The Middle East and North Africa (Mena) region is facing an acute shortage of affordable housing, with a substantial lack of low-cost homes reported in Egypt, Iraq, Morocco and Saudi Arabia.
The problem is expected to become far worse during the next five years, owing to chronic under-investment in homes for low-income families and the rapid rate of population growth in the region, according to a report from Jones Lang LaSalle.
"While there is currently a significant over-supply of upscale or luxury housing in many markets, there remains a shortage of more than 3.5 million affordable dwellings across the major markets within Mena," the report said.
Inflated land values, high borrowing costs related to infrastructure and underdeveloped mortgage markets were the key factors inhibiting construction of affordable housing in these markets, the report said.
In the UAE, government efforts to subsidise housing for Emiratis have resulted in expatriate families struggling further to find low-cost housing, creating a shortfall of about 20,000 homes.
"In markets such as the UAE, the shortage of affordable housing disproportionately impacts expatriates [as the government provides free land and low-cost finance to assist Emirati families]," the report said.
However, the shortage of housing leaves many low-to-middle income expatriates forced to share apartments in the capital to save cash, with an average of two families to every dwelling last year.
By contrast, Dubai's recent plunge in property prices has effectively solved the problem of providing low-cost housing rental rates, the report said.
The report classifies low-income housing as affordable if it costs less than 35 per cent of the income of low-income households, definitions of which vary from country to country. In the UAE, low income is defined as a household with a monthly income of Dh9,000 or less, with the population of such households numbering about 390,000. Many governments in the Gulf have taken measures to increase access to low-cost housing in the wake of the Arab Spring. King Abdullah bin Abdulaziz Al Saud of Saudi Arabia announced a plan to build 500,000 homes in March to combat fears of unrest in the kingdom.
Meeting the housing shortfall would create challenges for many construction companies and property developers across the Mena region, said Majed Azzam, a property analyst at AlembicHC.
"We don't think it's going to be easy," he said. "Affordable housing seems to be something on the backburner right now," he said.
"So far a lot of developers haven't felt any motivation to pursue this line of product."
Properties for high-income individuals created much higher margins for developers so they tended to under-invest in the low-income market, Mr Azzam said.
Attempts at providing low-cost housing in Egypt had also proved difficult for some of the country's developers, whose affordable housing units proved a flop.
Developing public-private partnership between governments and developers was one way to stimulate construction of affordable housing, said Matthew Green, the head of research at CB Richard Ellis.
"The price you pay for the land governs what you need to build to make it profitable," he said. "Looking at the land prices, and you're struggling to make money with high-end properties feasibly."
Since many developers struggle to make a profit on affordable housing, subsidies may be necessary to spur growth, he said.
[ ghunter@thenational.ae ]
Cinco in numbers
Dh3.7 million
The estimated cost of Victoria Swarovski’s gem-encrusted Michael Cinco wedding gown
46
The number, in kilograms, that Swarovski’s wedding gown weighed.
1,000
The hours it took to create Cinco’s vermillion petal gown, as seen in his atelier [note, is the one he’s playing with in the corner of a room]
50
How many looks Cinco has created in a new collection to celebrate Ballet Philippines’ 50th birthday
3,000
The hours needed to create the butterfly gown worn by Aishwarya Rai to the 2018 Cannes Film Festival.
1.1 million
The number of followers that Michael Cinco’s Instagram account has garnered.
Company profile
Company name: Fasset
Started: 2019
Founders: Mohammad Raafi Hossain, Daniel Ahmed
Based: Dubai
Sector: FinTech
Initial investment: $2.45 million
Current number of staff: 86
Investment stage: Pre-series B
Investors: Investcorp, Liberty City Ventures, Fatima Gobi Ventures, Primal Capital, Wealthwell Ventures, FHS Capital, VN2 Capital, local family offices
Company Profile
Company name: Namara
Started: June 2022
Founder: Mohammed Alnamara
Based: Dubai
Sector: Microfinance
Current number of staff: 16
Investment stage: Series A
Investors: Family offices
Kill
Director: Nikhil Nagesh Bhat
Starring: Lakshya, Tanya Maniktala, Ashish Vidyarthi, Harsh Chhaya, Raghav Juyal
Rating: 4.5/5
THE SPECS
Battery: 60kW lithium-ion phosphate
Power: Up to 201bhp
0 to 100kph: 7.3 seconds
Range: 418km
Price: From Dh149,900
Available: Now
How I connect with my kids when working or travelling
Little notes: My girls often find a letter from me, with a joke, task or some instructions for the afternoon, and saying what I’m excited for when I get home.
Phone call check-in: My kids know that at 3.30pm I’ll be free for a quick chat.
