No New Year cheer for UAE property market
No New Year cheer for UAE property market
Last year was a particularly difficult for the region as it contended with weak oil prices, political tensions and volatile investor sentiment. The introduction of value-added tax in Saudi Arabia and the UAE from 2018 will inject yet more short-term uncertainty into the market, some commentators have said.
However, as the global price of crude picks up, the economic growth prospects of the region’s oil-exporting countries are projected to improve in 2018.
The latest IMF forecast for 2018 expects Gulf gross domestic product (GDP) growth to rebound to 3.3 percent, largely driven by a turnaround in the UAE, Saudi Arabia and Kuwait.
But whether this new economic confidence filters into the real estate market remains to be seen — with further declines forecast in the UAE’s two main property markets, Abu Dhabi and Dubai. Arab News takes a look at how the two markets are looking this year.
Dubai: A mixed bag with hopes of a “bottoming out” in 2018
According to a report by property consultancy Cluttons, the three years up until winter 2017 were “very challenging” for Dubai’s residential market, with capital values dropping by 16.6 percent. Residential values were estimated to end 2017 down 5 to 7 percent on 2016 numbers, the consultancy said.
“The introduction of Federal Mortgage Caps and the collapse in oil prices during 2014 have been key catalysts in shaping the market over the last 36 months, alongside the deteriorating global geopolitical backdrop, which also spooked investors,” Cluttons said in a report.
Around 40,000 more residential units will be completed in Dubai in 2018, according to the Property Monitor Supply Tracker. This may put further pressure on rent and sales prices, in particular the secondary market, analysts have said.
According to Cluttons, 2018 still has the potential for values to start “bottoming out” in the second half of the year, but much will depend on the yet-to-materialize “Expo 2020 effect,” the strength of the US dollar and a slowing in both the rate of delivery and type of new residential schemes announced, with “affordable” housing being key to helping the market stabilize.
“On balance, we expect values to decline by an average of 3 percent to 5 percent (in 2018),” Cluttons said. “The rental market is expected to mirror the performance of capital values in 2018.”
According to Cluttons, low-end apartments and villas encompassing the city’s most affordable locations such as International City, IMPZ, Discovery Gardens, Jumeirah, Sports City and JLT, collectively registered no change in average rents in the third quarter of 2017, highlighting “the potential depth of demand for more affordable rental accommodation going into 2018.”
Syed Wajih, a property consultant at Better Homes Dubai, told Arab News: “This is a temporary dip and it’s the best time to buy. The prices are low because of the oil price, VAT uncertainty and uncertain sentiment, but there is a lot of movement now because of the low prices.”
Abu Dhabi: Gloomy market with falling property prices
According to JLL, Abu Dhabi residential rents and sales prices dipped in the third quarter of 2017 as vacancies increased in response to subdued demand and increased supply. Rental demand has been negatively impacted by job losses and cuts in housing allowances while suppressed sentiment has resulted in fewer sale transactions, the consultancy said.
JLL said apartment rents declined by around 13 percent on a year-on-year basis in the third quarter due to the “continued increase in vacancy rates, resulting new supply completions during a period of job losses and cuts in housing allowances.”
Residential vacancies are expected to increase further in 2018, causing further rental declines, the property firm predicted.
Residential prices have also continued to fall, with average prices for prime villas declining 8 percent in the third quarter, down 13 percent year-on-year, said JLL.
“Declining sentiment and reduced transaction volumes have driven these falls with average prices expected to decline further during 2018,” it said.
The latest Abu Dhabi property report from Cluttons noted: “Weaker economic growth has taken its toll on the hydrocarbon sector in particular, which has been a key driver of demand in the residential and commercial markets in the emirate historically.”
Cluttons added: “(2018) is likely to see rents slipping further, with newly completed buy-to-let stock becoming a particular challenge in some of the city’s newer neighborhoods.”
The firm predicts that Abu Dhabi rents are likely to drop by 5 percent to 7 percent in 2018, “unless there is a notable rebounding in economic growth.”
Saudi Aramco to invest in refinery-petrochemical project in east China
- This is the third such project in China that Saudi Aramco has set its sight on
- Last month, Saudi Aramco signed a long-term deal with the Zhejiang project’s operator Zhejiang Rongsheng to supply crude oil
ZHOUSHAN, China/SINGAPORE: State oil giant Saudi Aramco signed an agreement on Thursday to invest in a refinery-petrochemical project in eastern China, part of its strategy to expand in downstream operations globally.
The memorandum of understanding between the company and Zhejiang province included plans to invest in a new refinery and co-operate in crude oil supply, storage and trading, according to details released by the Zhoushan government after a signing ceremony in the city south of Shanghai.
Zhejiang Petrochemical, 51 percent owned by textile giant Zhejiang Rongsheng Holding Group, is building a 400,000-barrels-per-day refinery and associated petrochemical facilities that was expected to start operations by the end of this year.
This is the third such project in China that Saudi Aramco has set its sight on as it seeks to lock in long-term outlets for its crude oil and produce fuel and petrochemicals to meet rising demand in Asia and cushion the risk of a slowdown in oil consumption.
Last month, Saudi Aramco signed a long-term deal with the Zhejiang project’s operator Zhejiang Rongsheng to supply crude oil.
The oil giant had not yet finalized the size of its stake in the project and still needed to complete due diligence, Aramco’s Senior Vice President of Downstream, Abdulaziz Al-Judaimi, said on the sidelines of the event.
Saudi Aramco expects to supply 170,000 barrels per day of Saudi crude to the refinery in Zhoushan when it starts operations, he said.
The first crude carrier supplying the refinery should arrive in December or January, depending on when the project starts, he added.
Aramco also owns part of the Fujian refinery-petrochemical plant with Sinopec and Exxon Mobil Corp, and has plans to build a 300,000-bpd refinery with China’s Norinco. It is also in talks with PetroChina to invest in a refinery in Yunnan.