Q3 2014 Dubai Real Estate Market Overview
Dubai Market Summary The Dubai real estate market saw a welcome levelling-off during the summer months. The broad based recovery witnessed in the residential sector over the past 18 months has now slowed down, as rental prices and sale values have stabilized in most locations. While new project s continue to be announced, these have no immediate impact on supply as they are phased over a longer timeframe. Although the hotel sector underperformed over the month of July, registering 50% occupancy rates, it is expected to trend upwards into the peak season in the last quarter of the year. Elsewhere in the market, the retail segment maintained its solid growth while the recovery of the office sector remains patchy, as high levels of supply continue to constrain the market. Dubai Prime Rental Clock Q3 2013 Rental Growth Slowing Rents Falling Rental Growth Accelerating Rents Bottoming Out Hotel* Residential Retail Office Q3 2014 Residential Rental Growth Slowing Rents Falling Hotel* Rental Growth Accelerating Rents Bottoming Out Retail Office * Hotel clock reflects the movement of RevPAR Note: The property clock is a graphical tool developed by JLL to illustrate where a market sits within its individual rental cycle. These positions are not necessarily representative of investment or development market prospects. It is important to recognise that markets move at different speeds depending on their maturity, size and economic conditions. Markets will not always move in a clockwise direction, they might move backwards or remain at the same point in their cycle for extended periods. Source: JLL
Dubai Office Market Overview Market Summary The third quarter of 2014 continued to see a two-tier office market. While prime CBD rents have remained stable over the quarter, they are expected to increase as demand remains strong for Grade A office space. Meanwhile, rents in secondary locations are expected to remain under downward pressure as more Grade A office space enters the market by 2015. On the demand side, corporates are becoming increasingly aware of the importance of sustainability and there is heightened interest for LEED certified buildings. As traffic congestion increases, tenants and therefore owners are also paying more attention to access and parking issues. Hot Topics A number of local and international companies looking for headquarters in Dubai are going for build-to-suit options. While Habib Bank AG Zurich on Sheikh Zayed Road is one example, others remain in the market on the look out for suitable land plots. As occupancy rates in the core DIFC buildings (e.g. The Gate) remain high, we see a spill over in demand to other non-difc managed buildings in the precinct (e.g. Index Tower/Burj Daman). These offer rents 25%-35% lower than the DIFC buildings and are of Grade A quality. Office Supply Current Supply (2011 2014) Future Supply (2014 2016) 6.3M 6.9M 7.3M 7.4M 0.4M 0.6M 0.5M 2011 2012 2013 Q3 2014 Q4 2014 2015 2016 Office Performance CBD Vacancy Rate Prime CBD Rents (per sq m) 30% 24% Q3 2013 Q3 2014 AED 1,830 1,860 Q3 2013 Q3 2014
Dubai Residential Market Overview Market Summary While property values in Dubai have increased over the past year, the third quarter saw more subdued growth levels in both apartment & villa sale prices & rents. Average rents & sale prices grew by just 2% & 1% respectively in Q3 (down from 3% & 6% in Q2). Driven by tighter government regulations and an increasing mismatch between buyer and seller expectations, the residential sector is now experiencing a welcomed period of stability. As the various new project announcements will have no immediate effect on supply, we expect rents & prices to remain relatively stable over the remainder of 2014, with the market behaving in a more sustainable and healthy manner. Hot Topics As existing communities become fully established, developers are looking at alternative locations for their new projects (e.g. Tecom have announced Lantana Villas in Umm Suqeim / Jersey Properties launched the first freehold property project in Mirdif; Mirdif Tulip). There is a shift in developer attitudes towards the off-plan sales market. Developers are seeking to attract more end-users by introducing flexible payment terms, with a higher proportion of the final price payable due after handover. Residential Supply Current Supply (2011 2014) Future Supply (2014 2016) 342K 356K 366K 373K 9K 22K 11K 2011 2012 2013 Q3 2014 Q4 2014 2015 2016 Residential Performance Dubai Residential Property Rent and Sale Indices Apartment residential Sales 1% Rentals 2% Villa residential Sales 3% Rentals 0% Q-o-Q Q-o-Q Sales 34% Rentals 24% Sales 20% Rentals 9% Source : REIDIN Y-o-Y Source : REIDIN Y-o-Y
Dubai Retail Market Overview Market Summary The Dubai retail market has witnessed the completion of two projects in the third quarter of 2014. The Discovery Gardens (8,700 sq m) and Jumeirah Park (10,600 sq m) Community Centers have increased the total retail stock to 2.9 million sq m. While size still matters (Mall of the World), some developers are shifting their focus to community & neighborhood centers that capture the attention of residents, and generate additional recurring revenues as opposed to cyclical residential sales. Three such malls are scheduled for completion over the last quarter of the year. Hot Topics The Road and Transport Authority (RTA) has appointed JLL to lease and manage 10,000 sq m of retail space at the Red and Green line metro stations. In 2013, the metro attracted on average almost 450,000 passengers a day and is expected to draw in additional retail revenues for Dubai. While the majority of supply in the residential sector is expected to enter the pipeline in 2017 and beyond, the retail market will witness more stock over the next two years. Retail Supply Current Supply (2011 2014) Future Supply (2014 2016) 2.7M 2.8M 2.9M 2.9M 20K 256K 396K 2011 2012 2013 Q3 2014 Q4 2014 2015 2016 Retail Performance Vacancy Rate Super Regional Malls Average Retail Rents (per sq m) Super Regional Malls 13% 8% Q3 2013 Q3 2014 AED Primary 5,000 Q3 2013 Secondary 1,725 Q3 2013 7,700 Q3 2014 2,400 Q3 2014
