DO NOT INVEST HERE ! Mohammed Zohaib | Dubai Real Estate
Summary
TLDRThe speaker critically analyzes luxury real estate investments in Dubai, highlighting both positive and negative aspects. He focuses on high-end communities like Acres by Miras, Oasis by IMA, and Damac Islands, discussing concerns such as visible cables and outdated properties that may deter investors. The speaker emphasizes the importance of product selection in volatile markets, explaining how the right choices can safeguard investments. He notes that new master plans and specific floor plans, like corner units or mansions, often provide safer, more profitable opportunities, especially during market corrections.
Takeaways
- 🏙️ Ultra-Luxury communities in Dubai, like The Acres by Miras, face challenges such as unsightly and hazardous overhead cables, which limit potential investors from regions like Europe and the US.
- 🏘️ In Serena, property prices have peaked, and newer, better-designed properties entering the market may stagnate older property values.
- 🌆 Dubai is evolving and selling a luxurious lifestyle with new products entering the market, including highly competitive Villa communities with advanced amenities.
- 🏡 The Damac Islands development, especially six-bedroom Lagoon-facing villas, have strong appeal due to their innovative designs and floor plans.
- 🌍 Rukan, Serena, and Reportage Village communities have key concerns, particularly around power lines and design limitations, making them less desirable to certain investors.
- 📉 While older villa communities might be stagnating in value, new master plans like Damac Sun City and Damac Islands offer unique opportunities for early investors to make a profit.
- 🏢 Larger corner units and mansions are often more desirable and hold their value better, especially in growing areas, with better privacy and room layouts.
- 💰 Mansions with large basements and pools are particularly attractive to investors seeking homes of 8,000 square feet or larger, especially near lagoons or golf courses.
- 🔄 The speaker emphasizes caution in investing now, as some markets, like the UK, Canada, and the US, are struggling, though Dubai and Saudi Arabia are thriving.
- 🧩 In case of a market correction, investors should focus on selecting the right products to ensure long-term safety, especially those with limited supply like mansions.
Q & A
What is the main focus of the video?
-The main focus of the video is to highlight the negatives of certain real estate investments in Dubai, particularly in luxury communities, and to offer a critical perspective on property selection for investors.
Why does the speaker emphasize understanding the negatives in real estate investment?
-The speaker emphasizes the importance of understanding the negatives because if the assumptions behind an investment are wrong, it becomes difficult to make the right decision. Proper risk assessment ensures better investment choices.
What is the speaker's concern about properties with visible cables in luxury communities?
-The speaker is concerned that visible cables in luxury communities, such as The Acres by Miras, may deter potential investors from Europe, Japan, and parts of the US and UK, as they might see it as a health hazard.
Why does the speaker think property prices in Serena have peaked?
-The speaker believes property prices in Serena have peaked because new developments are coming to the market, offering better amenities and more modern designs, which may overshadow older properties like Serena.
What factors does the speaker consider important when selecting a property in Dubai?
-The speaker considers factors like floor plans, location, visibility of infrastructure (e.g., cables), community amenities, future market trends, and the type of property (e.g., mansion vs. villa) when selecting a property for investment.
Why is the speaker particularly interested in Damac Islands?
-The speaker is interested in Damac Islands because it revolves around the concept of Jera Islands, a successful and unique development in Dubai. The six-bed properties on the Lagoon with impressive floor plans particularly caught the speaker's attention.
What is the significance of corner units in property investment according to the speaker?
-The speaker believes corner units are highly valuable because they are in limited supply, offer more privacy, and tend to be the first properties that potential buyers or renters choose, making them a more secure investment.
Why does the speaker prefer the five-bedroom properties over the four-bedroom ones in Damac developments?
-The speaker prefers the five-bedroom properties because they are corner units, have all en-suite bedrooms, and provide better privacy. Additionally, the five-bed units cater to a larger market due to their design and size.
How does the speaker view the current real estate market in Dubai compared to other regions?
-The speaker views the Dubai real estate market as strong and promising, especially compared to struggling markets in the UK, Canada, and Europe. The stability of the UAE Dirham, pegged to the US Dollar, makes Dubai and Saudi Arabia attractive for investment despite global market challenges.
What advice does the speaker give regarding real estate investment in case of a market crash?
-The speaker advises investors to be selective about the products they invest in, as some properties can withstand market crashes and retain value, while others may experience temporary losses before recovering.
