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Ok guys and gals
I need some advice from y'all regarding living in Dubai.
yours truly is living in Abu Dhabi presently, but the ever increasingly attractive rents in Dubai is enticing me to make a move.

So I have a few questions which I hope any of you can answer

1) How are Dubai Marina, JLT, and Tecom as areas? I read about some problems recently in Discovery Gardens, is there a chance we may have such "bachelor" issues in Marina or JLT ?

Is there any major difference between Marina and JLT apart from the fact that they are on opposite sides of the road?

2) What are the various 'fees" apart from rent. I can only think of DEWA, Chiller, and housing fee of 5%. Does Dewa fees exceed 500 Dhs a month for a 1 bd apartment ?

3) What is the main difference between renting freehold property from an owner, and renting a flat from a single owner non-freehold property?
Is there any legal or maintenance limbo I might find myself in rented freehold ? Do all RERA laws etc apply equally in both cases?

Thanks in advance

1) All 3 districts are relatively beside each other which in your case if you're coming from Abu Dhabi, you will see lots of buildings on your right and left with your right being JLT and left being Marina. If you drive another 7 minutes on Shk Zayed you will see lots of buildings on your right which would be Tecom. Each district has their own pros and cons. No bachelor issues in Marina. In JLT, "laborers" for which bachelors refers to, are only working their as construction workers to finish off buildings but they are not sent to live there like in Discovery Gardens. The issue is the low rent in Discovery which companies are taking advantage of to use as labor camps. This doesn't bode well for the family community.

2)The fees are DEWA, chiller(depending if Landlord covers it, and they usually do), dont know if it exceeds 500/month. Might want to use candles if you are that concerned. Never heard of a housing fee of 5%.

3)The difference is the landlords. In my opinion, freehold areas are better maintained by the landlord as opposed to non-freehold. Freehold landlords are much more reasonable and take care of tenants while the other ignores and expects you to take care of everything.
"Is there any legal or maintenance limbo I might find myself in rented freehold ?"
Just inspect the property. Buildings in JLT are very new and should be having no issues. You can ask the landlord to input a clause that would cover you for general and major maintenance works in case of pipe leakage etc and Im sure they will agree. Just make sure to read the contract and input anything you think might protect you in the future. Yes RERA law applies but that doesnt mean that they will enforce. Enforcement of the law is a big issue with RERA. So its like buyer beware case with used cars.

Hope that helps.

BlackburnRovers wrote:Ok guys and gals
I need some advice from y'all regarding living in Dubai.
yours truly is living in Abu Dhabi presently, but the ever increasingly attractive rents in Dubai is enticing me to make a move.

So I have a few questions which I hope any of you can answer

1) How are Dubai Marina, JLT, and Tecom as areas? I read about some problems recently in Discovery Gardens, is there a chance we may have such "bachelor" issues in Marina or JLT ?

Tecom and JLT are two big construction sites with noise from construction machinery from 6AM and absence any greenery and sand instead. At my taste Tecom is better as it's much smaller, has a good entry to SZR, Al Hail road and Emirates Road and metro station in front of your building. Another benefit is "The Greens" nearby with lake and very green territory for running in the morning (very well-maintained). Another benefit for me are a few exelent restaurants and bars (Nelson, Belgium Cafe, Queen and Lion) in the neibourhood .

As for JLT the road infrostructure is very bad. The lakes are not existed. 70% buildings are under construction. The connection with Marina is not realy easy.

Is there any major difference between Marina and JLT apart from the fact that they are on opposite sides of the road?

There is a very big difference. It's not possible to compare.

2) What are the various 'fees" apart from rent. I can only think of DEWA, Chiller, and housing fee of 5%. Does Dewa fees exceed 500 Dhs a month for a 1 bd apartment ?

I pay to DEWA less than 200 Dhs for 1BR. About housing fees I didn't pay at all. I rent freehold property from an owner.

Thanks

The only reason I'm concerned about Dewa rates are recent reports quoting people seeing their bills triple for no reason, with figures of 1500 dhs for 3 bd apts being thrown about in those reports.

So I understand that Marina is quite the "finished area" while JLT is what marina was like during construction..

Funnily I didnt notice that Discovery Gardens rent were that much lower than JLT rents, yet DG is already a mini labor camp, if Gulf News is to be believed.

So if JLT rents fall lower what are the chances , it too will attract lots of single workers...?

BlackburnRovers wrote:Thanks

The only reason I'm concerned about Dewa rates are recent reports quoting people seeing their bills triple for no reason, with figures of 1500 dhs for 3 bd apts being thrown about in those reports.

So I understand that Marina is quite the "finished area" while JLT is what marina was like during construction..

Funnily I didnt notice that Discovery Gardens rent were that much lower than JLT rents, yet DG is already a mini labor camp, if Gulf News is to be believed.

So if JLT rents fall lower what are the chances , it too will attract lots of single workers...?

I would advise you to come and look at "The Greens". I had the same issue a year ago and chose this green well-developed comunity.

JLT was and is not going to be Marina in any ways.

