our Landlords it has been important for our review of the index to maximise any increases allowed and notify the respective parties at least 90 days prior to the tenancy contract expiry.
 
The Rental Index’s aim to provide transparency, trust and confidence between the Tenants and the Landlords is supported by Exclusive Links however it has been of our opinion that the broad criteria for pricing was not being considered or factored into and the average rates provided may not have been realistic for all properties.
 
If we select an area such as Dubai Marina and review a one bedroom apartment in order to assess the rental rates. There is a wide variety of considerations such as lower and higher end projects, prominent locations, quality of materials, views from the property, floor design and unit size, building amenities and nearby facilities and if the property is furnished or not. At this present time one bedroom apartment’s annual rental rate can start from AED 85,000 per annum up to AED 150,000 per annum.  The rental index took an average rate and therefore individual properties and their respective values were not examined.
 
It is reported that RERA are planning to unveil a more detailed rental index which will take into consideration various factors such as views from the apartment and facilities in a tower, age of the building, etc., so more realistic and specific details will be reviewed.
 
Exclusive Links supports this decision and feel it’s another step in the right direction to enhance and improve the real estate segment in Dubai. However we would have suggested a bi-annual review and update of the Index as the market history prior to 2015 shows variance in rental rates from one quarter to the next.
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  Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Sun, 06 Sep 2015 00:00:00 GMT<![CDATA[The Global Innovation Summit Dubai]]> Exclusive Links, a partner of SME Business Builder, supported & participated in The Global Innovation Summit held at Jumeirah Beach Hotel on 1st September. 

It is the biggest innovative congregation bringing together innovation leaders, visionary individuals and industry thought leaders, disruptive technology companies, government dignitaries, business owners and investors for the vision on market developments, review progressive products and transform UAE into an innovation-led economy. 

Our team were available at our designated branded stand to meet our prospective partners and clients offering assistance with any Dubai real estate guidance and market insights.

For more information about this summit please visit www.innovationsummit.ae and see our image gallery of the day events……… To keep up to date with the Dubai Property Market
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  Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance. ]]>Tue, 01 Sep 2015 00:00:00 GMT<![CDATA[Short Term Letting Regulations in Dubai]]> Dubai enjoys all year round sunshine and maintains a strong tourism market.  Homeowners in Dubai may consider offering their properties as a Holiday Home for additional revenue during the periods not in their use. Owners may also consider the short term letting as a solution to avoid the long term leasing laws which are subject to rental increase regulations and vacation notices that may seem restrictive to some Landlords.
 
Important considerations must be applied by owners in regards to short term letting as this is a licensed activity. Letting of holiday homes is regulated by the Department of Tourism and Commerce Marketing in Dubai (“DTCM”) by virtue of the Decree No. 41 of 2013.
 
Whether an individual person or corporate entity requirements to obtain a license from DTCM and comply with DTCM’s regulations as set out in the Decree. The Decree extends to all parts of Dubai and free zones.
 
License terms will be for 1 year, renewable on similar terms and DTCM do have the authority to approve an extended license term up to a maximum of 4 years upon the applicant’s request. License fees are payable.
 
There are 2 categories of holiday homes , deluxe or tourist class. DTCM may undertake inspections to ensure the accommodation of the holiday home meets the classification criteria.
 
DTCM role includes handling any complaints received against license holders or unlicensed individuals/entities involved in the business of providing holiday homes and take all necessary courses of action. They have the power to impose penalties for violation of the Decree and other resolutions passed by DTCM in this regard. Any violation of its provisions or of any resolution issued by DTCM may result in a fine ranging from AED 200 to AED 20,000. The fine amount would double in the event of a repeat violation within one year, subject to a maximum cap of AED 100,000. 
 
In the event you require long term leasing options that will not require you as a home owner to obtain a license please contact Exclusive Links for more information.
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 ]]>Wed, 26 Aug 2015 00:00:00 GMT<![CDATA[How is the current property market in Dubai and what do we anticipate will occur during the rest of 2015?]]>How is the current property market in Dubai and what do we anticipate will occur during the rest of 2015?

It is historically proven in Dubai the sales market governs over the rental market. Whether there is a rise or fall in the real estate conditions it is the sales prices that will essentially encounter and reflect the impact first.  When there is a decline in activity this can force Sellers into becoming Landlords as they cannot achieve the required sale price.  With a greater supply of rental properties in the market this will have ramifications on the rates.  When the sale market is on the incline this is due to renewed confidence in the market and increased demand. Dubai has enjoyed rental yields of 7% to 10% which we believe can continue as rental rates coincide with sale price activity.
 
We do not envisage real estate price increases for the remainder of 2015. Communities with preferred transport links and connections are sustaining their value whereas other communities may witness further reductions. As we enter 2016 with the extension plans under development we anticipate the astute investors will commence strategizing for the future.  There are Government initiatives to encourage more medium to long term investors (minimum of  3 to 5 years) and for the preceding years leading up to the Expo 2020 we do anticipate greater activity and more likely to see evidence of productivity of Dubai's development in both short and long term plans. In reality it is premature to fully understand the benefits to the real estate market aside from the likely organic demand for more properties due to the population growth.   To keep up to date with the Dubai Property Market
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages. Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Sun, 19 Jul 2015 00:00:00 GMT<![CDATA[Has there been any impact on prices in communities adjacent to the proposed Metro extensions?]]>
Chronically it is known that good transport links can be a fundamental factor for properties however other elements that are integral to determine the value include the project quality, current activity in the area and overall market conditions.

Dubai experienced a period of growth in 2013 to mid-2014 when property prices grew significantly across the board. This steep incline, an average 25%, did subject fears of an unsustainable growth however during the last 6 to 9 months there has been a softening in demand. The impasse between Sellers & Buyers was evident from last quarter of 2014 with the expectations of Sellers not being met by the Buyers however we have experienced signs of improvement throughout the market as a whole. For those properties in communities adjacent to the proposed Metro extension it is too premature to have impacted the prices with any significance but we do anticipate such communities benefiting from the infrastructure growth in the future. This potentially could be more valuable in the way of increased demand and higher occupancy levels as opposed to price inflation. To keep up to date with the Dubai Property Market
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages. Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.  ]]>Sun, 12 Jul 2015 00:00:00 GMT<![CDATA[Saving money was never easier]]> The decision to save money can be difficult for many reasons. Very often it's simply an attitude of mind.
 
Either it's never been something your parents did or you feel that life is so hectic with so many temptations you just can't afford to save. Priorities are often frivolous and leave nothing left for planning for a secure future. Yet for many the expat income is the highest they will earn in their life times with zero tax!
 
Expats find themselves justifying luxury spending for the most ridiculous of reasons. "It's the latest fashion, all my friends have it" or they just don't want to appear to be living behind the Jones'.
 
But saving just a little on a regular basis can make a dramatic difference to your future. Saving money may feel like a luxury if you don't feel that you can afford to save regularly, but the truth is that everyone can afford to save, even if it's only a little bit.
 
Think about it how much do you spend and not even know you have done it? Coffee, café lunches, weekend nights out, cigarettes, regular random shopping.
 
Everyone's financial situation is different, but the best way to save is to add your savings into your monthly budget and make sure that you do it - no compromises.
 
Living for today is fine up to about age 26. After that people really need to gather some financial advice and maturity.
 
People will always make excuses for not saving, but the truth is that the only way to save money is to just start.
 
Here are some common reasons that I've heard in my 30 years advising and looking after people.
 
"We have nothing left at the end of the month"
This is usually a family that has 2 cars, home help and children at the best schools. They enjoy 3 - 4 holidays a year and have zero fall back money. For many it's time to get out of holiday mentality and realise Dubai is just a job in another city. Many of the things we do here we would simply not do at home or think twice before spending on what we think are "essentials".
 