Highs and lows: Instead of a “how was your day?”, at dinner or at bathtime we share three highlights; one thing that didn’t go so well; and something we’re looking forward to.
I start, you next: In the morning, I often start a little Lego project or drawing, and ask them to work on it while I’m gone, then we’ll finish it together.
Bedtime connection: Wake up and sleep time are important moments. A snuggle, some proud words, listening, a story. I can’t be there every night, but I can start the day with them.
Undivided attention: Putting the phone away when I get home often means sitting in the car to send a last email, but leaving it out of sight between home time and bedtime means you can connect properly.
Demystify, don’t demonise your job: Help them understand what you do, where and why. Show them your workplace if you can, then it’s not so abstract when you’re away - they’ll picture you there. Invite them into your “other” world so they know more about the different roles you have.
The Roundup : No Way Out
Director: Lee Sang-yong
Stars: Don Lee, Lee Jun-hyuk, Munetaka Aoki
Rating: 3/5
In-demand jobs and monthly salaries
- Technology expert in robotics and automation: Dh20,000 to Dh40,000
- Energy engineer: Dh25,000 to Dh30,000
- Production engineer: Dh30,000 to Dh40,000
- Data-driven supply chain management professional: Dh30,000 to Dh50,000
- HR leader: Dh40,000 to Dh60,000
- Engineering leader: Dh30,000 to Dh55,000
- Project manager: Dh55,000 to Dh65,000
- Senior reservoir engineer: Dh40,000 to Dh55,000
- Senior drilling engineer: Dh38,000 to Dh46,000
- Senior process engineer: Dh28,000 to Dh38,000
- Senior maintenance engineer: Dh22,000 to Dh34,000
- Field engineer: Dh6,500 to Dh7,500
- Field supervisor: Dh9,000 to Dh12,000
- Field operator: Dh5,000 to Dh7,000
More from Neighbourhood Watch:
THE STRANGERS' CASE
Director: Brandt Andersen
Starring: Omar Sy, Jason Beghe, Angeliki Papoulia
Rating: 4/5
Company profile
Name:+Thndr
Started:+October 2020
Founders:+Ahmad Hammouda and Seif Amr
Based: Cairo, Egypt
Sector: FinTech
Initial investment: pre-seed of+$800,000
Funding stage: series A;+$20 million
Investors: Tiger Global, Beco Capital, Prosus Ventures, Y Combinator, Global Ventures, Abdul Latif Jameel, Endure Capital, 4DX Ventures, Plus VC, Rabacap and MSA Capital
All We Imagine as Light
Director: Payal Kapadia
Starring: Kani Kusruti, Divya Prabha, Chhaya Kadam
Rating: 4/5
Company profile
Name: Yabi by Souqalmal
Started: May 2022, launched June 2023
Founder: Ambareen Musa
Based: Dubai
Sector: FinTech
Initial investment: undisclosed but soon to be announced
Number of staff: 12
Investment stage: seed
Investors: Shuaa Capital
SPECS
Engine: 4-litre V8 twin-turbo
Power: 630hp
Torque: 850Nm
Transmission: 8-speed Tiptronic automatic
Price: From Dh599,000
On sale: Now
if you go
The flights
Emirates offer flights to Buenos Aires from Dubai, via Rio De Janeiro from around Dh6,300. emirates.com
Seeing the games
Tangol sell experiences across South America and generally have good access to tickets for most of the big teams in Buenos Aires: Boca Juniors, River Plate, and Independiente. Prices from Dh550 and include pick up and drop off from your hotel in the city. tangol.com
Staying there
Tangol will pick up tourists from any hotel in Buenos Aires, but after the intensity of the game, the Faena makes for tranquil, upmarket accommodation. Doubles from Dh1,110. faena.com
BUNDESLIGA FIXTURES
Saturday, May 16 (kick-offs UAE time)
Borussia Dortmund v Schalke (4.30pm)
RB Leipzig v Freiburg (4.30pm)
Hoffenheim v Hertha Berlin (4.30pm)
Fortuna Dusseldorf v Paderborn (4.30pm)
Augsburg v Wolfsburg (4.30pm)
Eintracht Frankfurt v Borussia Monchengladbach (7.30pm)
Sunday, May 17
Cologne v Mainz (4.30pm),
Union Berlin v Bayern Munich (7pm)
Monday, May 18
Werder Bremen v Bayer Leverkusen (9.30pm)
The Specs
Engine: 1.6-litre 4-cylinder petrol
Power: 118hp
Torque: 149Nm
Transmission: Six-speed automatic
Price: From Dh61,500
On sale: Now