Where could you possibly have rented a home in Dubai for Dh100,000 a year during the peak of the emirate's property boom? The amount could, perhaps, have fetched a one-bedroom in Discovery Gardens, or Dubai Marina if you were lucky.
Skyrocketing rents had driven families in droves to seek haven in neighbouring emirates. The rental scene has undergone dramatic changes since those days; today, you can get more bang for your buck.
Property ventured out to find where Dh100,000 fits in Dubai's transformed realty landscape and zeroed in on nine locations. To lend more credence to this exercise, tenants (shown inset) pitched in too, with insider tips on their communities.
The Springs
What's available: Two-bedroom villa in Springs 11 or three-bedroom villa in Springs 4
Tenant talk — Christina Poornima Kanjilal: The Springs is a beautiful gated community with lush gardens and water bodies. Each villa has its own garden space. Loud parties and raucous neighbours are a rarity. The roads are safe and accessible only to residents or their visitors. Toddlers and teenagers use the roads as their play area. This is good-naturedly indulged by residents who carefully manoeuvre their vehicles around the makeshift skateboard ramp or set of wickets set up by the kids. The Springs has three grocery stores in the vicinity which a resident will need to drive to. However, residents of Springs 1, 2, 3, 6 and a few others can walk to the retail area when the weather permits. The common areas are maintained by the developer (Emaar) who to date has not given any cause for complaints. Accessing Shaikh Zayed Road in the mornings is difficult due to bottlenecks caused by vehicles taking children to the Emirates International School. However, this will be resolved once the overpass at the entrance to Emirates Hills is completed.
Property verdict: A perfect abode for families with children. The Springs offers a good community vibe and is self-sufficient, with a Choithram and Spinneys around. There is visitor parking available outside each villa. However, for those who don't drive, it can involve a long walk to get to the nearest bus station or hail a cab. Residents also rue the lack of choice of schools; those offering international syllabus in the vicinity often have a long waiting list for admissions. Also, most services such as salons, restaurants, etc. in The Springs come at a premium price.
Dubai Marina
What's available: Two-bedroom apartment in Al Majara, Marina Residence, Ocean Heights
Tenant talk — Ayesha Fernandes: Dubai Marina is a fantastic location because of its proximity to the beach. It is also ideal for those working in Dubai Internet City, Media City and Jebel Ali. The Jumeirah Beach Residence Walk and Marina Walk with all its restaurants, water sport activities and flea market make the Dubai Marina a much sought-after place. It is one of the few developed communities in Dubai which is relatively safe for families. On the other hand, there is the problem of traffic within the Marina and around The Walk, which is a major drawback. I feel not much has been done to make the community green. There aren't any trees planted and there are no parks for children to play in. But I would still recommend Dubai Marina for those who love to live by the water.
Property verdict: Ideal for young couples and executive bachelors, the Dubai Marina is a hot favourite among the expat population in Dubai, courtesy of the multitude of restaurants, street cafés, etc. The beach in JBR is also a big draw. On the flip side, residents need to contend with the weekend traffic and tourists. Also, the imposing JBR towers tend to block the fresh air and wind coming from the beach. Though there are corner shops and launderettes serving Dubai Marina, these tend to be pricier than their counterparts, say in Deira or Bur Dubai. The same applies to medical centres and clinics, which are over-priced as well. Visitor parking is also inadequate. High-end restaurants in the Marina render it non-feasible for residents to order frequent take-aways. Stay-at-home wives and mothers will also have to contend with the persistent noise of construction in neighbouring sites.
The Greens
What's available: Two-bedroom apartment in the Golf Towers (part of The Views)
Tenant talk — Arnab Ghosh: The Greens is the most family-friendly community that we came across in Dubai. With a spacious kids' play area, gym, well-maintained pool and a community centre, The Greens provides excellent facilities for families. And with its low-rise buildings, it suits people who do not like to live in sky scrapers. We love the lush green cover all around the community, and appreciate the efforts of the Emaar maintenance team to keep it clean and green. The community centre has a well-stocked Choithram supermarket, restaurants, etc, but a clinic is much needed. Proximity to the Regent International School makes it an ideal option for families with school-going children. Traffic has eased after the new road to Dubai Internet City (DIC) opened. The community is well connected because of the Dubai Metro (Tecom/DIC station) — within walking distance — and its feeder buses. The absence of adequate visitors' parking and service lifts are the only glitches in an otherwise perfect residential community.