 
"There is always something I need"
It's usually keeping up with the latest IT trends or the techno virus as we know it.  The virus we have means overtime when there's new technology and the old perfectly useable item is thrown out. How many TVs, IPhone, etc. have you just had to have whilst in the UAE?
 
 
"I want to live in the moment"
This is probably the most common reason people choose not to save money, and it's the biggest mistake. Living for fun and enjoying your life is no crime but save and plan for the future or you may have a miserable retirement.
 
 
"I'll start saving later"
This is a massive mistake. The cost of delay can mean paying double when you can least afford to, when education costs may be the priority!
 
 
"We will give it some thought"
Some people have been reading the quotes and the brochures for 20 years!!!
 
 
"Financial Advisers just look after themselves and just cold call all day"
There are various levels of financial advisers in the UAE. Some are qualified and licensed correctly.  Some do not hold a visa or have any qualifications in the industry.  So please take care when choosing and ask about their experience and qualifications.  Drill down and ask for contacts of existing clients and ask for testimonials. Just like there are various qualities of professionals in all industries you need to deal with the best that has your interests at heart. Recognised industry qualifications are a good sign that someone has had good ethical and holistic training.
 
 
Please contact Author below for more information.
 
Paul Whittaker
Executive Associate
Tel:  +971 (0)4 567 4506
Mob:  +971 (0) 50 556 1233
Skype:  pwhittaker.finsbury-associates
Web:  www.finsbury-associates.com
Email:  paul.whittaker@finsbury-associates.com
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Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages. Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Sun, 14 Jun 2015 00:00:00 GMT<![CDATA[Dubai Real Estate RERA initiatives]]> The Real Estate Regulatory Agency (RERA) continues to support and enhance the real estate industry in Dubai.

With approximately 2500 real estate agencies currently registered in the Emirate a reduction in this number would be prudent.  A contributing factor for RERA to implement a "ranking" system to classify both real estate Agencies and individual Brokers.

In an earlier blog post in November 2014 we discussed some new regulations expected in 2015 and in conjunction with these initiatives the ranking system will soon be announced.

Click here to see more details

There will be 5 categories that each Agency will be scored on.  This will assist investors and home owners to qualify and profile the real estate agencies. Providing a more transparent review of performance should boost consumer confidence & expand market productivity.

The Agencies knowledge and expertise will have up to 15% contribution towards the overall scoring while 40% will be based on the Agencies commitment to correctly follow & implement the laws and regulations.  Based on the number of sale transactions brokered this is appointed 30% and the final 15% over the remaining 2 categories will factor the Agencies internal structure & policies and community service standards.
 
The cumulative result will grade or rank the Agencies. It is expected a vast majority of currently established companies would receive a "General" rating as the final percentage would be 70% or less. A score of 71% to 80% would earn a "Bronze", followed by "Silver" and to obtain the highest rating and the reward of "Gold" above 91% would be a requisite.

  To keep up to date with all the news and real estate regulations then don't forget to sign up to our newsletter here.
    " Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance. "




   ]]>Wed, 03 Jun 2015 00:00:00 GMT<![CDATA[Dubai Property Sales - Affordable Housing]]> In an earlier post we have discussed the topic of affordable accommodation requirements in Dubai.  With properties prices recovering well from the global economic down turn from 2009 various locations in Dubai have returned to their former glory days and exceeded in value.
 
We are delighted to see more recent Developments being launched that can now welcome a new generation of investors back to the market.  With attractive payment plans and competitive prices these new projects will provide opportunity for first time purchasers to start their property portfolio or for seasoned investors to expand.
 
One of the advantages of buying off plan is to purchase at a lower price than its’ comparable completed property.  The selection process provides larger choice as a bulk supply of units is released into the market and therefore giving investors  more varied options.  The payment plan over the period of construction is very attractive as the 100% down payment to purchase is only required on completed properties.  The capital growth over the term of construction can provide great returns on your investment.  As the first Buyer you will recover 100% of the premium on the property at time of selling. To those end users and buy to let investors a 12 month warranty on the property for any defects is provided at time of project completion.  This presents opportunity to professionally snag the property and identify any items for improvement or rectification. You will have the history of the property maintenance from completion as an off plan purchaser and first time owner.
 
One of the latest projects that the Exclusive Links team feel is worth considering is Alandalus at Jumeirah Golf Estates.

Introduced in May 2015 this is a 75 townhouse and 550 apartment project located in a strategic & prime position in Dubai.  With prices starting from less than AED 800 per sqft for this location and community it offers exceptional value. Jumeirah Golf Estates in known for its luxury villa projects and its championship golf course which welcome the annual DP Word Tour Championship. 
 
Jumeirah Golf Estates is located off Sheikh Mohammad Bin Zayed Road and is  within 15 minute drive from many major landmarks. The expansion plans of the metro rail to this vicinity has been announced and a “City Centre” shopping mall, currently under development, is right on the door step.
  For more information about this project or other investment opportunities contact enquiry@exclusive-links.com or office + 971 43994937
  To keep up to date with the Dubai Property Market
sign up for our newsletter here
Please feel free to share your thoughts and opinions in the comments below and share with your friends via our social media pages. You may also be interested in reading some of our previous blog posts
Dubai Property Sales - Power Of Attorney Buying and Selling Property in Dubai - How To Select The Right Real Estate Agent Dubai Property Expert Zarah Evans interviews Paul Davey Associate Director at IFX Dubai Property Experts - New Law Rewarding Honesty Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Thu, 21 May 2015 00:00:00 GMT<![CDATA[Dubai Property Sales - Power of Attorney]]> There has been an immediate change with the Dubai Land Department procedures for accepting a Power of Attorney (POA) when representing a Buyer or Seller in a property transaction.

This is in addition to a recent rule amendment when it was stated that a registered Real Estate Broker could not act as a POA during a sale or purchase of a Dubai property.

All Brokers in Dubai attend a training course and annual examinations to ensure they are qualified and knowledgeable of the real estate laws and practices. The Registered Brokers receive an ID card as confirmation of their license.
  The amendment now includes that ALL real estate employees regardless of their position cannot act as a Power of Attorney for a client.
  At Exclusive Links we can understand the Dubai Land Departments requirements to bring in further restrictions that will continue to regulate the market and safeguard the genuine investors.

Having said that the changes in policies are occurring without prior notice and effective immediately. We anticipate disruption and concern to sale and purchase transactions that are already in process but now will be affected by these recent rules.
  For assistance with the sale and purchase process you may contact our experienced and professional team at enquiry@exclusive-links.com or contact our office on +971 4 3994937   To keep up to date with the Dubai Property Market
sign up for our newsletter here   Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance.]]>Thu, 07 May 2015 00:00:00 GMT<![CDATA[Buying and Selling Property in Dubai - How To Select The Right Real Estate Agent]]>
  Why is a good Dubai Real Estate Agent essential for successful property transaction?
The first thing that a real estate agent must do is listen to their clients requirements.  They must correctly and realistically evaluate what their client wants to achieve.  A good agent should have experience, represent the industry ethically and always act on behalf of their client.  They should  have the power of negotiation and know what needs to be done to close a transaction successfully.  A good agent will work not only with what they have but draw on the market and work alongside other agents and source to close a deal.  They should keep their client informed along the way as communication and feedback is essential to successfully reach a decision and a desired result. 
  How should a buyer or seller research a Dubai Real Estate Agent?
The credentials of a real estate agent should be checked. To get your RERA (Real Estate Regulatory Agency) accreditation and license in Dubai an agent must sit an exam and conduct their business with the work ethics and best practices set by the Authorities.  Registration numbers of both individual agents and their companies can be checked on www.dubailand.gov.ae.
Both the agency and agent’s licenses expire annually and must be renewed to keep active.   What are the essential questions a buyer or seller should ask when
choosing a Dubai Real Estate Agent?
They can enquire into the agent’s history of successful transactions in that area and understand the  marketing initiatives and activity that the agent will be put in place to achieve a result. They can understand the potential reach that the agency has to either clients or properties.   They can ask for unbiased market information to support the recommended sales or purchase price.  It is important to ask the real estate agent for their broker’s number and a profile on the company they work for.

