No New Year cheer for UAE property market

Abu Dhabi rents are expected to drop by 5 to 7 percent and Dubai property values are expected to decline by 3 to 5 percent in 2018 (Shutterstock)
Updated 31 December 2017
0

No New Year cheer for UAE property market

LONDON: It is that time of year when the Gulf’s plethora of real estate pundits look into their crystal balls to see what the future might hold.
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 energy minister recommends driving down oil inventories, says supply plentiful

Updated 19 May 2019
0

Saudi energy minister recommends driving down oil inventories, says supply plentiful

  • Oil supplies were sufficient and stockpiles were still rising despite massive output drops from Iran and Venezuela
  • Producer nations discussed how to stabilise a volatile oil market amid rising US-Iran tensions in the Gulf, which threaten to disrupt global supply

JEDDAH: Saudi Arabia’s Energy Minister Khalid Al-Falih said on Sunday he recommended “gently” driving oil inventories down at a time of plentiful global supplies and that OPEC would not make hasty decisions about output ahead of a June meeting.
“Overall, the market is in a delicate situation,” Falih told reporters before a ministerial panel meeting of top OPEC and non-OPEC oil producers, including Saudi Arabia and Russia.
While there is concern about supply disruptions, inventories are rising and the market should see a “comfortable supply situation in the weeks and months to come,” he said.
The Organization of the Petroleum Exporting Countries, of which Saudi Arabia is de facto leader, would have more data at its next meeting in late June to help it reach the best decision on output, Falih said.
“It is critical that we don’t make hasty decisions – given the conflicting data, the complexity involved, and the evolving situation,” he said, describing the outlook as “quite foggy” due in part to a trade dispute between the United States and China.
“But I want to assure you that our group has always done the right thing in the interests of both consumers and producers; and we will continue to do so,” he added.
OPEC, Russia and other non-OPEC producers, an alliance known as OPEC+, agreed to reduce output by 1.2 million barrels per day (bpd) from Jan. 1 for six months, a deal designed to stop inventories building up and weakening prices.
Russian Energy Minister Alexander Novak told reporters that different options were available for the output deal, including a rise in production in the second half of the year.
The energy minister of the United Arab Emirates, Suhail Al-Mazrouei, said oil producers were capable of filling any gap in the oil market and that relaxing supply cuts was not “the right decision.”
Mazrouei said the UAE did not want to see a rise in inventories that could lead to a price collapse and that OPEC would act wisely to maintain sustainable market balance.
“As UAE we see that the job is not done yet, there is still a period of time to look at the supply and demand and we don’t see any need to alter the agreement in the meantime,” he said.
US crude inventories rose unexpectedly last week to their highest since September 2017, while gasoline stockpiles decreased more than forecast, data from the government’s Energy Information Administration showed on Wednesday.
DELICATE BALANCE
Saudi Arabia sees no need to boost production quickly now, with oil at around $70 a barrel, as it fears a price crash and a build-up in inventories, OPEC sources said, adding that Russia wants to increase supply after June.
The United States, not a member of OPEC+ but a close ally of Riyadh, wants the group to boost output to bring oil prices down.
Falih has to find a delicate balance between keeping the oil market well supplied and prices high enough for Riyadh’s budget needs, while pleasing Moscow to ensure Russia remains in the OPEC+ pact, and being responsive to the concerns of the United States and the rest of OPEC+, the sources said earlier.
Sunday’s meeting of the ministerial panel, known as the JMMC, comes amid concerns of a tight market. Iran’s oil exports are likely to drop further in May and shipments from Venezuela could fall again in coming weeks due to US sanctions.
Oil contamination also forced Russia to halt flows along the Druzhba pipeline — a key conduit for crude into Eastern Europe and Germany — in April. The suspension, as yet of unclear duration, left refiners scrambling to find supplies.
Russia’s Novak told reporters that oil supplies to Poland via the pipeline would start on Monday.
OPEC’s agreed share of the cuts is 800,000 bpd, but its actual reduction is far larger due to the production losses in Iran and Venezuela. Both are under US sanctions and exempt from the voluntary reductions under the OPEC-led deal.
REGIONAL TENSIONS
Oil prices edged lower on Friday due to demand fears amid a standoff in Sino-US trade talks, but both benchmarks ended the week higher on rising concerns over disruptions in Middle East shipments due to US-Iran political tensions.
Tensions between Saudi Arabia and Iran are running high after last week’s attacks on two Saudi oil tankers off the UAE coast and another on Saudi oil facilities inside the Kingdom.
Riyadh accused Tehran of ordering the drone strikes on oil pumping stations, for which Yemen’s Iran-aligned Houthi militia claimed responsibility. 
Saudi Arabia’s minister of state for foreign affairs said on Sunday that the Kingdom wants to avert war in the region but stands ready to respond with “all strength” following the attacks.
“Although it has not affected our supplies, such acts of terrorism are deplorable,” Falih said. “They threaten uninterrupted supplies of energy to the world and put a global economy that is already facing headwinds at further risk.”
The attacks come as the United States and Iran spar over Washington’s tightening of sanctions aimed at cutting Iranian oil exports to zero, and an increased US military presence in the Gulf over perceived Iranian threats to US interests.