Property verdict: The Greens is a pedestrian-friendly enclave with a good community vibe, and has a healthy mix of professionals and young families. The Greens Centre in the neighbourhood caters to residents' basic needs. There are also some good restaurants and coffee shops. Each group of apartments has a pool and gym while golfers can tee off at the Emirates Golf Club next door. However, there is a lack of a safe footpath running all the way to the Metro station. Residents also rue poor street lighting in some areas, especially the footpaths that wind between buildings.
Jumeirah Lakes Towers
What's available: Two-bedroom apartments in Al Seef Tower 2 or Al Seef Tower 3
Tenant talk — Payal Patel: People working in the Jebel Ali Free Zone or Abu Dhabi prefer to stay in JLT. With two Metro stations on your doorstep, transportation to any part of Dubai is taken care of. Each block in JLT has one supermarket, so urgent grocery shopping is taken care of. However, for grocery shopping in bulk, we head to a hypermarket since all stuff required is not available in the JLT mini marts. Most buildings in JLT have facilities such as a gym and swimming pool. However, there is no community centre for kids. There is also no shopping centre offering facilities such as pharmacy, supermarket, launderette, etc. all under one roof. Though some blocks have small restaurants, there are no proper food joints unlike in a place such as Discovery Gardens. The roads in JLT have been under construction for a long time. It's a one-way track on either side of JLT; hence to access a block before ours, we need to take an entire detour around JLT. Though there are a few beauty salons in JLT, they are expensive.
Property verdict: Still referred to as a "poorer cousin" of Dubai Marina, JLT resembles a construction zone, rendering it pedestrian-unfriendly. Though the master developer has commenced work on landscaping, JLT is a long way off from being aesthetically pleasing. Residents complain that sign boards erected on roads, directing to grocery marts and salons in the podiums are an eye sore. There are few pharmacies and functioning street lights in JLT. The road leading up to JLT from Ibn Battuta Mall is pitch dark and fraught with dangers. Traffic bottlenecks are also commonplace at the small roundabout in JLT that leads to Dubai.
DIFC (Dubai International Financial Centre)
What's available: Two-bedroom units in Limestone House with courtyard views, attached to the Ritz Carlton
Tenant talk — Janice Tan: Living in Sky Gardens in DIFC is great in terms of connectivity. Offices are close by, a shopping mall is just around 2km away and we have a nice evening jog route around the Za'abeel area. However, there are a few problems within the development. During winter, the air conditioning system is switched off in the main lobby, and the odour from the waste collection area permeates through the ventilation system into the lobby. The maintenance in the building is generally of high standard, however, there are certain problems which cannot be fixed because of poor design and construction practices. One of these problems is toilet sewage piping, which to this day is not 100 per cent fixed. Sky Gardens in DIFC is great for rental in terms of its value and convenient accessibility to facilities. Rentals vary from unit to unit, and tend to be cheaper if one is on the lower floor, facing the construction site next door.
Property verdict: Referred to as Dubai's Champs-Élysées, the unapologetically high-end DIFC is the perfect accommodation option for bankers, brokers and lawyers who work in the financial free zone. However, it is over priced in comparison to what is available in today's market. After hard number crunching during the day, residents can unwind at the Gate Village, replete with cafés, art galleries and boutiques. Being slap bang in the middle of the city, most of Dubai can be easily accessed within a short drive from DIFC. It is also serviced by two Metro stations — Emirates Towers and DIFC. However, residents in certain DIFC buildings complain of a foul odour in their units, owing to the AC vents being connected to the sewage pipes.
Business Bay
What's available: Three-bedroom apartment in Executive Tower L
Tenant talk — Subodh Panangatt: The location of Executive Towers in Business Bay is excellent as you can be anywhere in ten minutes — Satwa, Karama, Jumeirah, with the availability of Dubai Mall and the Mall of the Emirates as nearby shopping destinations. It's a value for money property as rent per square foot equates to Dh40-45 compared to Dh75 at Downtown. There is also a Metro station within walking distance. Parking is available in plenty. However, Business Bay is still a construction zone, hence there are no proper connecting roads or pavements. People who use the Metro have to walk on the road to reach the facility. Due to large construction sites nearby, dust is always a problem. This might cause respiratory ailments. Although coffee shops, groceries and other utilities are scheduled to open, it is heard that they will be delayed due to logistical reasons. Although Aster [medical centre] has a head office in the commercial building zone, no healthcare facilities are currently available in Business Bay.
Property verdict: Business Bay is still a work in progress. Shops are yet to open in the ground floor retail strip of the Executive Towers though the signage has been in place for a few months now. With the roads still under construction, walking can be dangerous, given how cars speed past. The central location of Business Bay helps residents stave off traffic bottlenecks and access both Deira and Jebel Ali with ease. Mall accessibility is equally good. Residents, however, rue the lack of cheap restaurants in the vicinity. While two swimming pools are fully functional, the gyms are yet to be delivered in the Executive Towers.