  To keep up to date with the Dubai Property Market sign up for our newsletter To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937   Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance. ]]>Thu, 30 Apr 2015 00:00:00 GMT<![CDATA[Dubai Property Expert Zarah Evans interviews Paul Davey Associate Director at IFX]]>

 



  To keep up to date with the Dubai Property Market sign up for our newsletter To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937   Exclusive Links Real Estate commits to excellence in every area of the real estate industry ensuring that customers best interest are always of the utmost importance. ]]>Tue, 28 Apr 2015 00:00:00 GMT<![CDATA[Dubai Property Registrations – Important Dead Line Date]]>   The Dubai Land Department registration charges are 4% of the purchase price and further administration charges apply. The payments are required when registering your property.
  A dead line date of 30th June 2015 has been given for Dubai property owners to register by. There is an interim register for off plan properties so this date is for both completed and off plan units in Dubai.
  Failure to do so could have legal implications on your property/transfer which will be enforced by the Dubai Land Department.
  We do suggest owners to consider this notice and potential implications and make the necessary arrangements to ensure you have complied with the legal requirements.
  For assistance with the Title Deed registration process you may contact our Sales Manager Cornelia Gould on email:  cornelia@exclusive-links.com or contact our office on +971 4 3994937     To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937


  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance. ]]>Thu, 23 Apr 2015 00:00:00 GMT<![CDATA[Dubai Property Experts - New Law Rewarding Honesty]]>A new law has recently been passed regarding both lost and abandoned items found in Dubai and entitlement to a monetary reward.


As Dubai Property Experts we feel that the new Law No (5) of 2015 certainly goes a long way to improving the safe image of Dubai.

The law defines that property or money that is lost by its lawful owner without deliberate intention as well as abandoned monies or properties that their lawful owner deliberately abandons them.

The finder of any lost and/or abandoned property is obliged to submit such properties or monies to the police within 48 hours.
  “Promoting honesty and transparency which can only improve the city for its visitors and residents” The Dubai police are responsible for receiving, preserving and investigating and will issue a report including detailed description and any other relevant information.
According to the law, the finder of any lost and/or abandoned property that has completed the timely submission is entitled to receive a 10 per cent reward from the total value of the lost and/or abandoned property. The maximum reward amount is up to Dh50,000. Reward is payable whether original owner claimed the property or otherwise. The finder may claim the entire property if it was not claimed within one year from the date of receiving by the police.
We feel the new Law No (5) of 2015 certainly goes a long way in not only retaining the safe image of Dubai but further promoting and encouraging honesty and transparency which can only improve the city for its visitors and residents.
 

  To keep up to date with the Dubai Property Market sign up for our newsletter To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937   Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance. ]]>Sun, 19 Apr 2015 00:00:00 GMT<![CDATA[Dubai Real Estate – Is it a man’s world?]]>Dubai Real Estate " Is it a man’s world?" 
Managing Partner Zarah Evans thinks not!
  Even globally, real estate is perceived as a man’s world and the gender gap is significant - why do you think that’s the case?  
Dubai Real Estate could be perceived as a man’s world, the typical grey suit negotiator, briefcase in hand, forever hungry for the next deal. It is a highly competitive industry and certainly male dominated and possibly further accentuated in this region of the world.   I will say though that over the years and in all circumstances, I have only met with respect and inclusion.  I do believe this however has come from having confidence and professionalism and many long hours of hard work. 
  What do you believe are the traits a woman needs to have to make it big in this business?  
I think that managing a real estate business in Dubai through to managing a real estate transaction takes much attention to detail, patience and care.  These are all traits naturally instinctive to most women.  Our business is about people and their homes and females nurturing abilities are better suited to the emotional process of renting or buying.  Today women are more   measured against the Alfa male and therefore we need greater strength, determination and perseverance to succeed. 
  At a personal level what are the challenges you had to face to excel professionally?  
It is all about finding the right balance between growing a family and growing a business which I have done side by side. Raising two teenage children while dealing with the demands of the business is an everyday challenge as you don’t want either to be compromised.  I am a leader and want to teach by example and this is in the home and in the office.  It’s all about prioritizing and juggling your day and week and I can’t say I always get it right but if my kids and my business are testimonial to what I’ve achieved personally and professionally, I’m happy.          
   
  To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Thu, 16 Apr 2015 00:00:00 GMT<![CDATA[Dubai Property Legal Matters – Wills & Inheritance]]> Are you aware that the Dubai International Financial Centre (DIFC) is currently establishing the “DIFC Wills and Probate Registry” and implementing new succession and inheritance rules for non-Muslims with Dubai assets?

  Did you know that even if you are a joint owner of a property
in Dubai, upon the demise of the co-owner, you will not
inherit 100% of the property?  
The UAE Courts will adhere to Sharia law in any situation where there is no will in place. If you live or work in the U.A.E and you die without leaving a will the local Courts will examine your estate and potentially distribute it according to Sharia Law.
 
So if you live and work in Dubai or if you own property in Dubai we suggest you obtain both inheritance and guardianship advice from The Wills Specialists. TWS Legal Consultants is licensed by the Government of Dubai Legal Affairs Department, The Dubai Rulers Courts and registered with the Dubai International Financial Centre Courts Register of Legal Practitioners, employing only UK qualified Solicitors.
 
Please feel free to contact us for further support and for the opportunity to introduce you to the value added services we offer through our professional partnerships.
 
To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937   Exclusive Links Real Estate commits to excellence in every area
of the real estate industryensuring that customers best
interest are always of the utmost importance.
 ]]>Thu, 09 Apr 2015 00:00:00 GMT<![CDATA[Dubai Property Sales -What are the benefits of multiple listings?]]> Dubai Property Sales - If you choose the right agency to promote and market your property at the right price you will have little need to promote your property with multiple Agencies. Multiple listings can actually have a greater negative affect and can often outweigh any benefits.

Multi agent listings creates a false sense of the quantity of properties available for sale which can influence the statistics reporting the current market climate. If the same properties are listed many times then it creates a larger supply than what is currently available and this will impact the sale value.
  Whether you are a Seller or a Buyer our suggestion is to select the right agency to represent you
Furthermore discrepancies with marketing prices can reduce the interest and offers. In the event a potential Buyer is offered the same property through various Agencies and for different prices the genuine value of the property comes into question.

You may get multiple Agents contacting you about Buyer interest and you may consider the demand stronger than it actually is as often the same Buyer is shopping around with different Agencies and this may also produce a negative result. 

Whether you are a Seller or a Buyer our suggestion is to select the right agency to represent you and help you transact the sale or purchase in the agreed time frame before involving multiple Agencies. Currently there are no advance retainer charges applied to the Seller or Buyers as commission is only payable on successful completion of a property transaction but we do feel if this system was ever adopted in Dubai this would curb the multiple listings and help mature and support the real estate market.
 

