Jumeirah Beach Residence (JBR)  

Access regular updates on investment opportunities and analysis of Jumeirah Beach Residence (JBR)

  • 1 JBR close to selling out

     Oct 12 2016  1/JBR  Apartments  Dubai Properties Group

    1 JBR when complete will be among the top tier of luxury addresses. It is one of only a handful of luxury towers in Dubai located right on the waterfront and all apartments in the tower have full sea views as well as views towards the Palm Jumeirah and Blue Waters Island.

    The project was launched in 2015 and as of October 2016 limited units are available for sale.

    Currently, 2 Bedroom Apartments have prices ranging from AED 5.4 - 6.3 million (sizes range from 1,936 - 2140 sq. ft.)

    Only a few 3 bedroom units remain, having prices ranging from AED 7.2 - 8.3 million (average size of 2,500 sq. ft.)

    A couple of 4 bedroom penthouses are available for AED 12.2 - 12.8 million (average size of 3,780 sq. ft.)


  • JBR Review Q4 2015

     Dec 22 2015  Jumeirah Beach Residence  Apartments  Dubai Properties Group

    From 2012 to Q2 2014, average prices in JBR appreciated by approximately 62%.

    Since Q2 2014 to Q4 2015, average prices in JBR have depreciated by approximately 19%. Average transaction price per sq. ft. in JBR is now AED 1,553.

    In the last quarter (Q4 2015), prices depreciated by about 7%, the largest single drop witnessed in the last 4 years. Transaction volumes have also halved when comparing the last quarter of 2014 to Q4 2015.

    Rental prices have depreciated by approximately 4% in the last quarter.

    Studios have prices ranging from AED 1.1 - 1.3 million. Rental prices from AED 75 - 85,000 per annum. No change.

    1 Bedrooms with marina, partial sea views, courtyard views have prices ranging from AED 1.35 - 1.75 million. Rental prices from AED 95 - 115,000.

    1 Bedrooms with good sea views have prices ranging from AED 1.7 - 2.0 million. Rental prices from AED 120 - 135,000 per annum.

    2 Bedrooms with marina, partial sea views, courtyard views have prices ranging from AED 1.65 - 2.1 million. Rental prices from AED 120 - 140,000.

    2 Bedrooms with good sea views have prices from AED 2,0 - 2.7 million. Rental prices from AED 140 - 155,000 per annum.

    3 Bedrooms with marina, partial sea views, courtyard views have prices ranging from AED 2.3 - 3.0 million. Rental prices from AED 155 - 170,000.

    3 Bedrooms with good sea views have prices from AED 3,0 - 3.6 million. Rental prices from AED 170 - 195,000 per annum.


  • JBR Q3 2015 Review

     Sep 16 2015  Jumeirah Beach Residence  Apartments  Dubai Properties Group

    Capital and rental values for JBR remains almost exactly identical to Q2 2015. The average price per sq. ft. in JBR is AED 1,664. Average prices per sq. ft. in JBR have declined by 10% from their peak reached in Q3 2014 (AED 1,849 per sq. ft.).

    Prices have stabilized in JBR since the start of the year. In the last 9 months prices have corrected only slightly, by about 3%.

    The stability in JBR prices over the past 3 quarters seems to be mainly because it is the only beachfront development in Dubai and is one of the most popular area for tourists visiting the city. A few other factors are (a) the development of Blue Water Island will further enhance the community (b) The Beach - a retail destination by Meraas which was completed a year ago has revitalized the area (c) Dubai Properties themselves are conducting refurbishments to enhance the JBR walk.

    Several factors affect prices in JBR (a) location within JBR; i.e. which cluster of buildings. (b) View and quality of the view (c) any upgrades done to the property (d) vacant or tenanted.

    Studio apartments (which are found mainly in the Murjan clusters) range in price between AED 1.1 - 1.3 million. Current rentals are about AED 75,000 - 85,000 per year.

    1 Bedroom apartments with a marina or partial views can range from AED 1.4 - 1.8 million while sea view apartments can command between AED 1.8 - 2.2 million. Rentals for 1 Bedrooms in JBR range from AED 100 - 140,000.

    2 Bedroom apartments with a marina or partial views can range from AED 1.7 - 2.3 million. Sea view apartment can command between AED 2.5 - 2.9 million. Average rentals for 2 bedrooms is between AED 120 - 140,000.

    3 Bedroom apartments with a marina or partial views can range from AED 2.5 - 3.2 million. Sea view apartments can range from AED 3.4 - 3.8 million. Average rentals for 3 bedrooms is between AED 160 - 200,000.

    It is possible that there are apartments listed or transacted higher than the range we provide. A number of additional factors can affect price in JBR including desirability, furnished units or highly upgraded apartments. Some apartments are also larger than the average sizes we report on.

