Residential high-rises beyond the sands of Al Mamzar beach in Dubai. Tools such as the rent calculator only serve the public when there is a dispute or a difference of opinion. Bloomberg
Residential high-rises beyond the sands of Al Mamzar beach in Dubai. Tools such as the rent calculator only serve the public when there is a dispute or a difference of opinion. Bloomberg
Residential high-rises beyond the sands of Al Mamzar beach in Dubai. Tools such as the rent calculator only serve the public when there is a dispute or a difference of opinion. Bloomberg
Residential high-rises beyond the sands of Al Mamzar beach in Dubai. Tools such as the rent calculator only serve the public when there is a dispute or a difference of opinion. Bloomberg

Business

Money

UAE property: 'Can I increase rent on an occupied unit to match vacant prices?'

Empty properties usually command higher rents compared with homes that have a tenant in place

Mario Volpi

September 29, 2022

  • English
  • Arabic

I have a query relating to tenancy contract renewal. I own a few properties in Dubai and would like to increase the rent for some units, which are due for tenancy contract renewal in November.

Although the Real Estate Regulatory Agency’s (Rera) calculator shows lower rent, properties in the same building are being rented out at almost double the rate. The Rera calculator does not consider the service fees I pay the developer.

I would like to know my rights as a landlord. Even if I cannot double the current rent, I want to increase it by at least 10 per cent, which the tenant is unwilling to accept.

Although the tenancy contract gives landlords the discretion to refuse to renew, I believe the tenancy law does not allow the landlord to do so.

What is the recourse available to me as a landlord? SM, Dubai

You are correct that the Rera rental calculator is not specifically accurate but does a good job in being informative on rent increases in general.

In your case, you have to detach yourself from the knowledge of what similar units are renting for on the open market because these are vacant unit rental prices and yours is not.

For this reason, there is always a disparity between the rents of occupied and vacant properties.

There are a couple of things you could try. Firstly, go to the Dubai Land Department and request a rental valuation notice to show your tenant and to validate your wish for a higher rent.

While this remains a new option for landlords, it has not been proven to work generally because the valuation is based on vacant possession. However, it might help in your negotiations with the tenant.

The other point is to agree to a mutual understanding between the parties. Tools such as the rent calculator only serve the public when there is a dispute or a difference of opinion.

In a rising market, tenants should be more lenient towards landlords and offer what would seem fair rent, even if it goes above what the calculator states.

Good business relationships are the key to a perfect landlord/tenant scenario because if we speak about a longer rental term between the parties, there will be some years that the tenant would appear to have the upper hand and others when the landlord comes out with an advantage. All parties should strive for a win-win.

______________

I live in an apartment and the owner sold the property to someone else. I signed a separate 12-month contract with the new owner and also paid a commission to an agent for this deal.

However, the new landlord was not clear that he wanted to use the apartment for his personal use.

Within 15 days of signing the contract, he sent me a vacating notice. Shouldn’t the notice be served before the tenancy contract expires?

If he had informed me this before signing the contract, I would have taken a different decision. What can I do now? AA, Dubai

Law no 33 of 2008 is the amending law of 26 of 2007, which is the jurisdiction for relationships between landlords and tenants.

In this amended law, it states that the 12-month notice for requesting eviction of a tenant should be served upon expiry of the tenancy agreement, therefore allowing the tenant one more year in the property.

However, there have been instances when a case has been filed at the Rental Dispute Settlement Committee (RDSC) where some judges have allowed the 12-month notice to be served at any time during the contract. It is very difficult to predict how a judge will decide the outcome.

Any eviction notification must have a reason attached to it. You stated that the new owner has not made his intentions clear.

There can only be one reason that applies in this case: the landlord needs the property for his own use or use of next of kin by first degree.

He cannot evict you to then re-let the property. If this happens, you can file a case at the RDSC and claim compensation, which amounts to a year’s rent plus associated costs.

In your case, I would see out the next 12 months and then keep an eye on the property to see what happens. If the landlord re-lets the unit, you can file a case for unfair eviction.

Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for more than 35 years, in London and Dubai. The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario.volpi@engelvoelkers.com

______________

Dubai apartment prices — September 2022 — in pictures

  • APARTMENT PRICES: Jumeirah: Dh2,152 per square foot — up 3.4 per cent in August, up 0.1 per cent in July, up 1.8 per cent in June, up 3.6 per cent in May, up 3.5 per cent in April. The National
    APARTMENT PRICES: Jumeirah: Dh2,152 per square foot — up 3.4 per cent in August, up 0.1 per cent in July, up 1.8 per cent in June, up 3.6 per cent in May, up 3.5 per cent in April. The National
  • Downtown Dubai: Dh2,103 - up 1.5 per cent in August, up 1 per cent in July, up 0.3 per cent in June, up 0.5 per cent in May, up 0.7 per cent in April. Reuters
    Downtown Dubai: Dh2,103 - up 1.5 per cent in August, up 1 per cent in July, up 0.3 per cent in June, up 0.5 per cent in May, up 0.7 per cent in April. Reuters
  • The Palm Jumeirah: Dh1,981 per square foot — up 2.0 per cent in August, up 1.5 per cent in July, down 4.2 per cent in June, up 4.2 per cent in May, up 4 per cent in April. Antonie Robertson / The National
    The Palm Jumeirah: Dh1,981 per square foot — up 2.0 per cent in August, up 1.5 per cent in July, down 4.2 per cent in June, up 4.2 per cent in May, up 4 per cent in April. Antonie Robertson / The National
  • DIFC: Dh1,736 per square foot — up 3.1 per cent in August, up 0.3 per cent in July, down 0.5 per cent in June, up 2.5 per cent in May, up 1.2 per cent in April. Jeff Topping / The National
    DIFC: Dh1,736 per square foot — up 3.1 per cent in August, up 0.3 per cent in July, down 0.5 per cent in June, up 2.5 per cent in May, up 1.2 per cent in April. Jeff Topping / The National
  • Mohammed bin Rashid City: Dh1,566 per square foot — up 1.0 per cent in August, up 1.3 per cent in July, up 1.9 per cent in June, up 2.3 per cent in May, down 0.2 per cent in April. Satish Kumar / The National
    Mohammed bin Rashid City: Dh1,566 per square foot — up 1.0 per cent in August, up 1.3 per cent in July, up 1.9 per cent in June, up 2.3 per cent in May, down 0.2 per cent in April. Satish Kumar / The National
  • Dubai Hills: Dh1,559 per square foot — up 1.4 per cent in August, up 1.7 per cent in July, up 1.6 per cent, up 2.7 per cent in May, up 0.3 per cent in April. Photo: Emaar Malls Management
    Dubai Hills: Dh1,559 per square foot — up 1.4 per cent in August, up 1.7 per cent in July, up 1.6 per cent, up 2.7 per cent in May, up 0.3 per cent in April. Photo: Emaar Malls Management
  • Business Bay: Dh1,507 per square foot — up 2.6 per cent in August, down 1.4 per cent in July, down 2.2 per cent in June, up 1.3 per cent in May, up 1.7 per cent in April. Sarah Dea / The National
    Business Bay: Dh1,507 per square foot — up 2.6 per cent in August, down 1.4 per cent in July, down 2.2 per cent in June, up 1.3 per cent in May, up 1.7 per cent in April. Sarah Dea / The National
  • Jumeirah Beach Residence: Dh1,405 per square foot — up 0.4 per cent in August, down 0.8 per cent in July, down 2.8 per cent in June, down 1.0 per cent in May, down 2.2 per cent in April. Photo: LuxuryProperty.com
    Jumeirah Beach Residence: Dh1,405 per square foot — up 0.4 per cent in August, down 0.8 per cent in July, down 2.8 per cent in June, down 1.0 per cent in May, down 2.2 per cent in April. Photo: LuxuryProperty.com
  • Dubai Marina: Dh1,391 per square foot — down 2.0 per cent in August, up 2.3 per cent in July, up 1.8 per cent in June, down 0.3 per cent in May, down 0.7 per cent in April. Victor Besa / The National
    Dubai Marina: Dh1,391 per square foot — down 2.0 per cent in August, up 2.3 per cent in July, up 1.8 per cent in June, down 0.3 per cent in May, down 0.7 per cent in April. Victor Besa / The National
  • The Greens and The Views: Dh1,140 per square foot — up 3.0 per cent in August, up 2.4 per cent in July, up 1.2 per cent in June, down 2.5 per cent in May, down 0.6 per cent in April. Sarah Dea / The National
    The Greens and The Views: Dh1,140 per square foot — up 3.0 per cent in August, up 2.4 per cent in July, up 1.2 per cent in June, down 2.5 per cent in May, down 0.6 per cent in April. Sarah Dea / The National
  • Jumeirah Lakes Towers: Dh1,013 per square foot — down 0.9 per cent in August, up 1.7 per cent, down 0.9 per cent in June, up 3.1 per cent in May, down 1.1 per cent in April. Antonie Robertson / The National
    Jumeirah Lakes Towers: Dh1,013 per square foot — down 0.9 per cent in August, up 1.7 per cent, down 0.9 per cent in June, up 3.1 per cent in May, down 1.1 per cent in April. Antonie Robertson / The National
  • Damac Hills: Dh1,042 per square foot — up 1.9 per cent in August, up 2.1 per cent, up 0.4 per cent in June, up 2.1 per cent in May, down 0.7 per cent in April. Pawan Singh / The National
    Damac Hills: Dh1,042 per square foot — up 1.9 per cent in August, up 2.1 per cent, up 0.4 per cent in June, up 2.1 per cent in May, down 0.7 per cent in April. Pawan Singh / The National
  • Jumeirah Village Circle: Dh906 per square foot — down 0.8 per cent in August, up 0.5 per cent in July, up 1.2 per cent in June, up 0.4 per cent in May, up 0.1 per cent in April. Razan Alzayani / The National
    Jumeirah Village Circle: Dh906 per square foot — down 0.8 per cent in August, up 0.5 per cent in July, up 1.2 per cent in June, up 0.4 per cent in May, up 0.1 per cent in April. Razan Alzayani / The National
  • Town Square: Dh845 per square foot — down 0.9 per cent in August, up 0.9 per cent in July, down 1.9 per cent in June, up 0.4 per cent in May, down 1.9 per cent in April.
    Town Square: Dh845 per square foot — down 0.9 per cent in August, up 0.9 per cent in July, down 1.9 per cent in June, up 0.4 per cent in May, down 1.9 per cent in April.
  • Motor City: Dh653 per square foot — up 1.9 per cent in August, down 1.8 per cent in July, down 2.5 per cent in June, up 0.8 per cent in May, down 0.7 per cent in April.
    Motor City: Dh653 per square foot — up 1.9 per cent in August, down 1.8 per cent in July, down 2.5 per cent in June, up 0.8 per cent in May, down 0.7 per cent in April.
  • Dubai Silicon Oasis: Dh610 per square foot — down 0.3 per cent in August, up 1.8 per cent in July, up 3.6 per cent in June, down 2.9 per cent in May, down 0.7 per cent in April. Chris Whiteoak / The National
    Dubai Silicon Oasis: Dh610 per square foot — down 0.3 per cent in August, up 1.8 per cent in July, up 3.6 per cent in June, down 2.9 per cent in May, down 0.7 per cent in April. Chris Whiteoak / The National
  • Dubai Sports City: Dh603 per square foot — down 1.0 per cent in August, up 0.5 per cent, up 3.0 per cent in June, down 3.9 per cent in May, down 1.1 per cent in April. Reem Mohammed / The National
    Dubai Sports City: Dh603 per square foot — down 1.0 per cent in August, up 0.5 per cent, up 3.0 per cent in June, down 3.9 per cent in May, down 1.1 per cent in April. Reem Mohammed / The National
  • Discovery Gardens: Dh516 per square foot — up 0.9 per cent in August, down 0.8 per cent in July, down 1.8 per cent in June, up 0.3 per cent in May, down 2.2 per cent in April. Pawan Singh / The National
    Discovery Gardens: Dh516 per square foot — up 0.9 per cent in August, down 0.8 per cent in July, down 1.8 per cent in June, up 0.3 per cent in May, down 2.2 per cent in April. Pawan Singh / The National
  • International City: Dh452 per square foot — up 0.4 per cent in August, up 2 per cent in July, up 0.9 per cent in June, down 0.5 per cent in May, down 0.6 per cent in April. Antonie Robertson / The National
    International City: Dh452 per square foot — up 0.4 per cent in August, up 2 per cent in July, up 0.9 per cent in June, down 0.5 per cent in May, down 0.6 per cent in April. Antonie Robertson / The National
'Cheb%20Khaled'
%3Cp%3E%3Cstrong%3EArtist%3A%20%3C%2Fstrong%3EKhaled%3Cbr%3E%3Cstrong%3ELabel%3A%20%3C%2Fstrong%3EBelieve%3Cbr%3E%3Cstrong%3ERating%3A%3C%2Fstrong%3E%204%2F5%3C%2Fp%3E%0A
Marathon results