  To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937

  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Wed, 08 Apr 2015 00:00:00 GMT<![CDATA[Buying Property in Dubai - Employment Visa vs Residency Visa]]> If you are thinking of Buying Property in Dubai you will need a Visa and you will need to consider an Employment Visa or Residency Visa.
  If you work in Dubai you should have an employment residency visa sponsored through your employer. 
The employer pays the costs and the visa has a 2 year validity.  
If you wish to apply for a visa through property ownership then certain conditions apply and the property has to have been purchased for AED 1,000,000 or higher to qualify. The visa is renewable on a 6 month basis so travel requirements will need to be considered if not full time resident.
 
The residency visa provided through property ownership does not entitle you to work in Dubai. In the event you do obtain employment this visa should be cancelled and a new employment visa to be processed.
 
  To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937

  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Tue, 07 Apr 2015 00:00:00 GMT<![CDATA[Purchasing Property in Dubai Off Plan]]>
Prior to 2009 before the market down turn it was common for investors to purchase property in Dubai for the short term in the hope of achieving fast and substantial returns for minimal down payments.

The UAE freehold property market may have been in its infancy but the demand was strong. However there were limited safety measure to protect the investors and unfortunately many suffered when the global crisis hit the UAE and property prices took sharp declines.  Prior to the downturn it was a period of huge capital gains for many investors but it did carry risk in a fledgling market. Most investors were aware of this but few predicted the dramatic fall due to the outside influence in the form of the global financial crisis.

Those investors that intended on selling at a certain stage during the construction period found this near impossible and it was widely published the financial loss incurred due to the delay or cancellation of projects, or the default of the investor due to non-payment of installments.  From this moment off plan properties held little value or security to the investors, as completed properties were providing immediate returns at a lower cost which represented better opportunities to buyers. Of course there was also the security of purchasing a completed property.
  At the end of the day too many people were making investments that
hey had no intention, or financial ability to see through to completion.   Post global financial crisis there has been a substantial overhaul of the real estate sector in Dubai designed to protect the interests and rights of both buyer and seller as well as monitor the activities of developers and brokers. A part of this overhaul is that a minimum amount of 40% of the purchase price should be paid before a possible resale is allowable. As a result of these new regulations along with stringent ESCROW law there was a resurgence for off plan property demand.

This was a strategic move to further safe guard the market and acquire investors who were more long term and could see the purchase through to completion. It was designed to cut speculation and keep price rises at reasonable levels, ensure developers received payment from investors, and used those funds correctly. There has indeed been a drop in sales across the board in Dubai recently, not just off plan resale’s.

We feel this is the stabilization period which follows after the recovery of 2013 and should be welcomed for the longevity and future growth. Perhaps the slowdown in sale activity indicates that investors in general are more willing to see their investment through and only those who need to sell are doing so. It is also worthy of note that many payment plans only require 60% prior to completion giving more incentive for investors to hold their properties for the longer term.  All of these factors support a maturing market.
  At Exclusive Links we value the importance of historical &
market research and ensure we learn from previous experiences to protect our clients  
At Exclusive Links we value the importance of historical & market research and ensure we learn from previous experiences to protect our clients and their investment funds. Knowing the drastic results of previous years it has not been our strategy to provide Buyers with an exit opportunity prior to the completion of the project. We always ensure the buyer is aware they should be able to complete the investment should need be. While opportunities were presented that have allowed investors to sell their off plan purchases we feel this was known to be short term option only and was not sustainable. 

This was further supported in October 2013 when the Government changed the title transfer fees from 2% to 4% to further prevent these short term investors.  Property Investment in Dubai is healthy and accomplished but the market is maturing and with expected stabilization period between 2014 - 2016 short term gain or flipping is not our recommended investment strategy.
 
There is no regulation in Dubai that prevents a Seller from listing their property with multiple agencies and this can contribute to the increase in figures of properties being marketed. Short term investors or those that have purchased off plan within the last 18 months will experience difficulties in selling at this time. They may recruit the help from more and more agencies in the hope to increase exposure however this does not always have the desired result and can negatively impact the market and further deteriorate the final sale price achieved.  Multi agent listings creates a false sense of the quantity of properties available for sale which can influence the statistics reporting the current market climate. 

    To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937

  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Thu, 26 Mar 2015 00:00:00 GMT<![CDATA[Selling a Financed Property In Dubai]]>It is common for the Buyer to clear the Sellers mortgage but you need confirmation
of this arrangement to include within the terms of the Sale Agreement.
If you are considering appointing a Power of Attorney to represent you in the sale and you are processing this document from Dubai the UAE Courts have recently changed their regulations. The Courts will require a “True Copy” of the Title Deed with the financer or banks original stamp and verification of this document. If the Seller cannot produce an original Title Deed or a certified “true copy” the Courts will  not legalise the Power of Attorney for selling the property.   To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937

  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Wed, 25 Mar 2015 00:00:00 GMT<![CDATA[Affordable property in Dubai - Is there a need ?]]>  
During 2013 we saw apartment rents increase by an average of 30% and as high as 45% over the past 2 years. Emerging markets such as Dubai Sports City, Jumeirah Village, IMPZ and Silicon Oasis along with the well-known Discovery Gardens and International City are very quickly becoming unaffordable for the budget conscious resident. 
 
If you are looking to purchase more affordable property in Dubai then both International City & Discovery Gardens which were locations predominantly launched to offer “affordable housing” and are now priced in excess of AED 700 per sqft and therefore can they really be included as affordable! 
  "Cheaper housing options provide developers with lower returns so
they continue to compete and deliver in the high end segment."
There are no minimal salary provisions in U.A.E and monthly salaries can range from AED 1,000 to AED 90,000. The average is estimated between AED 13,000 to AED 18,000 per month. Any families or couples relocating to Dubai would need between AED 10,000 - AED 15,000 per month to afford cost of living and housing. 
 
Based on salary of AED 15,000 per month to purchase a property at the value of AED 800,000 with 25% down payment over a 15 year period you would require 30% of your monthly salary towards monthly mortgage repayments. You can acquire mortgages for longer term in range of 20 to 25 years and loan up to 50% of your monthly income but in order to provide a realistic affordable bracket we feel this would be categorized as properties with value of AED 600 per sqft or less to purchase and AED 45 per sqft to lease.
  Prices are driven by the market demand & supply and the shortage of supply is under further pressure with the expectation that 260,000 new affordable units will need to be available & delivered in the lead up to Dubai Expo 2020. To avoid creating ‘ghetto communities” these issues need to be addressed and it seems that the housing requirements of a large segment of the work force are being overlooked.  Access to affordable housing is a basic human right and need.  
Cheaper housing options provide developers with lower returns so they continue to compete and deliver in the high end segment. The desire to deliver the biggest and the best coupled with high land prices does not make financial or competitive sense for developers to cater to this cheaper market.
 
In saying that market leaders Emaar have recently launched a new wholly-owned subsidiary, Dawahi Development, to drive value housing projects for mid income expatriates. The newly launched Nshama Development located adjacent to Emirates Road offers prices starting from AED 999,998/- for 3 bedroom townhouses and creating a welcomed new diversity to this market segment which we hope other developers will follow.

  To keep up to date with the Dubai Property Market sign up for our newsletter, To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937   Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Mon, 23 Mar 2015 00:00:00 GMT<![CDATA[Dubai Property Managment - Landlord Insurance]]>
For Buildings that have multiple owners (known as Jointly Owned Buildings) part of the annual maintenance charges paid by every home owner includes building insurance. There are different policies for each building and dependent on the insurers cover. 
  In general terms the majority of policies may only cover communal area maintenance and structural
problems within any area of the Building (including each unit). 
What you may wish to consider is additional cover for damages to the inside of your property as well as loss of rental. The Landlords may not be liable to cover Tenants personal belongings in the event of any damage due to fire or leaks within the unit but to avoid potential conflict we suggest a clause is included within a Tenancy Contract. 