Many of the towers in the Marina and JLT have apartments and in some cases complete floors let to SME’s, the towers can be identified by the buses providing transport for the occupiers of these apartments, I have a colleague who lives in one of these towers where 6 complete floors out of 29 with additional units on other floors are let to Baker Hughes to house the students attending their technology centre in the Jebel Ali Techno Park, he tells me there are no related issues other than congestion of the services when the buses pick up and drop off. There are ‘Bachelors’ from every social class and as long as there is a prevailing sense of responsibility, and efficient management of any anti social behaviour, I see no reason why there should be a fear of Bachelors.

The anomalies associated with the billing and collection of the Housing Fee, for which every resident in Dubai is liable, is well documented and I’m sure has been discussed on the Forum previously but for your information purposes, DM are busy closing all the loopholes!

DM has placed the responsibility of registration for the housing fee directly upon the occupier and reserve the right to charge a fee guided by RERA if the registration process is incomplete by the end of this Year, whether or not this comes to fruition is debatable, nevertheless, it is a work in progress.
This can now be completed online here, https://portal.dm.gov.ae/rcapp/register.jsp

http://login.dm.gov.ae/wps/portal/!ut/p/c0/04_SB8K8xLLM9MSSzPy8xBz9CP0os3hHP193S3cfQwN_TxdjAyNTXz8fzyBPY4NgA_3g1Dz9gmxHRQBrFZ2t/?WCM_GLOBAL_CONTEXT=/wps/wcm/connect/DMEGOV/dm+internet+en/home-en/internet+news-en/news100607-02

My persoanal opinion ( which could be a little biased ) for someone commuting to Abu Dhabi would be Discovery gardens. Its the closet. JLT ( just read the recnt post by Dubai Dog and also commented on by RC ) is a big construction site and access in and out can be a pain but the builldings/apartments make up for it.

The problems in DG are a bit overplayed in the press, but atleast they are getting attention. Rents are the cheapest, nicely designed commuity now with a ever growing little hub of its own supermarkets, resturants, Laundris and barber shops. Also not to forget Ibn Batutta mall is just a minute away. I love havong to get out 10 mins before a movie starts and be back home in 5 after it ends.

Dealing with private landlords with much much more simpler and yes they take better care of the tennats. Rents are negotiable and so is everything else. Have no idea what housing fee is since never paid it till now but that could change as dillion mentioned, Dewa has never been more than 130dhs and even with the fore mentioned housing fee would not cross 300 dhs

For someone commuting to Abu Dhabi I would only consider DG or JLT. Dubai marina is usally crowded and a mess on weekends and holidays and still rents are not as cheap and have "heard" Dewa charges can be quite high there. Green, Springs, Tecom, Barsha etc etc might not look far but from DG to Greens say for example can add another 15 to 20 mins to your journey due to rush hour traffic, which usually starts from around DG.

Best thing is to set up a couple of viewings in the mentioned locations have a look around.

Thanks
DDS,
Is there any major difference between the various "clusters" in DG, Mediterranean, Mogul etc. or are they all the same?

I saw some great deals at IMPZ and Khail Gate; 41k for 2 spacious bedroom apts, but they are right off Emirates road so the drive to AUH may not be that nice

BlackburnRovers wrote:Thanks
DDS,
Is there any major difference between the various "clusters" in DG, Mediterranean, Mogul etc. or are they all the same?

I saw some great deals at IMPZ and Khail Gate; 41k for 2 spacious bedroom apts, but they are right off Emirates road so the drive to AUH may not be that nice

I saw this offer too. Is it in the Emirates building on Al Khail road?

What's the problem with Emirates road?

As for DG as far as I know those appartments are without facilities at all.

Well living on Emirates oad means I will add 20 minutes to my commute to AUH after struggling with trucks on that road...

Btw I noticed a website i-dar advertising lots of apartments 10-15k below most other real estate companies.

Whats the worst "hidden problems" I may face if I pursue such ads ?

Yeah Khail gate is pretty far off. As for different clusters they are pretty much the same except Zen. The buildings are odd and pink and most of the living space is taken up by balconies. Although there are slight variations in each apt of each cluster. Like one will have a three door built in wardrobe while another 4. And the actual size of the apt also varies. I think with Moghul having the bigger size apt comparing to med or zen.

I dunno what RC is talking about but if he means ameneties like swimming pools and gyms, yes they are lacking.

And I can't say much for i-dar never heard of them. BUT beware of scams. And always get a contract or make out payment to the land lord and not any middleman or agency. There have been cases of such.

http://gulfnews.com/news/gulf/uae/housi ... n-1.520499

Al Khail gate is like International City, "Midtown". I stumbled in there a few weeks back. It is actually advertised as a bachelor/worker accommodation. It is cheap because it is a total dump with bad access. Yes, it is new, but full of abandoned cars and mud puddles(?) Don't even bother pursuing this one if you are even questioning "Disco-G". DG would be good for your commute, just depends what you want. Easy access? Lifestyle? Facilities?

