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The document provides rental rates and percentage changes for apartments, villas, and offices across various Northern Emirates regions in Q4 2011. Key findings include: - Apartment rental rates ranged from 15,000-63,000 AED annually across studio to 3 bedroom units in Sharjah, Ajman, Ras Al Khaimah, Fujairah, and Umm Al Quwain. - 3 bedroom villa rentals in Sharjah saw no quarter-over-quarter change in key areas like Al Khan. - Office rental rates per square meter remained stable in major Sharjah commercial districts from Q3 to Q4 2011.
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- 1. Northern Emirates Focus Q4 2011 Real Estate Monitor 1% 0% -1% The line graph below demonstrates the average percentage sales and rental trend on a quarterly basis. -2% 20% -3% Q-o-Q Percentage Change 15% -4% 10% Sep 2011 Dec 2011 -5% 5% 0% -5% -10% -15% -20% -25% -30% -35% Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec 2008 2008 2008 2008 2009 2009 2009 2009 2010 2010 2010 2010 2011 2011 2011 2011 Sharjah Ajman Ras Al Khaimah Fujairah Umm Al Quwain Northern Emirates - Apartment Rental Sharjah - 3 BR Villa Rental Rates and Rates (Q4 2011) Percentage Change (Q3-Q4 2011) Average Rental Rates (AED/pa) Average Rental Rate (AED/pa) Ras Al Umm Al Location Sharjah Ajman Fujairah Q4 Q-o-Q Change (%) Khaimah Quwain Min Max Min Max Min Max Min Max Min Max Al Khan (Al Mamzar) 70,000 0 Studio 15,000 25,000 15,000 20,000 18,000 22,000 14,000 17,000 18,000 20,000 Shargan 70,000 0 1 BR 20,000 32,000 20,000 28,000 23,000 28,000 18,000 21,000 20,000 25,000 Al Quz 77,500 0 2 BR 28,000 45,000 25,000 34,000 30,000 33,000 25,000 30,000 25,000 32,000 3 BR 35,000 63,000 35,000 48,000 40,000 45,000 35,000 40,000 35,000 45,000 AED/m2/pa 565 592 26,500 511 511 484 26,000 26,000 AED/pa 25,000 23,500 With over 25 years’ experience in the Middle East, Asteco’s Professional Services team brings together a group of the Gulf’s 0% leading real estate experts. 0% 0% 0% 0% 0% 0% 0% 0% 0% Al Taawun Rd. Corniche Area Al Wahdah Mina Rd. Al Qasemeh Sheikh Hamid Rd. Corniche Rd. Sheikh Khalifa Rd. Al Quds Al Nakeel Asteco’s network of offices in Abu Dhabi, Al Ain, Dubai, Northern Emirates, Qatar, Bahrain and Jordan not only provides Rental Rates (Q4) Percentage Change Rental Rates (Q4) Percentage Change a deep understanding of local markets but also enables us to undertake large instructions where we can quickly apply resources to meet the client’s requirements. Customer Management: +971 4 403 7700 | www.astecoreports.com
- 2. -35% Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec Mar Jun Sep Dec 2008 2008 2008 2008 2009 2009 2009 2009 2010 2010 2010 2010 2011 2011 2011 2011 Sharjah Ajman Ras Al Khaimah Fujairah Umm Al Quwain Sharjah - Apartment Rental Rates and Sharjah - Office Rental Rates and Percentage Change (Q3-Q4 2011) Percentage Change (Q3-Q4 2011) AED/m2/pa 565 592 511 511 484 AED/pa Average Rental Rate (AED/pa) Location Q-o-Q Studio 1 BR 2 BR 3 BR 0% 0% 0% 0% 0% Change (%) Al Taawun Rd. Corniche Area Al Wahdah Mina Rd. Al Qasemeh She Al Majaz 19,000 23,000 30,500 38,000 0 Rental Rates (Q4) Percentage Change Al Qasemeh 19,000 23,000 29,000 42,000 0 Al Nahdah 18,500 27,500 30,000 44,500 0 Al Khan (Al Mamzar) 22,000 29,000 33,000 44,500 0 Ajman - 1 BR Apartment Rental Rates Abu Shgharah 16,500 21,500 26,500 34,000 0 and Percentage Change (Q3-Q4 2011) Al Yarmouk 16,500 22,500 29,000 35,500 0 AED/m2/pa 565 592 26,500 511 511 484 26,000 26,000 AED/pa 25,000 Corniche 20,500 27,500 40,000 54,000 0 23,500 Mina Road 0% 17,000 0% 22,500 0% 31,000 50,000 0% 0 0% 0% 0% 0% 0% 0% Al Taawun Rd. Corniche Area Al Wahdah Mina Rd. Al Qasemeh Sheikh Hamid Rd. Corniche Rd. Sheikh Khalifa Rd. Al Quds Al Nakeel Rental Rates (Q4) Percentage Change Rental Rates (Q4) Percentage Change 2011 Summary / 2012 Outlook 2011 2012 Leasing Market Apartment rental rates continued to decline in each of the Rental rates in the Northern Emirates will remain stagnant at the northern emirates over 2011, with rents in some emirates at beginning of the year, with further declines expected for