It is advisable both Tenants & Landlords consider the different insurance policies so they can feel more secure in the event of the unexpected. For further details on insurance options please contact Exclusive Links Real Estate.   To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 4 399 4937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Wed, 04 Mar 2015 00:00:00 GMT<![CDATA[When Selling Property in Dubai - Currency Exchange rates can help]]> International sellers can drop the property price by more than 5% and still net more in their home currency than last year! 
 
It has become apparent that several sellers are reluctant to budge on price, and not being persuaded by what is clearly "market value" offers that are being presented on their properties currently. In a market where every penny counts from both a seller and buyer perspective, we felt it would be useful to highlight the benefits that are currently on offer to international sellers who are repatriating the proceeds of their property sale. 
 
Look at some of the illustrations below to just how much of an impact the currency markets have on international sellers. A stronger USD means a stronger dirham and that is good news for expats looking to cash in and return home or take advantage of low rates for international investments. 
  "Currency markets are extremely unpredictable and it is
irresponsible to try and guess which way the market will turn "
A rise of ABOVE 10% against most currencies means that now is as good a time as any to drop the price a touch to get more viewings/offers and STILL net a similar or higher return than they would have 7 months ago...
 
AED vs GBP
3m AED property in Jul 2014 =    476,190 GBP
3m AED property in Jan 2015 =   545,454 GBP  14.54% increase
3m AED property today =             535,714 GBP 12.50% increase
 
AED vs EUR
3m AED property in May 2014 = 586,395 EUR
3m AED property in Jan 2015 =   734,034 EUR  25.17% increase
3m AED property today =             722,021 EUR 23.19% increase
 
AED vs AUD
3m AED property in Jul 2014 =    860,585 AUD
3m AED property in Jan 2015 =   1,069,900 AUD  24.32% increase
3m AED property today =             1,053,370 AUD  22.40% increase
 
AED vs CAD
3m AED property in Jul 2014 =    868,558 CAD
3m AED property in Jan 2015 =   1,044,204 CAD  20.22% increase
3m AED property today =             1,029,159 CAD  18.49% increase
 
AED vs NZD
3m AED property in Jul 2014 =    925,925 NZD
3m AED property in Jan 2015 =   1,135,933 NZD   22.68% increase
3m AED property today =             1,102,535 NZD    19.07% increase
 
With the Greek debt problem making headlines at the moment, this has only compounded USD strength. It looks like some kind of resolution will be found in the near future and once that happens markets expect some kind of long term recovery for the Euro. 
 
Currency markets are extremely unpredictable and it is irresponsible to try and guess which way the market will turn. An astute property investor should simply look at the facts, which are that if they are repatriating funds to the likes of Canada, Europe, New Zealand, Australia or UK then they are significantly better off to sell now, in some cases close to 20% in around 6 months.
 
For more information on this article or to discuss your own  requirements feel free to call Anjulie Patel directly on 050 2585305 or alternatively pop in to their office in Index Tower, DIFC for a review of your current exposure.


  To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Sun, 15 Feb 2015 00:00:00 GMT<![CDATA[Is Buying a Property cheaper than Renting in Dubai?]]>The sale prices levelled off during 2014 in Dubai with no significant growth during last year. 

On review of the latest rental index there has been an increase in rent in particular to those areas that are on the lower rental and more affordable scale and include Remraam in Dubai land, International City, Dubai Silicon Oasis and Discovery Gardens.
  In consideration of the market conditions with rents increasing and sale prices stabilising, t is certainly the time to consider purchasing as an end user rather than renting a property.  On review of some statistics you may be renting a studio apartment in Jumeirah Lake Towers and based on AED 65,000 annual rent you would be paying AED 5417 per month. 

If you took a mortgage of 75% of purchase price AED 735,000 your monthly payments based on 4.25% APR would be less at AED 4,000. 

A one bedroom in Dubai Sports City selling at AED 850,000 would cost you monthly AED 4700 in mortgage payments however to rent the same property you be paying closer to AED 5833.  
Of course you have to be able to pay the 25% down payment along with approximate costs of 4% to Dubai Land Department, 0.25% of loan amount for mortgage registration and 2% Agency fees but there are finance options available to assist with these bulk payments.

  To keep up to date with the Dubai Property Market sign up for our newsletter
To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 4 3994937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Sun, 11 Jan 2015 00:00:00 GMT<![CDATA[Dubai Real Estate Market in 2014]]> Dubai Real Estate Market in 2014

The festive season and end of the year always see a slight drop off in the market. 
  This year Dubai Real Estate activity has softened a little earlier than expected due to a few contributing factors:
We have seen developers launch some major off plan options into the market.  Emaar announced their 30 year project Dubai Creek Harbour with 2 two towers launching almost every weekend. The low mortgage caps and high transfer costs have not relaxed at all and of course there is the aftermath of the Dubai World Expo 2020 win.  

Savvy investors worldwide know the benefits of investing in property around an event, however they are up against high inflated prices and Sellers reluctance to negotiate or drop their prices from what they were achieving in 2013. The market is indicating a 10-20% difference in what Sellers want and what Buyers are willing to pay.
  As leaders in the market, Exclusive Links want to broker healthy activity but we do expect to see a levelling in sale prices in the months to come.
 

Properties priced out of the current market will have to consider reduction in order to sell. Investment money is not as readily available and geographically we are surrounded by political troubles. 

In saying that Dubai is one of the most dynamic and rapidly growing cities in the world and supports a market that most countries only dream about.    


  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 4 3994937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance. ]]>Mon, 29 Dec 2014 00:00:00 GMT<![CDATA[Dubai Property Experts Discuss - UAE Wills & Inheritance]]>After years of observing the pressing need for clarity on the current UAE wills and inheritance legislation,
We are pleased to welcome the upcoming regime from the DIFC: The ‘DIFC Wills and Probate Registry’, that should provide certainty for non-Muslim expatriates to pass on their Dubai estate in the event of death to their chosen beneficiaries.

The DIFC Wills and Probate Registry will:

 Mark the introduction of a new set of rules relating to succession and inheritance matters for non-Muslims with assets situated in Dubai
provide a mechanism for non-Muslims with assets in Dubai to pass on their estates according to their wishes

Be within the DIFC legal jurisdiction and will work with the DIFC Courts for the production of grants of probate and specific Court orders for the distribution of assets

be the first jurisdiction in the MENA region where non-Muslims can register a will under internationally-recognized common law principles create legal certainty for non-Muslim inheritance

Encourage capital investment in Dubai Property and support economic growth


Due to our established Wills and Inheritance Department, we are pleased to have participated in the working group involved in formulating and contributing to the Rules that will govern the DIFC Wills and Probate Registry. The DIFC Wills and Probate Registry will register the wills of non-Muslims and, upon receipt of evidence of death, issue the necessary Court orders to allow for the distribution of the deceased’s Dubai based assets (as well as Court orders relating to Guardianship) in accordance with the registered will.

Also, as a “common law” jurisdiction, the use of the DIFC procedure would allow for testamentary freedom for dispositions for non-Muslim expatriates and a speedy/orderly administrative process of a deceased non-Muslim’s estate in Dubai.  It is hoped that the Registry will be functional by early 2015. 

Should you wish to book a consultation to discuss the preparation of a DIFC Will or should you wish to review your existing Will in light of these developments, please contact our office on +971 (0) 4 448 4284, visit our www.willsuae.com or email admin@willsuae.com to schedule a meeting with one of our specialist lawyers.
 

Kind regards,
 
Leah Cimino LLB (Hons) UK
Solicitor 

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To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937
  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance ]]>Mon, 22 Dec 2014 00:00:00 GMT<![CDATA[Dubai Property Experts Discuss - Blocking a Property]]>
The process known as “Blocking”  a property is usually done when the property listed is mortgaged and an agreement of sale is entered into between a Seller and a Buyer.
  It is a regular process in the Dubai Property market for the Buyer to settle the Sellers mortgage and deduct the advance payment made from the final sale proceeds.
 