Outlines
📉 Highlighting Negative Aspects of Dubai's Real Estate Investments
In this section, the speaker emphasizes the importance of acknowledging the negative aspects of Dubai's real estate market, particularly in luxury communities like The Acres by Miras. They discuss how certain properties are affected by factors such as visible cables, which are perceived as health hazards, potentially driving away investors from regions like Europe, Japan, and the US. Examples like Serena and Rukan communities are given, where prices have peaked and concerns arise due to issues like competition from new developments and proximity to less appealing areas like Reportage Village. The speaker advises careful product selection, citing the importance of amenities, location, and the evolving nature of Dubai's market.
🏙️ Sherry Woods and Flow Plan Challenges in Dubai Communities
This paragraph focuses on various Dubai projects such as Sherry Woods by Miras, Miror Oasis by Emaar, and Nshama Town Square. While acknowledging their visual appeal, the speaker notes that these projects have smaller floor plans, which may eventually stagnate in value as new developments with improved designs come up. The speaker emphasizes the importance of considering flow plans and space usage, as these factors are crucial for long-term investment potential. The speaker highlights Damac's Sun City and its positive developments, like shared park spaces and improved contractors, as well as the potential of the upcoming island community project.
🏠 Mansions vs. Villas: The Benefits of Investing in Larger Properties
This section delves into the specific differences between mansions and villas, focusing on features such as large basements, pools, and significant plot sizes, typically seen in mansions. The speaker emphasizes the appeal of mansions, especially those located on lagoons, for investors looking for luxury properties with 8,000 sq. ft. built-up areas and larger plot sizes. They also touch on the advantages of investing early in new master plans, where first-cluster investments generally yield higher returns. The paragraph closes with advice to be cautious with product selection due to potential market corrections, using Dubai’s stable market as a contrast to more volatile regions like the UK and the US.
Mindmap
Keywords
💡Ultra Luxury
💡Cables
💡Serena
💡Flow Plans
💡End Users vs Investors
💡Corner Units
💡Market Crash
💡Mansions
💡Demand and Supply
💡Payment Plans
Highlights
Emphasizes the importance of recognizing negatives in real estate investments.
Mentions the luxury community 'The Acres' in Dubai and compares it to 'Oasis by IMA'.
Highlights potential investors' concerns about health hazards from visible cables in certain communities.
Notes how cables can deter investors from Europe, Japan, and parts of the US and UK, impacting property sales.
References the 'Serena' community and observes that its prices may have peaked.
Discusses the impact of new housing products entering the Dubai market, potentially causing price stagnation for older communities.
Points out the increasing demand for lifestyle and luxury in Dubai’s real estate market.
Mentions upcoming developments by Damac, including 'Sun City' and 'Damac Islands', which offer appealing floor plans.
Expresses preference for properties with corner units due to their higher demand and added privacy.
Highlights the popularity of houses with a bedroom on the ground floor, which caters to the large Asian community.
Mentions the absence of a maid's room in some properties as a downside.
Stresses the importance of selecting the right product in case of a market correction or crash.
Compares different mansion and villa designs, including lagoon-facing and golf course-facing properties.
Highlights the significance of getting into the first cluster of new master plans for guaranteed profits.
Mentions how Dubai and Saudi Arabia are becoming increasingly attractive real estate markets due to global economic conditions.
