Property valuation has always been considered something of a mysterious process, with the assessor's calculations based on arcane formulae and, of course, how much a prospective buyer is prepared to pay.
But in a market that has suffered the effects of the biggest property bubble in a generation followed by a crash in values of equally historic proportions, the property assessor has become more important than ever.
Now valuers have become the busiest property professionals in the country as developers, banks and private equity houses run the rule over their investments and reassess development land values.
The property consultancy CB Richard Ellis (CBRE) says land prices have declined by between 50 and 70 per cent in Dubai from the market peak in 2008, and by an average of 30 to 40 per cent in Abu Dhabi, where the market is still short of new homes.
"Valuations is one of the very few sectors of the property industry now which is growing," says Noura Yassin, the head of valuation and consultancy at CBRE. The firm has recently hired more valuers, as have most consultancies. Landmark Properties opened a valuation division last month.
"There seems to be a shortage of valuators now in the market," says Craig Plumb, the head of research at the property firm Jones Lang LaSalle.
Asteco, a property broker based in Dubai, has seen its valuation business double over the past two years.
Investors are also demanding a more stringent appraisal of property assets before they commit their money following the rapid decline in prices over the last 18 months.
"Everyone now is looking very closely at valuations because one of the reasons we had this crash is that valuations were unregulated," says Mohammed al Dah, he head of valuation at the Dubai Land Department.
"There were no laws to govern them. Before, it used to be more like a formality for everyone, even when you applied for a mortgage."
Valuers are mostly well-known property consultancies that follow the regulations and guidelines of the Royal Institute of Chartered Surveyors (RICS), based in the UK.
Although other governmental entities exist in Europe, the US and Australia to value property, consultants and the Dubai Land Department define RICS's guidelines as the most widely respected.
"But because there is currently no formal regulation of valuation practitioners, anyone can currently claim to be a property valuer," says Jonathan Brown, the chairman of the RICS UAE Property Committee who welcomes the upcoming regulation in Dubai.
Much of the development in the country is located in non-urban desert locations without any prior history of construction, so a key challenge is establishing a basis for their valuation. "First you need to look at the price at which a property is selling in the same area," says Saeed Hashmi, the head of valuations at Landmark Properties.
"When you cannot establish a benchmark for sale, you look at the income, at the rental. You capitalise the income to get the value."
Valuers also look at the selling price of land in nearby locations.
"For example, if you value land on Reem Island in Abu Dhabi, some part of the island is already developed and other parts are not. So you base your valuation on the area which is developed," says Sajeer Babu, an analyst at the National Bank of Abu Dhabi.
"But today, because there is a liquidity problem, some areas are not going to be developed in the near future."
Still, key remains location. "Values depend hugely on where the land is," says Mr Hashmi.
"Plots located on the outskirts where there is unrestricted supply and no infrastructure have been hit severely."
CBRE says land prices in Abu Dhabi have declined most on Reem Island and Danat Abu Dhabi, but less so on Yas Island, mainly as a result of the completion of the Formula One Grand Prix circuit and related development.
In Dubai, prices have suffered most in areas such as Palm Jebel Ali and Waterfront, where they have fallen from between Dh400 (US$108) and Dh500 a square foot, to Dh90 a sq ft.
ngillet@thenational.ae
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Israel Palestine on Swedish TV 1958-1989
Director: Goran Hugo Olsson
Rating: 5/5
Greatest of All Time
Starring: Vijay, Sneha, Prashanth, Prabhu Deva, Mohan
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Founders: Abdulmajeed Alsukhan, Turki Bin Zarah and Abdulmohsen Albabtain.
Based: Riyadh
Offices: UAE, Vietnam and Germany
Founded: September, 2020
Number of employees: 70
Sector: FinTech, online payment solutions
Funding to date: $116m in two funding rounds
Investors: Checkout.com, Impact46, Vision Ventures, Wealth Well, Seedra, Khwarizmi, Hala Ventures, Nama Ventures and family offices
Brief scores:
Toss: Nepal, chose to field
UAE 153-6: Shaiman (59), Usman (30); Regmi 2-23
Nepal 132-7: Jora 53 not out; Zahoor 2-17
Result: UAE won by 21 runs
Series: UAE lead 1-0
UAE currency: the story behind the money in your pockets
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What is Folia?