The mortgage settlement will occur prior to change of ownership and therefore to safeguard the Buyer there is an option to block the property. 


This means the Seller will not be allowed to sell the property to anyone else other than the Buyer whom has cleared the outstanding mortgage.  There is a selection of Trustees Offices that will complete this process.

  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937

  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance. ]]>Mon, 08 Dec 2014 00:00:00 GMT<![CDATA[Dubai Property Experts Discuss - Lost or damaged Title Deed]]> Dubai Property Experts Discuss - Lost or damaged Title Deed
  In Dubai Property the original Title Deed is a very important document and provides proof of ownership.  
Keep this document in a safe place and ensure you have copies saved for any requirements.

If your property is financed the original Title Deed will be held with the bank until settlement of mortgage.

In the event the original Title Deed is lost or damaged then you can obtain a replacement however there is a procedure and there will be charges charges.

The process includes reporting the missing "Title Deed" to the Police Department and advertising in a local newspaper for a mandatory period.

The application at Dubai Land Department will take approximately one month to process and to obtain the replacement Title Deed. Including advertising charges the cost will be close to AED 4000 (valid at time of this post).

  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on  
+ 971 43994937


  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance.   ]]>Sun, 30 Nov 2014 00:00:00 GMT<![CDATA[Dubai Property Experts - New Dubai Land Department Trustee Offices]]> Finalisation of a sale contract and changing the property ownership is completed at registered Dubai Land Department Trustee Offices.
A new Trustee Office has opened in The Greens at Emaar Business Park and adjacent to the Emirates Golf Club.  It offers valet parking which is a great convenience and helps get the process off to a smooth start

This is a perfect location to complete transactions and is conviently only minutes away from Exclusive Links Head Office.  


  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937


  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance.   ]]>Mon, 24 Nov 2014 00:00:00 GMT<![CDATA[Dubai Property Market Price History of Palm Jumeirah]]>
The iconic development known as Palm Jumeirah was announced in 2001. The first residential homes were available to purchase in 2004 and handovers of the completed properties commenced in 2006.

This was the first project of its kind in the world and is the largest island constructed by reclaimed land.

If you were one of the astute investors that purchased from the developer Nakheel at launch you would have paid between AED 500 – AED 550 per sqft for an apartment. The 10% variance depended on the views from individual units with the sea views commanding the premium.
  In todays Dubai Property Market if you would like to purchase a Signature Villa
you will need to have a minimum of AED 19,000,000
The 3 and 4 bedroom canal cove townhouses had original purchase price of AED 1,700,000 & AED 1,900,000 respectively and at present time you could sell for between AED 7,800,000 to AED 9,000,000.

The detached villas located on the Fronds of the Palm have always been popular with investors and end users.

Garden Homes offering 5000sqft built up area started from AED 2,600,000 and at time of completion in last half of 2007 the sale values achieved AED 6,000,000. 7 years on and the 4 & 5 bedroom villas are now achieving AED 11,000,000 – AED 20,000,000. 

In 2014 after several years of market recovery and combined with the further establishment of this development if you would like to purchase a Signature Villa you will need to have a minimum of AED 19,000,000. Signature Villas have 7000 sqft area and the number of bedrooms range from 5 to 6. Gallery View is the most popular floor plan design.

If budget is not a factor but location, quality and prestige is your preference then expect to spend as much as AED 30 – AED 50 million. The factors that determine the current value is the location, the position of the villa, the views, the floor plan and upgraded features.  If you have the same villa but it's position is vastly better than others you could expect up to 65% more in value.
This is certainly a great return on your investment especially if you purchased in 2004 for AED 4,650,000.

  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on    + 971 43994937


  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance.  
 ]]>Thu, 20 Nov 2014 00:00:00 GMT<![CDATA[Dubai Property Experts Discuss - New RERA regulations for 2015]]> Since the Real Estate Regulatory Agencies implementation in 2007 the real estate practises and standards have improved throughout the Dubai Property Market.
  At the peak time there were in excess of
8000 Dubai Real Estate Agencies with at least 10,000 Agents.  
In reflection of the market down turn back in 2009 the current number of Agencies has reduced to 2200 with more than 5000 Agents.
 
RERA a division within Dubai Land Department want to see a reduction in these figures and also ensure full compliance with only registered and licensed Agents operating.
 
We are expecting new monitoring measures to take effect in 2015 in order to help control the figures, new Dubai real estate companies will only be allowed 4 Agent visa’s within the first year of establishment.
 
The current annual mandatory exam pass rate will increase from 75% to 85%. Only knowledgeable Agents will qualify for a Broker License which will be linked with Emirates Identification Card.
 
All licensed Agents must complete a real estate transaction on regular basis and any that fail to do so within 6 to 12 month period will have license cancelled.
  Eclusive Links welcomes these changes

  To keep up to date with the Dubai Property Market sign up for our newsletter  To discuss Selling, Buying or Managing a Property in Dubai give us a call on   + 971 43994937


  Exclusive Links Real Estate commits to excellence in every area
of the real estate industry ensuring that customers best
interest are always of the utmost importance.   ]]>Mon, 10 Nov 2014 00:00:00 GMT<![CDATA[Dubai Land Departments new web design]]>Tue, 21 Oct 2014 00:00:00 GMT<![CDATA[What are the communities to look out for in Dubai over the years leading to 2020?]]>Wed, 15 Oct 2014 00:00:00 GMT<![CDATA[How is the UAE real estate market today different from the pre-2008 years?]]>  
The Government have taken measures to safeguard the real estate market which included an increase on the Land Registration charges from 2 - 4% in Oct 2013. In addition, Developers have restricted the resale of property during phases of construction. It is currently at 40% down payment before selling but this could increase to 50% and will further reduce the flip investors.  The longevity and stability of the real estate market is a continued mission. The investor profile has changed with many more investing for medium and long term periods. Due to this change there is less supply re-entering the market and further prevention in potential distress sales due to default on payments.
 
Many of the Projects that were in various stages of development in previous years have now been completed and therefore a greater supply of ready freehold properties available in the UAE. The greater selection of properties to invest in has opened the market to more types of investors.  There is more knowledge, experience and insight into developing and meeting the investor demands. As the confidence is strong and demand continues there are even more new areas being introduced and developed with the success of the off plan market.  
 
The Financial Institutes and Banks have made vast improvements on their lending options and now offer bespoke mortgage solutions making the product more competitive and suited to the lender. Interest rates have gone from 8% to under 4.5% over the last few years.  With more experienced employees and valuers you can now enjoy a quicker processing time and more thorough valuation and assessment to minimize exposure. Although the Loan to Value has reduced and now you may need a 25% deposit this further reduces potential liability as it allows room for the market to fluctuate and keep you in positive equity thus safe guarding the investor against any unforeseen changes in the future market.]]>Sun, 12 Oct 2014 00:00:00 GMT<![CDATA[Property Listing Options with Real Estate Agents]]>
An exclusive listing is when an owner lists their property for sale with only one agency rather than with multiple real estate companies and a time frame for this can be agreed. 