Transcripts
So today we're going to talk about the
negatives uh and it's very important to
emphasize on the negatives because I've
explained in multiple videos that if
your assumptions itself are wrong how do
you make the right investment for
example I'm standing I mean this is
supposed to be one of the most
Premier Luxury Ultra Luxury communities
in Dubai this is the acres by miras
we're comparing this with Oasis by IMA
the properties that I'm targeting we
have 15 million plus but do you see
those saw the cables now like for
example if I have an Ultra Luxury
Mansion but of course I'm not going to
have the Ultra Luxury Mansion over there
the Ultra Luxury Mansions will be
located on that side which is a good set
because you get a Skyline View but let's
talk about the people who invested in
this section of the community where all
the cables are there see now there I
know there are investors who consider
that a health hazard and are not so we
we straight wipe out a big portion we're
talking about Europe Japan parts of us
part of the UK you you straight wipe out
a big chunk of uh potential investors
that we can sell the property to or rent
the property to now another one I want
to show you this is that a school is
that a
hospital that's actually a villa
community so it's called rukan now
another example see now far over there
the little brown house that you can see
over there so that's called Serena by
Dubai properties no offense against
Serena but I think the prices are sort
of peaked so if you see the kind of
houses over there the people invested in
Serena of course made profit I'm not
they made profit and they're good but I
think the prices have peaked because
once in 20126 when all these new houses
come on board I told Dubai is a con it's
a 20 25 year old Market with these new
products come on board uh you have a
choice would you buy 3.5 million you get
a three bed over there would you buy for
3.5 million 3 bit over there or would
you buy float ceiling Windows nice and
bright great Community amenties the
amenities itself in nowadays the
communities are are unbelievable that's
the competition now right because people
are now what is Dubai selling Dubai
selling lifestyle Dubai selling luxury
now right next to
rukan now if it was just Serena it's
decent but Serena that's your cap right
the three beds are 3.5 4.5 5 Milli
that's your cap
right you got rukan over here I don't
want to give further comments on rukan
but I think my body language itself
expresses a lot but after rukan is my
biggest problem that's reportage Village
so again you know I don't want to get
too rash on on on on on on video but so
these are my few of my concerns that
okay you've
got rukan Serena is okay reportage
Village you got those cables so you need
to make sure they you're not over here
but today's
video is uh like for example yes there
was the Acres launch today so was a
fantastic launch but you know I was so
specific about my product
selection I only
chose the six bed I know the price is
around 15 million but that was the only
flow plan that I really enjoyed we can
have a very long discussion about why I
chose that particular flow plan but
there are two other launches now
similarly uh now I made a video saying
uh all the Villa communities in Dubai so
this comes between zone 5 and zone 6 so
Zone 1 and two being your JRA Road we're
talking about the Palm Zone 2 Shide we
between zone 5 and zone 6 you can see
Emirates Road the board over there so
that's that's basically Emirates Road
and a lot of development is happening
over here there are two new master
communities by damac um one is called
Sun City and the other one is damac
Islands now damac islands are very
interested on because it revolves around
the jera islands concept again in every
launch there are certain products that
are interesting over here the six bed on
the Lagoon had a fantastic flow plan uh
I was very excited about that particular
product now um imar osis if you want me
to give you a little more critical
opinion about that let me know in the
comments now let's head over to uh the
new launches by Dak and I'll tell you
which products I'm interested in that
Pro in that
Community okay so believe it or not this
this area is a bit funny because um uh
let me explain it to
you so um Sherry Woods by miros now
believe it or not this
technically is not one of the best
projects of miros but imagine it looks
so good despite because miras always
talks about City Walk they talk about uh
Blue Water Islands lammer so the these
are their key projects similarly
uh next was miror OS by imar again it's
not one of the best projects of of of
imar but that's the beauty of Dubai and
learning in general right they're
constantly learning from their mistakes
so now this plot behind me damac is
basically bought this
plot opposite me now from the other side
over there you can see uh nshama Town
Square so so all these you know nashama
Town Square miras and miror Oasis
especially especially nashama Town
Square miror ois Eden Sun they all had
smaller flow plans now people don't
exactly I think those small flow plans
at some stage I know investors made
profit but at some stage I think they
will sort of stagnate in prices because
these new products that are coming up
people are really working on their flow
plant because that was one of the
biggest concerns expressed by end users
and investors now let's just look at the
plot you know so that is why Sun City is
not a big Community you have only around
748 Villas in fact that Park that you
see over there is going to be like
shared between uh Sherry Woods and uh
damak Sun City so it's going to be like
damak Sun City by
sherwoods uh which I think is a very
positive sign that deac is really
getting into the big leagues they
upgraded their contractors so this is
the plot for uh sherwoods same situation
with the cables we need to be careful
about that but you can see that the
cables are on the other side of the road
it's not exactly adjacent to um to Sun
City now what I'm really excited about