Arabian Ranches
What's available: Two-bedroom townhouse with a study in Al Reem, Alma or the Palmera
Tenant talk — Marleen de Moor: Living in Arabian Ranches is quite comfortable. The quality of the buildings is good, there are parks for children to play in and the gardens are well-maintained. There are pools in each community with a life guard and shower facilities are good and clean. Unfortunately, there is no visitor parking; guests have to park by the road side. The Ranches is pet-friendly owing to parks in the enclave. There are good schools in the vicinity, but there is a long waiting list to get in. The community centre has a good variety of shops, a supermarket, pharmacy, nail spa/hairdresser and a very good clinic. The community is very pedestrian and bike-friendly. Unfortunately, there is no gym here; we use the gym at the Polo Club or the one at Motor City. There are no traffic bottlenecks in the Ranches, you can easily get onto Emirates Road and Umm Suqeim Road. The only downside is the noise of traffic on Emirates Road, but that depends on where you live in the Ranches.
Property verdict: The Arabian Ranches is the right choice for those seeking a quiet lifestyle. With most families spending time indoors in their private garden, the community can wear a deserted look. Families used to the energy and vibrancy of Deira, Karama and Bur Dubai will find it hard initially to adjust to this gated community. It's also some distance away from Dubai's central business district. Owing to a perception of being far away, service providers (carpenters, maid and cleaning agencies, etc.) charge a premium for catering to residents in the Ranches.
Downtown Dubai
What's available: One-bedroom in Downtown South Ridge, Burj Residence or a studio in Burj Khalifa
Tenant talk — Lionel Key: Having lived in the area for three years (in three different buildings) has given me a good perspective of Downtown living. Most of the buildings in Downtown Dubai have great finishes and come with all the modern conveniences (white goods) built in. Almost all buildings also include private gyms. The cons, which have started to emerge, are that the look of some of these buildings is only skin-deep. Go a level deeper and you soon find poor layouts of water heaters, air conditioners and shoddy workmanship. Coupled with that, landlords are also cutting corners on repairs in this beautiful location. The silver lining, however, is that the roads in Downtown are convenient to walk on and you can walk anywhere in the area. There is a wide variety of world-class retail and food outlets, courtesy of the hotels dotting the development. Traffic is not a major issue, except on weekend evenings, especially around the Dubai Mall.
Property verdict: The USP of Downtown is its proximity to both old and new Dubai, the airport as well as all the major malls. The architecture lends a resort lifestyle to the neighbourhood, which also boasts a cosmopolitan vibe to boot. However, the Boulevard traffic poses a huge inconvenience to residents, especially on weekends. Ongoing construction in adjacent Business Bay also causes a lot of dust to permeate Downtown. Residents also complain about the lack of free gyms in the neighbourhood, the ever-changing road signs and the detour involved to access Shaikh Zayed Road. There is also resentment at how the Qamardeen Souk is near-empty, except for a pharmacy.
Palm Jumeirah
What's available: One-bedroom Shoreline Apartment
Tenant talk — Gail Westley: I live in the Marina Residence. The building is of a high standard, well-maintained and always clean inside and around the communal areas. We never face any traffic on the Palm. There is no public transport accessible on the Palm, apart from taxis. Taxis are very easy to flag down though. There is a community feel on the Palm, especially on the boardwalk by the marina that links the three buildings. A lot of people take a stroll down there — it's a good way to meet your neighbours. There is a nursery on the Palm, and there are a few good schools within a short drive. One can come across a lot of restaurants but there are only two supermarkets, one being walking distance, but they both do home delivery. Some products are over priced, others are the same price as in larger supermarkets. But they are ideal to get the odd thing when you have run out of groceries. There is plenty of visitor parking outside each building.
Property verdict: "You feel you're on holiday every day on the Palm" is a common refrain among residents in this luxury enclave. Though occupants of most signature villas enjoy access to a private beach, for apartment dwellers, there is no direct beach access, except for those residing in the Shoreline Apartments. The biggest grouse for residents is the absence of substantial retail, though a Waitrose is scheduled to open in the Golden Mile soon. Some villa dwellers contend that security barriers to the Palm fronds broke down and have, instead, been substituted by a security guard with a cone. This has not gone down too well with those who have spent top dollar to live on the Palm. There are also not too many parks within walking distance on the Palm.
Deepthi Nair is Sub Editor of Property magazine
