Experts split on impact of visas on Dubai property

Analysts dubious on whether foreign buyers will pay premium to ensure residency

Real estate experts are split over the impact granting three-year property visas to some UAE home owners will have on Dubai’s beleaguered housing market.

The decision by the UAE government in June to offer extended visas to owners of properties worth AED1m or more, replacing visas that require renewal every six months, has divided analysts, with some suggesting the move could spur sales among foreign buyers.

“There are certainly going to be people in the world who come from some of these politically unstable countries who would pay a premium for a property if it meant they could get a visa,” said Tom Bunker, investment sales consultant at Better Homes.

“If the new visa rules aren’t going to include people from these politically unstable countries then we’re not going to see a big change in the property market.”

The restriction of the visa to homes worth AED1m or more may see some buyers pay over the odds for a property to ensure they qualify for residency, said Nick Maclean, managing director, CB Richard Ellis Middle East.

“Would someone pay AED300,000-40,000 additionally to get a visa? I think in many places, because of the comfort it would give, I think that would be the case in due course.”

Any boost to the market is unlikely to be seen until the fourth quarter, as buyers hold back for further details of visa regulations, he added.

Rents and prices in Dubai, the Gulf’s worst-performing market in the last three years, have been in freefall since the collapse of the emirate’s real estate bubble in late 2008.

A Reuters poll in June showed analysts believe prices could plummet a further 10 percent as the market is squeezed by nearly a third too much supply.

Poll respondents saw zero chance of Dubai's residential property market recovering in 2011 and gave just a 25 percent chance of recovery in 2012.

The likelihood of residency helping to swing sales in the emirate hinges on whether buyers believe the cost of paying a premium for property in an unstable market equals a fair trade.

“The crux of this issue is whether or not buyers will actually pay a premium just for the visa. This is unlikely because buyers are value conscious, especially now,” said Jesse Downs, director at Jones Lang LaSalle MENA.

The real estate consultancy said in June it expects a further 18,000 new homes to hit Dubai’s saturated market by the end of the year.

John Davies, CEO of Colliers International, Middle East, said he expected banks and government institutions to require independent valuation of properties to clarify which houses qualify within the AED1m and upwards bracket.

“I can’t see property prices escalating just so that people can get a residence visa,” he said.

There are also questions over whether homeowners who bought property for AED1m or more at the height of the property bubble, will now still qualify for a three-year visa now the value of their home has plummeted.

“I would expect them not to qualify if their property values are now below the AED1m ceiling, as the criteria for a visa will most likely be based on current market values not historical market values,” he said.

Recent unrest across the Arab world failed to give Dubai’s real estate market an expected boost, Deutsche Bank said in its most recent report.

Home values declined 1.2 percent in May compared with the previous month and rents fell by 1 percent. Apartment prices slid 1.3 percent in May, while villas declined 1 percent.

Join the Discussion

Disclaimer:The view expressed here by our readers are not necessarily shared by Arabian Business, its employees, sponsors or its advertisers.

NOTE: Comments posted on may be printed in the magazine Arabian Business

Please post responsibly. Commenter Rules

Posted by: Red Snappa

Europe's teetering on the brink of another financial crisis, US has still got a lot of work to do budget wise, stock markets are falling again, bank profits are down.

Right now the visa will make no difference whatsoever, once the terms and conditions and eligible nationalities along with stringent money laundering traps are clear, then a few more may take the property buying route. See what the fourth and first quarters deliver?

Posted by: Andy

Dubai in the UAE has had 2 great freefalls. First was the stock market and second was the real estate market. The reason both of these markets dropped was due to government policies.

Posted by: Benoit

Dubai crisis is beyond those elements. It has mainly to do with lost credibility due to no fair laws to protect investors. Even if there was no crisis. Dubai Property market and economy would be hit.

Posted by: Telcoguy

The fact that the world is experiencing one of the worst recessions may have something to do with that too.... just a thought.

Posted by: AW

"Asking" prices in Dubai have actually gone up by 10%-20% in the past month on account of
(1) Mortgage Advertisements by few banks & Tamweel.
(2) Newspaper reports on extension of 6 month Investor Visa to 3 Years.

None of these reasons are reflection of any increased demand at ground level.
(1) Banks are lending on acccount of increased liquidity, falling interest rates and the impending Central Bank guidelines on mortage lending (which may restrict rash lending)
(2) The visa extension is actually an auto renewal 6 month investor visa.

These split experts are
(1) Brokers & Property Owners on one side who are expecting quick sales and potential exit.
(2) Potential Buyers on another side who are still assesing the impact of over supply & weak regulations.

In the meantime, properties are getting old & maintainence is going bad or expensive!

Net effect is downward pressure on prices & rents.

Posted by: Mi_Aah

I've never heard of quick sales of anything, nevermind property, from price increases. Makes absolutely no sense to me but maybe I'm missing the logic here.

Posted by: Paolo C

Anyone should be able to qualify for a visa if they prove to be able to have an income or sufficient resources to live. However your country lost credibility because you seem to forget the basics of econonomics which is transparent laws and respect for civil rights.

Posted by: Waheed Chughtai

The UAE government is done a lot to reassure the confidence in the expat clients regarding heir investments in UAE real state.
If the Visa rules are not made flexiable open & easy I can assure you many would move out to Brazil to join the Real Estate Boom shifted from UAE to Brazil with better facilities, more beautiful, open country with low living expenses. Act Fast before Expats leave you

All comments are subject to approval before appearing

Further reading

Features & Analysis
Abu Dhabi real estate: Down, but not out

Abu Dhabi real estate: Down, but not out

While there has been evidence of rents in the richest emirate...

Forgotten fees: the challenge of investing in Dubai property

Forgotten fees: the challenge of investing in Dubai property

Investors attracted to low service charges at some Dubai residential...

Dubai real estate: which way will it go?

Dubai real estate: which way will it go?

In this special report, Arabian Business analyses the state of...

Most Discussed
  • 9
    Revealed: huge disparity in Dubai school fees

    I recall a recent study by Alpen Capital suggesting that the average cost of a child's entire life of schooling in Dubai is about AED 1 million. Although... more

    Monday, 29 May 2017 9:21 AM - New Expat
  • 3
    How Saudi Arabia blundered into OPEC oil cut

    Well written piece. Clearly the pressure on OPEC countries holding to their quotas will become even harder. Nigeria etc. are desperate to pump & sell a... more

    Monday, 29 May 2017 9:18 AM - Victory Red