The only negative factor in listing with a single agency is the questionable lack of exposure should an inactive agent be appointed.  The positive factors far outweigh this.  First and foremost homeowner and agent form a closer and more transparent relationship with an exclusive listing.  An exclusive agent will typically be more motivated and proactive in selling a property.  Exclusive listing also removes confusion in the market with all offers being filtered through one agency.  It is only human nature that a buyer who is shopping around may submit offers through several agents causing unnecessary stress and confusion. Viewings and access into the property can be more closely monitored with an exclusive agency listing offering more security and less disruption.  Often home owners will listen to agents promising the highest anticipated sale price regardless of what is realistic and achievable.  This questionable method to get a listing is neither ethical by the agent nor beneficial to the owner.  ]]>Mon, 29 Sep 2014 00:00:00 GMT<![CDATA[Introducing Conveyancing Manager Cornelia Gould]]>
“ I will guide clients through the complicated process involved in buying and selling real estate. My primary role is to keep all parties involved informed of the process and costs and to act as the central communicator between the buyer, seller, brokers, banks, developers and the Dubai Land Department.” assures  Cornelia.

This central point of contact ensures efficiency and effective feedback during the sale and purchase process.  Cornelia manages the pressure and challenges of this role through knowledge, understanding and transparency and all with a sense of confidence. 

So why is conveyancing  such a crucial step in the sales process and what is the role a Conveyancing Manager plays in completing the sale transaction and transfer of ownership?  

The primary roles of a conveyancer is to ensure all the documents and payments required for a property transfer are communicated, coordinated, collected, collated and correct in time for transfer with the Dubai Land Department.

This includes liaisons with and between developers, banks, the authorities and the Real Estate brokers that are representing either or both the buyer and seller.  Not only can this process be unfamiliar to the customer but the rules and regulations are forever changing.   

Cornelia, Conveyancing Manager at Exclusive Links, will help with the settlement and title transfer ensuring that our customers are meeting all the required obligations outlined in the agreement of sale.  Cornelia will also offer protection and a central point of contact to ensure a streamlined and efficient closure to the sales and purchase transaction. ]]>Tue, 23 Sep 2014 00:00:00 GMT<![CDATA[Home Improvements]]>
It is important to not spend too much time or money on upgrading and renovating a property prior to listing it on the market for sale.  This investment may not be reflected or returned in the selling price as your renovations may, quite simply, not appeal to the buyer. Personalised and heavy decorations should be avoided to appeal to a wider market.  A home owner should not lose interest or let their gardens deteriorate which can easily happen in Dubai’s harsh climate.]]>Sun, 21 Sep 2014 00:00:00 GMT<![CDATA[Local traditional with modern contrast – Culture Village]]>Local traditional with modern contrast – Culture Village
Culture is so important within a community and brings together thousands of years of traditions and passes on values from one generation to another.
 
In this modern day city with new age architecture we welcome Culture Village which is set to become a world-class destination that mixes old-world elegance with a modern, sophisticated ambience.
 
Culture Village has been created to celebrate the importance of the creek in Dubai’s cultural evolution. This will be the home for opera, ballet, theatre and fashion shows, complete with academies for art, music, dance, pottery and other crafts.
With a waterfront promenade, commercial, retail and residential districts, open spaces, cobblestone walkways and bridges Cultural Village will create a unique destination celebrating global architectural and cultural influences.

At the centre of Culture Village situated on an island is the regions first culture museum - Middle East Museum of Modern Art (Memoma). The design is based on an Arabian dhow but with a modern twist to contrast and estimated to attract around two million visitors every year.  With a roof terrace offering its visitors a bird’s eye view on the entire Culture Village.
 
Located on Dubai’s Creek and adjacent to Creek & Al Jadaf Metro Stations this new development is uniquely situated.
The Dubai Creek stretching all the way to the sea, adorned with impressive skyscrapers reaching out and offering the most stunning of all skylines.
 
At the centre of this exciting project and offering luxurious and modern design D1 is an 80 storey residential tower located on a premier waterfront position. D1 Tower is adjacent to the majestic Palazzo Versace Dubai Hotel and Condominiums and enjoys unobstructed views over Dubai. Palazzo Versace Dubai will be one of Dubai’s most outstanding hotel and residential developments. Palazzo Versace Dubai will become the second hotel in the world and the first in the Middle East of this chain.
 
Expecting to welcome its first residents in early 2015 and if you would like more information or options on investment opportunities please let us know.]]>Wed, 17 Sep 2014 00:00:00 GMT<![CDATA[Latest progress on Dubai Canal Project]]>
With a completion date of 2017 the 3km long water canal project will run from Business Bay into the Arabian Gulf, crossing Safa Park and Jumeirah. There are various phases for the infrastructure which include the first bridge being constructed over the Sheikh Zayed Road. Road works have commenced to start the diversion for Phase 1 and this is set to be completed last quarter of 2015.

The Dubai Water Canal project was put on hold when the global crisis affected local real estate and this is a positive sign to show recovery in the market and economic climate which can help support and strengthen the real estate industry.]]>Mon, 15 Sep 2014 00:00:00 GMT<![CDATA[Selling your Property?]]>Appearance

First impressions are most important and potential buyers need to visualise the property as their home and not the homeowners.  Attending to those small handyman jobs around the home is vital and ensuring there is no evidence of any maintenance work pending or being carried out.  Home owners should make sure that their property is clean,  neutrally decorated, removed of excess personal items and clutter and if it is a property with a garden, the outside space should be tidy and well kept. On walking into the property a buyer should have a feeling of comfort and organisation which profiles the property in its best possible way. If a property is looking a little tired and looking uncared for, a fresh coat of paint and a little varnish goes a long way. Attention to detail may not increase the value of the property but it certainly goes a long way towards achieving the asking price.  

How can a real estate agent help a homeowner get the maximum asking price for their home?

The first things that a real estate agent must do is correctly and realistically appraise the property to ensure it is priced in line with market availability including comparison properties. A real estate agent should advise a homeowner how best to enhance a property and suggest simple improvements to feature the property to its full potential.  A real estate agent should proactively market and represent the property at all times.  The homeowner and agent should work as a team and through constant feedback and communication from both parties the best possible results will be achieved.  Naturally, marketing of the property is key, to ensure a wide spread of exposure and should be positioned according to the individual property.      ]]>Mon, 08 Sep 2014 00:00:00 GMT<![CDATA[September Rental Index]]>
The Index shows declines in rental amounts for various areas or unit types while other categories remain the same.
Downtown Dubai has been affected across all apartment types and sizes with average reduction of 8%.
 
Studio apartments in more affordable locations such as International City, Discovery Gardens, Remraan have witnessed reductions in excess of 10%.
 
Majority of one bedroom unit types in popular areas such as Dubai Marina, Jumeirah Lake Towers and Business Bay remain the same as previous quarter.]]>Mon, 08 Sep 2014 00:00:00 GMT<![CDATA[Breaking a Lease Contract]]>Breaking a Lease Contract It firstly depends on whom is wanting to break the Lease Contract and therefore requesting an early termination. In the majority of cases it would be the Tenant’s request and possibly due to loss of employment or relocation. If the Tenancy contract includes a provision for a Tenant to request an early termination then as per the written terms this should be followed. If an early termination is dependent on mutual agreement by both parties then an amicable settlement can hopefully be reached. It may not be beneficial for the Landlord to enforce the contract to run its full term if it’s likely that rent may not be paid and property may be left unoccupied for a period of time. While there are many variances of an early termination settlement and there is no specific law that sets a precedent we suggest at least two month notice period and a potential penalty for the contract break (one month rent) however this could be dependent on market conditions. When the market rates are increasing it can financially benefit an owner to terminate the lease and obtain a higher rent from a new tenant. We suggest a written agreement be signed and approved with the conditions of Terminating the Lease to document and support the amended Lease expiry date & the terms.