is on the other side where they're going
to develop This Island community because
jera Islands the only other Island
community is J Islands now very
successful product few few Villas so
let's talk about Sun City itself now Sun
City it's a mix of like four and five
bedrooms or five bedrooms a corner four
bedrooms so we are focusing a bit on
negatives a bit bit more a bit more
critical thinking or Overlook of
properties now if you study the four
beds in damak the only sort of negative
is that there's no maze room the the
bedroom there's a bedroom on the ground
floor which is fantastic that that that
that itself that one fact bedroom on the
ground floor you're catering to a huge
Asian Community because Asians and when
I talk Asians is not just Indian
Pakistani
Bangladeshi uh Sri Lanka I'm talking
about even Japan because you know
parents get old the older parents stay
on the ground floor kids go upstairs
it's a very common tradition so you
straight hit a large segment you must
understand just India Pakistan alone the
population is is massive right so uh
that's good but there's no maid room the
last bedroom is your option whether you
want to use as a maid room or um a bed
room problem number one problem number
two now in particularly this floor plan
I observe that the powder room and the
bedroom share a common bathroom I'm just
I'm just letting it out I mean see it's
always we're doing a risk assessment
here right pros and cons right I'm I'm
just saying that this is the fact so
this is how I normally work with
investors I'm like this is the fact now
it's your call in this particular
Community I prefer the five beds because
the five beds are Corner units I I
always love Corner I've always I've
spoken several times the importance of
investing into Corner units it's uh
lesser in Supply people like it whether
you're renting a property you're selling
it it's normally the first ones that
people want to choose it's a little more
private um like even over here if you
look at those the ones in the corner
always have a certain kind of an edge
benefit it's amazing you know I mean
sherwoods miras doesn't talk about it
but it looks really nice the community
is not bad so the five bits I'm really
because all on Suite bedrooms uh powder
room is separate again there's a bedroom
on the floor so it takes all the boxes
it's called
the price point makes sense I like how
damak has structured the payment plan in
general where it's 1% every month
there's a bump every 6 months so I think
it is a decent product to invest in
damac Islands now Mansions I've made an
entire video on the importance of
mansions Now understand the product
value is it spikes a little bit but let
me take you to a mansion it's a bit dark
it's the Sun is setting but so I think
it by the time you hit the Mansion it'll
be a bit dark but let's see a mansion
I'll explain to you see the difference
between a mansion and a villa is that
Mansions normally have this nice big
basement
pool we're looking at around 8,000 foot
so there's a particular segment of
investors who want houses 8,000 ft built
up plus the plot size we're looking at
10,000 ft plus now a mansion on a
lagoon is something an investor would
really look forward to now it's your
call whether you want a mansion on a
golf course or a mansion on a lagoon but
that's a very very interesting product
so let's have a look at the Mansion so
these are the two products I wanted to
talk about majorly today a new master
plan is always exciting for me like a
new master plan if you manage to get
into the first cluster you're always
making Profit just by default now for
example Dak lagoons the people invest on
the last cluster I think are a little
stressed out right now now another
reason why I'm being so picky and so
critical you'll find a little change in
my videos like you'll find my older
videos in Dubai Creek Harbor r not from
Marina I was very optimistic I was like
yeah yes invest invest invest 2021 I was
like go go go but now I'm a little I'm
I'm treading very carefully on products
on investments because see the situation
in UK Canada Europe is
bad but it turns out to a positive for
Middle East Dubai and Saudi are looking
very good very interesting markets to
invest in so it's looking good but the
US market is not looking ideal
and the Duram is p to the dollar if the
if the market crashes if at some stage
there will be a correction you want to
invest into the right product I'm not
worried about market crash see there are
products where the market goes up or the
market goes down your your investment is
safe there are certain products so which
products will you face a loss for a
certain period And it climbs back up and
which products you're safe at that's
what you should be looking into as well
in case of a correction market crash I'm
not it's funny uh I know I'm Indian I
went to Pakistan recently and and and
Pakistan the market is really dipped at
this stage I was looking at options over
there as well I was like I enjoy a
market I'm not saying I enjoy a market
crash but in a market crash there's
always opportunity for investors so a
market crash is not a bad thing for
investors but only that you need to be
very careful with your product selection
Che got a mansion and this is why I tell
people hey you know what let's schedule
a call on the call I'll explain what
products
we can uh
choose in order to save from a market
crash which are the products now I I
can't exactly tell online hey you know
what don't invest with these products
you're going
to get a loss I don't want to take get
any issues with developers you know so
there are pros and cons that's what I'm
trying to say so now let me show you the
Mansion very very important investment
again the supply is very low into this
product we're looking at a 2% Supply so
these are factors that you to consider
demand Supply what product what price
per square foot what is the location so
these are the things that you should be
looking into let's check out the
Mansion
it I got
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