Men:

 1. Titus Ekiru(KEN) 2:06:13 

2. Alphonce Simbu(TAN) 2:07:50 

3. Reuben Kipyego(KEN) 2:08:25 

4. Abel Kirui(KEN) 2:08:46 

5. Felix Kemutai(KEN) 2:10:48  

Women:

1. Judith Korir(KEN) 2:22:30 

2. Eunice Chumba(BHR) 2:26:01 

3. Immaculate Chemutai(UGA) 2:28:30 

4. Abebech Bekele(ETH) 2:29:43 

5. Aleksandra Morozova(RUS) 2:33:01  

BUNDESLIGA FIXTURES

Friday (UAE kick-off times)

Cologne v Hoffenheim (11.30pm)

Saturday

Hertha Berlin v RB Leipzig (6.30pm)

Schalke v Fortuna Dusseldof (6.30pm)

Mainz v Union Berlin (6.30pm)

Paderborn v Augsburg (6.30pm)

Bayern Munich v Borussia Dortmund (9.30pm)

Sunday

Borussia Monchengladbach v Werder Bremen (4.30pm)

Wolfsburg v Bayer Leverkusen (6.30pm)

SC Freiburg v Eintracht Frankfurt (9on)

Ten tax points to be aware of in 2026

1. Domestic VAT refund amendments: request your refund within five years

If a business does not apply for the refund on time, they lose their credit.