There are laws that prevent an owner from breaking the Tenancy contract and vacating a tenant and therefore there would have to be approval from the Tenant should the Landlord be requesting. You can see our post “Vacation Notice” that advises when Landlords can ask a Tenant to vacate.]]>Mon, 01 Sep 2014 00:00:00 GMT<![CDATA[Rental Increase for next tenancy term – what is allowed?]]>http://www.dubailand.gov.ae/English/eServices/RentalIncreaseCalculatorEN.aspx.  Decree 43 of 2013 determines the rental increase for property in Dubai and the increase amount is subject to the average rate for similar properties. For example if you are a Tenant and currently paying between 11 – 20% less than average market rate the Landlord is entitled to request a 5% increase. The more under the average rate the higher the increase by increments of 5%. The maximum increase allowed is 20% however you would have to be paying less than 41% of current average. It is also a requirement by law to put in writing any requests to change the next tenancy term (including rental amount) at least 90 days before expiry unless you have agreed otherwise in the tenancy contract.]]>Thu, 28 Aug 2014 00:00:00 GMT<![CDATA[Maintaining your Property !]]>property management division can offer to assist with all of these.

Document the property condition when Tenants moves in and out of the property. There may be charges recoverable from a security deposit

Preventative maintenance programs include air conditioning servicing, electrical & plumbing checks

Regular property inspections to monitor for defects and issues that the Tenant may not always observe

Obtain more than one quote from maintenance contractors to ensure competitive rate and accurate detailed report before proceeding with works

Use only licensed and approved maintenance contractors and some building Management may insist on this before access allowed

Notices to be issued to the Tenants to give tips & suggestions on what they can be doing to help with the general up keep and maintenance prevention

Master main door key retained in Dubai for cases of emergency when immediate access is required & approved

Clause in Tenancy contract to include the term that minor costs are Tenants responsibility & this should help in their care of the property

A contact in Dubai that the Tenant can report any faults to in order to assess liability and arrange rectification

 ]]>Tue, 26 Aug 2014 00:00:00 GMT<![CDATA[Vacation Notice!]]>Wed, 20 Aug 2014 00:00:00 GMT<![CDATA[Why Exclusive Links ?]]>Why Exclusive Links ?
Our team of dedicated and RERA compliant Client Managers offer an oath to listen, commit, provide honest information and guidance to give you comfort and assurance that will allow you to invest wisely & correctly. We recognise we are not only in the property industry but also the service industry. 
Our team believe our unique approach gives you added value service and as the majority of our clients are repeat customers this attitude supports our goal to build long and trusting relationships with our clients.
Exclusive Links Real Estate offers you: the complete property experience with a wide range of services including Sales, Leasing and Property Management. Our boutique style western managed operation offers an unrivalled complimentary real estate solution.   a full range of complimentary services from our preferred partners.  These include legal advice, property conveyancing, residency & relocation, furniture & interior design, packing & removals, mortgage & finance and international currency exchange.   knowledgeable, qualified and trained Client Managers who specialise in communities and locations,  keeping up to date with the market trends and movement. hands on approach with our Client Mangers who will spend the required time and effort with you until the right choice of property is selected and secured. Client Managers who take the time to understand your requirements and goals.   We work with investors and end users alike listening to individual requirements and budgets and match this with our extensive list of properties available. a  team who actually care.  We prioritise customers’ needs and satisfaction over and above our own.  We recognise that a quick result doesn’t always produce a long term reward.   extensive marketing with full property descriptions and images to best promote and network your property. Our Client Managers learn their product with the aim to sell.  market analysis reports which provide the sale and rental history along with price variances for specific projects and areas. We provide the facts recorded by the Dubai Lands Departments to assist you in your decision making process. privacy and confidentiality.  No property is too small or too big and no budget is too little or too large.  Exclusive Links value and respect all our clients. service to exceed your expectations.  Our business is supported by referrals and repeat clients.  This is not only testimonial to our service but provides us with a source of loyal customers who rely on our team to deliver.  familiarity and continuity from a long standing loyal team who have been working with us for a considerable amount of years.  This adds to our name and brand.  vast experience and knowledge through the transparency and accessibility of our owners and directors, Louise Heatley and Zarah Evans.  They have over 20 years of working experience in the Dubai real estate market and are very much involved in daily requirements of running of the business. a reputable brokerage firm that compliments their client testimonials with respect from their competitors in the same field. Exclusive Links is regarded by the industry as a leader in the market of which other businesses follow suit.  
 
 ]]>Thu, 03 Jul 2014 00:00:00 GMT<![CDATA[Lack of affordable housing in Dubai]]>  
During 2013 we saw apartment rents increase by an average of 30% and as high as 45% over the past 2 years. Emerging markets such as Dubai Sports City, Jumeirah Village, IMPZ and Silicon Oasis along with the well known Discovery Gardens and International City are very quickly becoming unaffordable for the budget conscious resident. 
 
The RERA rental index has slowed down the rise in rental prices ever so slightly but there is still a concern for demand exceeding supply of projects being handed over in the residential pipeline.  The next four years should see around 65,000 units being handed over with 83% of those being apartments.  However affordability is the still the major driver. 
 
This short supply issue is under further pressure with the expectation that 260,000 new affordable units will need to be delivered in the lead up to Expo 2020. Without creating ghetto communities this needs to be addressed and it seems that the housing requirements of a large segment of the work force are being overlooked.  Access to affordable housing is a basic human right and need.
 
Cheaper housing options provide developers with lower returns so they continue to compete and deliver in the high end segment. The desire to deliver the biggest and the best coupled with high land prices doesn’t make financial or competitive sense for developers to cater to this cheaper market. In saying that market leaders Emaar have recently launched a new wholly-owned subsidiary, Dawahi Development, to drive value housing projects for mid income expatriates.
 
Dubai is a positive real estate market leader in the region and we need to close this gap before the residents of Dubai loose sight of what the definition of ‘affordable’ actually is.


Article published in Gulf News on Sunday 15th June written by Zarah Evans Managing Partner Exclusive Links Real Estate]]>Tue, 01 Jul 2014 00:00:00 GMT<![CDATA[If you are selling your property and wondering what documents you require, read on.]]>  
 
It is compulsory to register all tenancy contracts for Dubai properties via the Ejari online portal. If you are a landlords of multiple properties you can apply for the course to complete formal training after which you will be provided with your own account and can access the central system from any on line location.  The cost for each tenancy contract registration is AED160. You may also appoint a Real Estate company with a Management License to complete this online registration process on your behalf.  The other method of registration is at a number of external Ejari offices located throughout Dubai however documentation is required and the charge is AED195.]]>Sun, 29 Jun 2014 00:00:00 GMT<![CDATA[What are the benefits to using a real estate agent, as compared to a homeowner selling their home on their own?]]>Wed, 25 Jun 2014 00:00:00 GMT<![CDATA[What is the difference between a real estate agent and a real estate broker?]]>What is the difference between a real estate agent and a real estate broker?
In Dubai these are one of the same.  A real estate agent needs a broker’s number to trade legally and most real estate agencies are referred to as real estate brokers. In the western world we are more familiar with the terminology real estate agent but the term broker may be more typically used in Dubai quite simply because of translation into Arabic.   
On 22nd June 2014 the Dubai Land Department (DLD) confirmed that they have published the real estate legislation guidelines in English.  You can read more in this article published in Khaleej Times Business pages http://www.khaleejtimes.com/biz/inside.asp?xfile=/data/uaebusiness/2014/June/uaebusiness_June311.xml&section=uaebusiness]]>Mon, 23 Jun 2014 00:00:00 GMT<![CDATA[How can a real estate agent help a homeowner get the maximum asking price for their home?]]>Fri, 20 Jun 2014 00:00:00 GMT<![CDATA[What should a homeowner ask a real estate agent, when considering hiring them to help sell their home?]]>Thu, 01 May 2014 00:00:00 GMT