How Property Fund Investors Can Fare Better Than Real Estate Developers

Are real estate developers disadvantaged relative to property fund investors?

Most real assets are performing better than the volatile stock market. But for some, property funds hold greater attraction over developed real estate.

Since the financial crisis of 2008, investors have soured on traditional investments due to factors of poor performance. Instead, they’re turning toward alternatives that include land investments and property funds. The reasons for this are easily understood: The growing housing shortage in the UK portends good near- and mid-term value growth for all aspects of residential real estate, particularly in light of robust (7 per cent since 2001) population growth.

Of course, not all real estate is the same for investors. Within real estate are two distinctly different types of investments, built properties and raw land. Some investors choose built properties or to invest in the developer who is managing the construction and sale of homes and commercial structures. An option to that is raw land, ripe for plan rezoning from, say, agricultural to residential-designated land.

Both have their merits, of course. But land investment might hold the advantage for at least three reasons:

• Adaptability to market needs – Raw land can be converted (pending approval of Local Planning Authority approvals, of course) to the use that is most critical to the local economy. This flexibility allows the land investment fund to prepare parcels for what will be needed in a relatively short period of time. On already-built property, investors have only what is there unless circumstances allow for the extraordinary expense of demolition and rebuilding – which only rarely makes sense from an asset growth perspective.

• Less investment in development (and associated risks) – The boom-bust cycles of the past several decades remind us of how a billion Pounds can be squandered rather quickly when a large property comes online at the precise moment when no one wants it. See “Canary Wharf, Olympia & York” for a spectacular illustration of how badly property investments can fail.

• More liquidity (but still not volatile) – Perhaps the Achilles Heel of real land assets is the illiquidity of land, with or without property. But land investments that at most involve the light infrastructure required of residential neighbourhoods (roads, sewers and other utilities) are much more easily sold than property involving structures. While that pales in comparison to real estate investment trusts for liquidity, real property is not nearly as subject to market fluctuations as are REITs.

To be sure, both investors in property funds and land investments tend to achieve asset growth in well-managed situations. But from land to property development, the path is quicker. With a seasoned team of land investment professionals, a joint venture partnership can identify and manage properties for maximum value appreciation and resale between 18 months and five years after acquisition.

All investments carry risk and should be considered in relation to one’s full portfolio of financial instruments. Be sure to contact a personal financial consultant before embarking on any investment.

Dubai Real Estate Developers Revising Prices and Payment Plans Based on New Market Conditions

With an estimated 70+ projects that are now for sale across Dubai, we are increasingly seeing Real Estate Developers revise their offering, prices and payment plans to gain market share.

While the major established developers like Emaar Properties, Nakheel and Dubai Properties Group are still able to sell out projects with relative ease – there are now dozens of smaller, private developers that are building various types of projects across Dubai.

The competition is strongest on the mid-end segment. Hot spot areas of development include projects like Dubai Sports City, Jumeirah Village and the greater Dubailand area. With so much competition in this segment, developers are adapting to the market place with new, innovative campaigns and product placements.

A bit of background; Dubai’s real estate market crashed in late 2008 and between 2009 – 2011, the market corrected drastically with prices declining between 30 – 50% in some cases.

Starting in 2012, mainly as a result of instability in the region (remember the Arab Spring), billions of dollars poured into Dubai – largely being diverted into the local real estate market.

From 2012 – to late 2013, the market appreciated drastically. In order to cool down the market and prevent another bubble, the Government took a number of measures to prevent speculation. An increase in the mortgage cap, doubling of transaction costs and preventing off-plan buyers to resell immediately have all contributed to a slow down.

The slow-down has not been as drastic as once feared. The correction which began in mid-2014 has seen prices decline by 7 – 10% on average for most communities. Many of the small and medium sized investors have started consolidating their positions. Most mature communities have high occupancy rates and now witness less transactions.

The overall market has now shifted towards the off-plan market. Buyers from within Dubai and from overseas are attracted to purchasing on payment plans which minimize cash flow and risk.

Thousands of units have been announced for development since 2013. In the long run, the city will require new housing to counter a growing population and high rental costs which contribute to the high cost of living in the city.

With so many under-construction projects, developers are competing against one another in ways that they have never done before.

Developers are revising prices downwards and in an interesting turn of events, many new projects are now offering payment plans which extend to upto 3 years after completion – a concept which was pretty much unheard of a few years ago.

Good examples of these extended payment plans are projects like Royal Estates in Dubai Investment Park, GGICO’s numerous developments in Sports City and Dubai Silicon Oasis and Al Khail Heights.

Even high-end developments are beginning to introduce flexible payment plans. Fortuna Village, a 30 townhouse development enclave within Victory Heights, has recently offered buyers a chance to pay off their units upto one year after handover on a 6% increase on the purchase price.

According to research done by on under-construction freehold supply, there are 9,000 villas, 6,300 townhouses and 38,000 apartments currently under-construction across Dubai.

Great Home Interior Design Ideas for those on a Budget

Who does not want a lovely home with beautiful decors and wonderful interiors? Perhaps only a hermit would want to keep his dwelling as austere as possible. You, on the other hand, would want to keep your place nice and charming – very conducive for living. Unfortunately, a lot of people are afraid of updating their interior design because of the dreaded costs of redecorating their living space. However, this is not actually true because there are many great ideas that could help you beautify your room without you having to sacrifice your budget.

Here are some great home interior design ideas that you may follow if you want to rev up a room that has been having the same look for ages.

– Reorganize your furniture. By changing the positions of your furniture, your room can achieve an entirely new look. Try changing the angles of fixtures or pulling them away from where they are now to update the dimension and look of the room.

– Paint your walls. Paint can come quite cheaply nowadays, and you can totally change the look of a room by painting the walls. You can make the change so radical, that it would really become a great transformation. You may even just some accents like straight lines, or stencil patterns to enhance the appearance of boring walls. You will be surprised as to how great the possibilities can be.

– Let Mother Nature in. You can freshen up any room by bringing plants. This can also help freshen the air as well as plants are known to filter the atmosphere. If you do not have time to take care of plants, then you could have artificial leaves and flowers. Having a touch of green makes the room so much pleasing to the eyes.

– Add a simple rug. Area rugs can create a soft touch in a room. A rug can add a piece for the eye to look at, making a very boring room more interesting to look at. Look for brilliant colors that still complement the motif of the room for that jazzy accentuation.

– Hang mixed frames on your wall. A picture frame collage could spice up any naked wall. Picture frames also add a sense of coziness and warmth especially if they contain photos of your loved ones.

– Change bathroom fixtures and fittings. You do not really have to remodel your entire bathroom to achieve a new look. You can just change the faucets or the flush handles, you can add some vanity lights or mirrors, and you would witness a dramatic change in your bathroom.

– Add new lamps. Bringing in light to any room adds warmth and a glowing presence that can make a gloomy room become full of life. Use interesting shades if you want something trendy.

– Replace the pulls and knobs of your closets. Just like with bathrooms, you do not really have to change fixtures to change a room’s look. Just change the handles and knobs of your cabinets and you can totally transform the entire room. You could go modern and use chrome or stainless steel; you may also go classic by installing brass or bronze.

– If you have the budget, install new wallpaper. Just like, paint, wallpapers can really update the look of your room. Nothing is crisper than a newly wallpapered wall. If you do not have enough money to wallpaper the entire room, you can just put wall paper borders to add interesting accents to your living space.

Decorating your home need not be expensive. With these great home interior design ideas, you can make your house as good as new.

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