Other than the crap road, JLT has loads of services and parking as well as the metro right outside the door. That being said, bring on JBR on the weekend! Woo-hoo.

I have it on good authority that there are 2 bedders for rent in JLT for 65k, so I imagine 1 bedders are cheaper. My bro owns a place in there, and I can honestly say that after a year, there has been no issues, good management, good facilities and about the ONLY building with good access that can avoid the dreaded roundabout!

Don't know your budget, but there are apartments in the Marina starting at 50,000 for 1 bedroom.

http://dubai.dubizzle.com/property-for- ... &x=15&y=13

I am seeing JLT start at 40k and Marina start at 50k, for 1 bd's i.e.

I think I will make a deal within the next week, cant imagine them falling much further....

So guys, here is my caveat emptor checklist

1) Check if agent/real estate firm is affiliated with RERA
2) Check for all maintenance, parking, chiller fees
3) Check neighbours out and randomly survey 2-3 occupants on whether there are major issues wrt maintenance etc.


Anything else major that i skipped ?

If its freehold, do I have the right to ask to meet the landlord, otherwise how do I ensure the RE company has full rights to lease and collect payment ?

And finally, do landlords have right to ask me to move out anytime within my contract?? What happens in the apt is sold to another owner, does that change anything wrt my rights as a tenant

BlackburnRovers wrote:I am seeing JLT start at 40k and Marina start at 50k, for 1 bd's i.e.

I think I will make a deal within the next week, cant imagine them falling much further....

So guys, here is my caveat emptor checklist

1) Check if agent/real estate firm is affiliated with RERA
2) Check for all maintenance, parking, chiller fees
3) Check neighbours out and randomly survey 2-3 occupants on whether there are major issues wrt maintenance etc.


Anything else major that i skipped ?

If its freehold, do I have the right to ask to meet the landlord, otherwise how do I ensure the RE company has full rights to lease and collect payment ?

And finally, do landlords have right to ask me to move out anytime within my contract?? What happens in the apt is sold to another owner, does that change anything wrt my rights as a tenant

A common source of complaint by occupiers of residential towers are the chiller fees, as some installations have individual installed meters while others estimate individual consumption based on floor area and the charges vary greatly, enquire about the method used and the process of calculation.

For your Item No 3 you could post further questions at http://jbrcommunity.com/ for the Marina in General and JBR in particular, and http://jltcommunity.com/ for JLT.

You could even deal directly with the owners from these sites and save yourself an extra 5% commission, your rights as a tenant with regards to assignment or any other issue will depend largely on your tenancy contract, these vary in quality between estate agents and owners alike.

If you feel insecure regarding the conditions of your tenancy contract or the ownership of the property then I would suggest an independent legal review would be in order.

WAIT !!! WHAT THE HELL IS WRONG WITH BACEHLORS ??
WEREN'T YOU ONE YOURSELF , ONEDAY !!!
SHOULD WE '' BACHELORS '' LEAVE THE CITY FOR THOSE SO CALLED '' IMAGINARY HAPPY MARRIED COUPLES ''
MAN IT SUCKS TO BE MARRIED , WELL PROBABLY SUCKS TO BE YOU ,TOO !

Did you manage to break your capslock key ot what ?

Reports in 7 Days of rats now being common problem in Disco G.

JLT is also experiencing a change in clientele due to lowering prices and % of occupied towers, still a few not finished too. The road in/out at JLT is also a pain, a one way street that you have to go all the way around to enter/exit, depending on where your block is. There are also 1 small shop and only one bar which isn't actually in the main JTL area. That said the apartments I've been in are nice, good enough standard for renting and you should get good value for money. Worth considering if you just like to crash in front of the TV or PC in the evenings.

The Marina/JBR, more shops, more restaurants, more bars. More traffic and the same annoying road system in JBR. JBR actually looks like European communist tower blocks to me but people like it, JBR walk is very lively with cafes, restaurants etc but a bit fake and only one 1 bar, Frankies. JBR is also a opposite a very busy beach. A real marmite area, not for me but a friend loved the fact he could get speaking to loads of random folk by the pool, in starbucks, on the beach etc.

Tecom is more sparse and a bit more spread out, some of the buildings are being worked on so the noise can be a problem. That said, not that busy with traffic, easy access, 3 decent pubs within walking distance and a Carre Four express. If you are on a budget or looking to save a bit of money, I'd seriously consider here.

The Greens is opposite from Tecom and a finished, established area. Bit busy, parking a problem if you have more than one car. The appartments I've seen are nice and there is a decent gym and swimming pool in the centre of each complex. Also got a supermarket, Costa's etc, no bars but only a short walk/taxi to Tecom.

My personal preference would be The Greens then Tecom (being very careful what building) but certainly wouldn't discount the other areas.

Thanks everyone for your advice

I have chosen JLT as the loop is not so bad if you live in the side facing Emirates hill, like at the concorde or bonnington side.

Also Marina is 5 minutes away...

Tecom offered the best deal for money, but the area is extremely depressing at night....