the latter stagnant levels in Q4. half. Sharjah and Ajman landlords offered rent-free periods, usually one Rent-free periods are expected to continue in the new year. to two months, with no commission in order to attract tenants for A number of buildings in Fujairah and Ras Al Khaimah are expected new projects. to obtain electricity connection from FEWA in 2012. Therefore, Demand for apartments in Fujairah and RAK has been slow due to the number of available units will increase and rental rates are a lack of electricity connection from FEWA. likely to drop. The demand trend for apartments in the Northern Emirates has We expect residential demand to continue from families looking primarily been families looking for larger two and three-bedroom for larger new apartments within each emirate. units. Families tended to relocate within the same emirate due to We envisage other emirates to compete heavily for Sharjah children’s schooling and value-for-money units. businesses in the new year. Asteco witnessed an increase in company start-ups and movement of existing businesses from Sharjah to locations such as Dubai and Ajman Free Zone. Business relocations have been motivated by increased red tape causing lengthy delays. Sales Market Transaction activity has been limited throughout the year for both Limited transaction activity is expected to continue in 2012. the office and residential market. Problems with connectivity will continue in 2012 and are expected Completed buildings stood empty due to a lack of utility to be resolved at a slower pace due to the high number of buildings connections and inadequate sewage in Sharjah, Fujairah, Ajman anticipated for completion/handover. and RAK. We expect Phase 1 of Ajman 1 to be completed by the summer. Fujairah and RAK began to see some buildings obtain utility Projects such as Bab Al Bahr and Yasmine Village are expected to connections in the latter half of the year. be handed over in the first half of the year. Work continues on Phase 1 of Ajman 1, which was due to be completed by Q3 2011. John Allen, BSc MRICS Paul Maisfield, BSc (Hons) MRICS Judy Lam Jenny Weidling Director - Research, Consultancy and Valuations GM and Head of Professional Services, Abu Dhabi Regional Research Manager Senior Research Analyst, Dubai +971 4 403 7777, JohnA@asteco.com +971 2 626 2660, PaulM@asteco.com +971 4 403 7777, JudyL@asteco.com +971 4 403 7777, JennyW@asteco.com Julia Knibbs John Stevens, BSc MRICS Vineet Kumar Brett Whalley Senior Analyst, Abu Dhabi Director - Property Management Associate Director - Agency Head of Corporate Services +971 2 626 2660, JuliaK@asteco.com +971 4 424 9444, JohnS@asteco.com +971 4 403 7777, VineetK@asteco.com +971 4 403 7777, BrettW@asteco.com DISCLAIMER: The information contained in this report has been obtained from and is based upon sources that Asteco Property Management believes to be reliable, however, no warranty or representation, expressed or implied, is made to the accuracy or completeness of the information contained herein, and same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals. Asteco Property Management will not be held responsible for any third-party contributions. All opinions and estimates included in this report constitute Asteco Property Management’s judgment, as of the date of this report and are subject to change without notice. Figures contained in this report are derived from a basket of locations highlighted in this report and therefore represent a snapshot of the Dubai market. Due care and attention has been used in the preparation of forecast information. However, actual results may vary from forecasts and any Customer Management: +971 4 403 7700 variation may be materially positive or negative. Forecasts, by their very nature, involve risk and uncertainty because they relate to future events and circumstances which are beyond Asteco Property Management’s control. For a full in-depth study of the market, please contact Asteco Property Management’s research team. Asteco Property Management LLC. Commercial Licence No. 218551. 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