Our family is growing; we have two sons with another due in March. We live in a three-bedroom apartment but now think a villa would be best. Which areas are offering the best value for rental? We have a budget of Dh185,000 per year and could do one or two cheques if needed to secure a better deal. I work in Jumeirah Lake Towers and my wife in the Dubai International Financial Centre. PF, Dubai
The rental property market saw softening prices in 2018 and with more in inventory coming on stream, the future looks to be more of the same with in some cases even better rental deals to be had in 2019. Presumably you would be looking at four-bed houses now that your family is growing so given your location of work and budget constraints, I recommend the following areas, where there are many choices of great properties.
1. Al Furjan
This is presently the only villa/townhouse community within walking distance to the Metro - though the line is still under construction. In this community, a four-bed townhouse can be found for as low as Dh110,000 up to Dh140,000. Detached four-bed phase 2 villas of approximately 4900 square foot can be found from Dh156,000 to Dh200,000.
2. Jumeirah Park
This is a convenient location for access to JLT. A four-bedroom Nova villa, for example, starts from Dh165,000.
3. Jumeirah Islands
This location is ultra convenient for JLT, with four-bed townhouses starting at Dh180,000. Being able to offer the rent cheque in one or two payments will put you in a strong bargaining position, so I’m sure you will find exactly the right property in no time.
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Is there a limit on how much my landlord can increase my rent by in Dubai? We have been in our business Bay apartment for three years and it has been going up by Dh5,000 year-on-year. We now paying Dh110,000. AW, Dubai
A landlord is legally only allowed to raise the rent as per the Real Estate Regulatory Agency rental calculator. The maximum rent increases allowed is as per Decree 43 of 2013, which determines the increase in rent for properties in the emirate of Dubai.
As per Article 1:
• Any property rental value that is less than 10 per cent of the average similar rental amount is not entitled to any increase in rent.
• When the rent is less than between 11 to 20 per cent of the average similar rent, a 5 per cent increase is allowed.
• When the rent is less than between 21 to 30 per cent of the average similar, a 10 per cent increase is allowed.
• When the rent is less than between 31 to 40 per cent of the average similar, a 15 per cent increase is allowed.
• A 20 per cent increase on the rent is allowed if the rent is less by more than 40 per cent of the average similar rent.
If your landlord insists on an amount higher than the amounts stated above, and you cannot arrive at an agreement, you will have no choice but to vacate and seek alternative accommodation.
Mario Volpi is the sales and leasing manager at Engel & Volkers. He has worked in the property sector for 34 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
