The Realities for Middle-Income Families
Recently, the increase in demand for Dubai’s luxurious housing properties has placed middle-income families out of the market. The current prices for studio apartments range from Dh800,000 to Dh1 million, which indicates an unwanted overpricing of the housing market. Some real estate professionals and experts are predicting that buyers and investors who buy at these high prices may face difficulties selling properties at the same rate or with a hike if the market cools down.
The Importance of Middle-Income Families
Middle-income families are an essential part of Dubai’s social functioning. They often work in the fields of education, healthcare, and other services that play an important role in the functioning of a society. If there is a lack of affordable housing options in major locations of any town then it could result in a range of social and economic challenges, such as lower workforce efficiency, huge stress, and a decrease in community upliftment.
How much is the Return on Investment?
The inclination towards luxury real estate properties may offer short-term profits and global headlines, but it could spell long-term unsustainability for Dubai’s housing sector. A real estate market that is overly skewed towards high-end properties risks becoming unbalanced, especially if the majority of residents are middle-income earners. This imbalance could lead to economic inequality and social divide, which would eventually hinder the city’s progress.
Rental income from a studio apartment purchased for around Dh800,000 yields a 5% annual return, which may drop to less than 4% after factoring in service charges. In comparison to other investment opportunities that offer higher returns, such a scenario could deem real estate investment as ‘uneconomical’ because Investors hoping to gain from rental income might be disappointed, as a studio apartment that costs Dh800,000 could yield at most Dh40,000 in annual rent.
Regulatory Measures for Affordability
Governments have an essential role to play in guiding the real estate market towards more equitable pricing. Through tax incentives, zoning laws, or direct subsidies, policymakers can make it more attractive for developers to invest in mid-range housing projects. For example, Dubai’s efforts in implementing a mandatory quota for affordable housing in new developments is a step in the right direction, although ongoing refinement and assessment are necessary for such policies to be effective.
The Role of Developers and Private Sector
Real estate developers can also benefit from diversifying their portfolio to include affordable homes. By employing a mixed-development strategy that incorporates both luxury and mid-range properties, developers can make their business models more resilient against market fluctuations. Moreover, focusing on middle-income housing can help meet an unaddressed demand, opening up a whole new market segment for developers.
Affordable Properties Development: A New Approach
To address this imbalance, Some Properties Development is introducing a line of affordable housing starting at Dh400,000 for studio apartments. To make this investment more appealing, some companies like Dubai Housing provides a collection of properties on their website where some builders may guarantee an 8% annual ROI for the first five years, regardless of the type of apartment, like studio, 1-bedroom, or 2-bedroom. But one thing to note is that 2 BHK apartments are not so affordable, and builders sell these apartments for around Dh 1 million or more.
The Buy-Back Opportunity
Adding an extra layer of security, Some builders also offer a buy-back option after the initial five-year period, as confirmed by their top officials. Under specified terms, buyers can sell the property back to that particular company from which buyers have bought the property at the original purchase price.
A Founder of a real estate company states that these plans translate to investors recouping 40% of their initial investment within five years. He emphasizes the long-term sustainability of this pricing model, even if the market undergoes a future downturn.
High Growth in Transactions
The first half of 2023 saw Dubai’s real estate sector explode with around 76,119 transactions worth Dh283 billion, a staggering 76.87% increase from the previous year. This rapid growth encompasses not just the sheer volume of transactions but also an increase in the average transaction value and property prices. This simple thing is not noticed by several buyers and investors.
The Impact of External Factors
Surprisingly, since the Russian attack on Ukraine, prices for studio apartments that were around Dh400,000 to Dh450,000 in January 2022 almost doubled to Dh800,000 to Dh900,000 by January 2023. Such abrupt inflation has rendered properties unaffordable even for high-income families.
A Focus on Economic Sustainability
As Dubai prepares for the Year of Sustainability and the COP28 Summit, A real estate professional points out that economic sustainability should be prioritized. Some builders aim to set a precedent by offering homes at prices that the market can sustain over the long term.
Volume Over Margin
Some Builders believe that lower prices will lead to a faster sales turnover, compensating for lower profit margins. This step by builders will make homes affordable and protect buyers from rent-related inflation.
ROI and Its Market Impact
The 8% predicted return scheme by some builders in Dubai will provide an investor with a Dh1 million property with Dh80,000 annually for the first five years. This sum of money, regardless of market conditions, enhances investor confidence and contributes to market stability.
Expert Views on Market Growth
According to a Dubai-based real estate company that has a good idea of the Dubai Property market, the city has seen the strongest growth in average property prices since late 2014. However, other professionals who deal in properties expressed their concerns over another potential housing bubble, considering past market crashes in 2009 and 2015. It is good to study the property market’s current pricing. Remember that properties in Dubai do have a good return, but how much is the important thing to look out for.
The real estate market in Dubai is clearly in a phase of dramatic change, influenced by both internal situations of the property market and external events that happen around the world. As the housing market in Dubai continues to experience unprecedented growth, initiatives from some builders like Binghatti Developers and Danube may pave the way for a more inclusive and affordable property collection to choose from. (The Data given here may vary)