Prince Khaled bin Alwaleed bin Talal's new plant-based menu will launch at Four Seasons hotels in Dubai this November. A desire to cater to people looking for clean, healthy meals beyond green salad is what inspired Prince Khaled and American celebrity chef Matthew Kenney to create Folia. The word means "from the leaves" in Latin, and the exclusive menu offers fine plant-based cuisine across Four Seasons properties in Los Angeles, Bahrain and, soon, Dubai.
Kenney specialises in vegan cuisine and is the founder of Plant Food Wine and 20 other restaurants worldwide. "I’ve always appreciated Matthew’s work," says the Saudi royal. "He has a singular culinary talent and his approach to plant-based dining is prescient and unrivalled. I was a fan of his long before we established our professional relationship."
Folia first launched at The Four Seasons Hotel Los Angeles at Beverly Hills in July 2018. It is available at the poolside Cabana Restaurant and for in-room dining across the property, as well as in its private event space. The food is vibrant and colourful, full of fresh dishes such as the hearts of palm ceviche with California fruit, vegetables and edible flowers; green hearb tacos filled with roasted squash and king oyster barbacoa; and a savoury coconut cream pie with macadamia crust.
In March 2019, the Folia menu reached Gulf shores, as it was introduced at the Four Seasons Hotel Bahrain Bay, where it is served at the Bay View Lounge. Next, on Tuesday, November 1 – also known as World Vegan Day – it will come to the UAE, to the Four Seasons Resort Dubai at Jumeirah Beach and the Four Seasons DIFC, both properties Prince Khaled has spent "considerable time at and love".
There are also plans to take Folia to several more locations throughout the Middle East and Europe.
While health-conscious diners will be attracted to the concept, Prince Khaled is careful to stress Folia is "not meant for a specific subset of customers. It is meant for everyone who wants a culinary experience without the negative impact that eating out so often comes with."
Godzilla%20x%20Kong%3A%20The%20New%20Empire
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COMPANY%20PROFILE
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Five personal finance podcasts from The National
To help you get started, tune into these Pocketful of Dirham episodes
·
Balance is essential to happiness, health and wealth
·
What is a portfolio stress test?
·
What are NFTs and why are auction houses interested?
·
How gamers are getting rich by earning cryptocurrencies
·
Should you buy or rent a home in the UAE?
Company%20Profile
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Tips%20for%20holiday%20homeowners
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'Hocus%20Pocus%202'
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Important questions to consider
1. Where on the plane does my pet travel?
There are different types of travel available for pets:
- Manifest cargo
- Excess luggage in the hold
- Excess luggage in the cabin
Each option is safe. The feasibility of each option is based on the size and breed of your pet, the airline they are traveling on and country they are travelling to.
2. What is the difference between my pet traveling as manifest cargo or as excess luggage?
If traveling as manifest cargo, your pet is traveling in the front hold of the plane and can travel with or without you being on the same plane. The cost of your pets travel is based on volumetric weight, in other words, the size of their travel crate.
If traveling as excess luggage, your pet will be in the rear hold of the plane and must be traveling under the ticket of a human passenger. The cost of your pets travel is based on the actual (combined) weight of your pet in their crate.
3. What happens when my pet arrives in the country they are traveling to?
As soon as the flight arrives, your pet will be taken from the plane straight to the airport terminal.
If your pet is traveling as excess luggage, they will taken to the oversized luggage area in the arrival hall. Once you clear passport control, you will be able to collect them at the same time as your normal luggage. As you exit the airport via the ‘something to declare’ customs channel you will be asked to present your pets travel paperwork to the customs official and / or the vet on duty.
If your pet is traveling as manifest cargo, they will be taken to the Animal Reception Centre. There, their documentation will be reviewed by the staff of the ARC to ensure all is in order. At the same time, relevant customs formalities will be completed by staff based at the arriving airport.
4. How long does the travel paperwork and other travel preparations take?
This depends entirely on the location that your pet is traveling to. Your pet relocation compnay will provide you with an accurate timeline of how long the relevant preparations will take and at what point in the process the various steps must be taken.
In some cases they can get your pet ‘travel ready’ in a few days. In others it can be up to six months or more.
5. What vaccinations does my pet need to travel?
Regardless of where your pet is traveling, they will need certain vaccinations. The exact vaccinations they need are entirely dependent on the location they are traveling to. The one vaccination that is mandatory for every country your pet may travel to is a rabies vaccination.
Other vaccinations may also be necessary. These will be advised to you as relevant. In every situation, it is essential to keep your vaccinations current and to not miss a due date, even by one day. To do so could severely hinder your pets travel plans.
Source: Pawsome Pets UAE
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