2. E-invoicing in the UAE

Businesses should continue preparing for the implementation of e-invoicing in the UAE, with 2026 a preparation and transition period ahead of phased mandatory adoption. 

3. More tax audits

Tax authorities are increasingly using data already available across multiple filings to identify audit risks. 

4. More beneficial VAT and excise tax penalty regime

Tax disputes are expected to become more frequent and more structured, with clearer administrative objection and appeal processes. The UAE has adopted a new penalty regime for VAT and excise disputes, which now mirrors the penalty regime for corporate tax.

5. Greater emphasis on statutory audit

There is a greater need for the accuracy of financial statements. The International Financial Reporting Standards standards need to be strictly adhered to and, as a result, the quality of the audits will need to increase.

6. Further transfer pricing enforcement

Transfer pricing enforcement, which refers to the practice of establishing prices for internal transactions between related entities, is expected to broaden in scope. The UAE will shortly open the possibility to negotiate advance pricing agreements, or essentially rulings for transfer pricing purposes. 

7. Limited time periods for audits

Recent amendments also introduce a default five-year limitation period for tax audits and assessments, subject to specific statutory exceptions. While the standard audit and assessment period is five years, this may be extended to up to 15 years in cases involving fraud or tax evasion. 

8. Pillar 2 implementation 

Many multinational groups will begin to feel the practical effect of the Domestic Minimum Top-Up Tax (DMTT), the UAE's implementation of the OECD’s global minimum tax under Pillar 2. While the rules apply for financial years starting on or after January 1, 2025, it is 2026 that marks the transition to an operational phase.

9. Reduced compliance obligations for imported goods and services

Businesses that apply the reverse-charge mechanism for VAT purposes in the UAE may benefit from reduced compliance obligations. 

10. Substance and CbC reporting focus

Tax authorities are expected to continue strengthening the enforcement of economic substance and Country-by-Country (CbC) reporting frameworks. In the UAE, these regimes are increasingly being used as risk-assessment tools, providing tax authorities with a comprehensive view of multinational groups’ global footprints and enabling them to assess whether profits are aligned with real economic activity. 

Contributed by Thomas Vanhee and Hend Rashwan, Aurifer

if you go
%20Ramez%20Gab%20Min%20El%20Akher
%3Cp%3E%3Cstrong%3ECreator%3A%3C%2Fstrong%3E%20Ramez%20Galal%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EStarring%3A%3C%2Fstrong%3E%20Ramez%20Galal%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3EStreaming%20on%3A%20%3C%2Fstrong%3EMBC%20Shahid%3C%2Fp%3E%0A%3Cp%3E%3Cstrong%3ERating%3A%20%3C%2Fstrong%3E2.5%2F5%3C%2Fp%3E%0A
The%C2%A0specs%20
%3Cp%3E%3Cstrong%3EEngine%3A%3C%2Fstrong%3E%204-cylinder%202.0L%20TSI%0D%3Cbr%3E%3Cstrong%3ETransmission%3A%3C%2Fstrong%3E%20Dual%20clutch%207-speed%0D%3Cbr%3E%3Cstrong%3EPower%3A%3C%2Fstrong%3E%20320HP%20%2F%20235kW%0D%3Cbr%3E%3Cstrong%3ETorque%3A%3C%2Fstrong%3E%20400Nm%0D%3Cbr%3E%3Cstrong%3EPrice%3A%20%3C%2Fstrong%3Efrom%20%2449%2C709%20%0D%3Cbr%3E%3Cstrong%3EOn%20sale%3A%3C%2Fstrong%3E%20now%3C%2Fp%3E%0A
The 12 breakaway clubs

England

Arsenal, Chelsea, Liverpool, Manchester City, Manchester United, Tottenham Hotspur

Italy
AC Milan, Inter Milan, Juventus

Spain
Atletico Madrid, Barcelona, Real Madrid

Company Profile:

Name: The Protein Bakeshop

Date of start: 2013

Founders: Rashi Chowdhary and Saad Umerani

Based: Dubai

Size, number of employees: 12

Funding/investors:  $400,000 (2018) 

Updated: September 29, 2022, 5:10 AM
Real Estate ListingsRentingHomeProperty