Dubai Hotel Market Overview Market Summary Year to August saw occupancy rates and average daily room rates remain largely unchanged Y-o-Y. On the supply side, the third quarter of 2014 saw the opening of the Warwick Hotel on Sheikh Zayed Road and Doubletree by Hilton JBR, increasing the current hotel stock to 62,800. While the remaining three months of the year are expected to witness some openings, the sector is likely to maintain its strong performance as Dubai continues to position itself as a leading tourist destination. Hot Topics While the bulk of the supply pipeline is currently positioned in the upscale segment, initiatives to promote and facilitate development of midscale hotels are being undertaken by the tourism authorities. Following the sale of the Movenpick JBR earlier in 2014, in the coming years we can expect to see more high-profile hotel transactions as a result the result of a more transparent and sophisticated market. Hotel Supply Current Supply (2011 2014) Future Supply (2014 2017) 53,400 57,000 60,150 62,800 2,400 2,800 6,000 7,600 2011 2012 2013 Q3 2014 Q4 2014 2015 2016 2017 Hotel Performance Occupancy Rate 79% 78% YT Aug 2013 YT Aug 2014 USD Average Daily Rate 235 238 YT Aug 2013 YT Aug 2014 Source : STR Global Source : STR Global
Definitions and methodology Interpretation of market positions: 6 o clock indicates a turning point towards rental growth. At this position, we believe the market has reached its lowest point and the next movement in rents is likely to be upwards. 9 o clock indicates the market has reached the rental growth peak, while rents may continue to increase over coming quarters the market is heading towards a period of rental stabilisation. 12 o clock Indicates a turning point towards a market consolidation / slowdown. At this position, the market has no further rental growth potential left in the current cycle, with the next move likely to be downwards. 3 o clock Indicates the market has reached its point of fastest decline. While rents may continue to decline for some time, the rate of decrease is expected to slow as the market moves towards a period of rental stabilisation. The supply and stock data is based on our quarterly survey of 53 sub markets, starting from 2009. This data excludes labour accommodation and local Emirati housing supply. Completed buildings refer to those handed over for immediate occupation. Future supply is based on projects in the announced and under construction phases. Residential performance data is based on the REIDIN monthly index. REIDIN Dubai Residential Property Price Indices (RPPIs) use monthly sample of offered/asked listing price data and land registry price data (transaction data). Index series are set at 100 starting at the beginning of each data set. The supply data is based on our quarterly survey of 32 sub-markets, starting from 2009. Completed buildings refer to those handed over for immediate occupation. Future supply is based on projects in the announced and under construction phases. Central Business District includes DIFC, DTCD, Sheikh Zayed Road, Burj Khalifa Downtown. Prime Office Rent represents the top open-market net rent (exclusive of service charge) for a new lease that could be expected for a notional office unit of the highest quality and specification in the best location in a market, as at the survey date. Data relates to headline rents, exclusive of incentives. Vacancy rate is based on estimates from the JLL Agency team, and represents the average rate across a basket of buildings in the CBD. Classification of Retail Centres is based upon the ULI definition and based on their GLA: Super Regional Malls have a GLA of above 90,000 sq m Regional Malls have a GLA of 30,000-90,000 sq m Community Malls have a GLA of 10,000-30,000 sq m Neighbourhood Malls have a GLA of 3,000-10,000 sq m Convenience Malls have a GLA of less than 3,000 sq m The supply data is based on our quarterly survey of 45 sub-markets, starting from 2009. Future supply is based on projects in the announced and under construction phases. Malls are categorized based on their turnover levels. Primary Malls are the good performing malls with high levels of turnover. Secondary Malls are the average performing malls with lower levels of turnover. Prime Rent Shopping Centre represents the top open market net rent expected for a standard in line unit shop of 100 sq m at super regional malls.. Vacancy rate is based on estimates from the JLL Retail team, and represents the average rate across standard in line unit shops at super regional malls. Hotel room supply is based on existing supply figures provided by DTCM as well as future hotel development data tracked by JLL Hotels. Room supply includes all graded supply and excludes serviced apartments. STR performance data is based on a monthly survey conducted by STR Global on a sample of more than 32,000 rooms across Dubai.
Dubai Emaar Square Building 1, Office 403 Sheikh Zayed Road PO Box 214029 Dubai, UAE Tel: +971 4 426 6999 Fax: +971 4 365 3260 For questions and inquires about the Dubai real estate market, please contact: Dana Williamson Head of Agency MENA dana.williamson@eu.jll.com Andrew Williamson Head of Retail MENA andrew.williamson@eu.jll.com Chiheb Ben-Mahmoud Head of Hotels & Hospitality MEA chiheb.ben-mahmoud@eu.jll.com Craig Plumb Head of Research MENA craig.plumb@eu.jll.com Dana Salbak Senior Research Analyst MENA dana.salbak@eu.jll.com @JLLMENA youtube.com/joneslanglasalle linkedin.com/companies/jll joneslanglasalleblog.com/emearesearch jll-mena.com This publication is the sole property of Jones Lang LaSalle IP, Inc. and must not be copied, reproduced or transmitted in any form or by any means, either in whole or in part, without the prior written consent of JLL IP, Inc. The information contained in this publication has been obtained from sources generally regarded to be reliable. However, no representation is made, or warranty given, in respect of the accuracy of this information. We would like to be informed of any inaccuracies so that we may correct them. JLL does not accept any liability in negligence or otherwise for any loss or damage suffered by any party resulting from reliance on this publication.