    In September 2015, Dubai Properties announced the launch of One JBR, a high-rise beachfront development offering panoramic sea views.

    Q3 2015 prices will be reported across Lookup.ae on October 1st, 2015


  • JBR Q4 2014 Review

     Jan 29 2015  Jumeirah Beach Residence  Apartments  Dubai Properties Group

    The below is a summary of the transaction values recorded in JBR for Q4 2014:

    Studios: average prices actually increased. There is a limited number of studios in JBR and are mainly available in the Murjan community and most have sea views. Because these units are a bit larger than a normal studio, they are many a time converted into 1 bedrooms. Transaction values fell between AED 1.35 - 1.45 million, an increase psf of 5%.

    1 Bedroom Sea Views: prices fell by 7%. Average transaction values range between AED 1.8 - 2.3 million.

    1 Bedroom Marina or partial views: values held steady with no growth or decline witnessed. Transactions range between AED 1.4 - 1.85 million.

    2 Bedroom Sea Views: values declined by more than 10%. Transactions range between AED 2.5 - 3.0 million.

    2 Bedroom Marina or partial views: values declined by 11%. Transactions range between AED 1.9 - 2.5 million.

    3 Bedroom Sea Views: values declined by 10%. Transactions range between AED 3.5 - 4.0 million.

    3 Bedroom Marina or partial views: values declined by 5.4%. Transactions range between AED 2.5 - 3.0 million.

    There are a number of factors that affect prices in JBR, but the most important consideration is the view of the unit. However, not all sea views or partial views are the same. The quality of the view plays a major part in determining value.

    Other factors affecting prices include whether the unit is rented or tenanted, any upgrades done and which cluster the building is located in (Bahar, Amwaj, Rimal etc).

    As the market is generally slower, the lower priced units have transacted and may skew the report of the community. Many owners are not selling and maintaining their asking prices.

    JBR's fundamentals are absolutely strong. The opening of the tram, though not very well received by residents of the Marina and JBR community (as reported in the media) is still a plus point in the long-term. Congestion of the area will only grow as occupancy rates average over 90% in the district. New projects are opening up and Blue Water Island is also under-construction. The area is a retail and tourist hot-spot and that also contributes to congestion, but also the viability, visibility and prestige of the district.

    Another important trend to note is that values for the studios and 1 bedrooms declined only slightly as these types of properties are popular with investors. 2 and 3 bedroom units are typically an end-user property and that segment of the market has softened. These types of buyers will hunt for value and thus we have recorded lower transactions.

    To put prices in perspective, the values we are now seeing are the same as they were in Q4 2013 - which is right about the time the Expo 2020 was announced.

    The sources of the data provided are: reviewing land department transactions and interviews with home-owners, investors and estate agents operating in the area.


  • JBR Shams 1

     Aug 09 2014  Jumeirah Beach Residence  Apartments  Dubai Properties Group

    This building was purchased by an investor a few years back; it appears the entire building is available for sale and is being marketed by a couple of real estate agencies in Dubai.

    The units available are 1, 2, 3 and 4 bedroom simplex condominiums and a handful of loft apartments.

    Some of the units are also available as fully furnished.

    The views available are courtyard, partial marina, full marina, partial sea and full sea view.

    1 Bedrooms range in size from 1182 - 1200 sq. ft. and have prices pf ranging from AED 1,733 - 1943.

    2 Bedrooms range in size from 1274 - 1376 sq. ft. and have prices pf ranging from AED 1,875 - 2,243 psf

    3 Bedrooms have minimum sizes of 1,884 sq. ft. and prices psf are as low as AED 1,500 psf to 1,658 psf

    The 3 bedrooms are priced at around the current transaction value in JBR, while the 1 & 2 bedrooms are slightly above the market. However, as these units are either furnished or vacant - they do command a slight premium in a community which has very high occupancy rates.


  • JBR: Q1 2014 Review and Q2 2014 Outlook

     Mar 25 2014  Jumeirah Beach Residence  Apartments  Dubai Properties Group

    The demand for apartments - both rental and sale for JBR is on the rise and one of the main reasons for this is the opening of The Beach - the new retail strip along the beach. This area was a construction site for almost two years and received a lot of criticism for cramming yet another mall into a pedestrian friendly area and public beach.

    However, now that the project is complete - it is receiving all round praise for delivering a retail area which adds to the rich atmosphere of JBR. The Beach is a retail strip with large open spaces, cafes, restaurants and an indoor and outdoor cinema.

    For this reason as well as the continued construction of the tram and further beautification of JBR through walkways, plantations etc. the number of properties on the market are hard to come by, and buyers have to pay a premium to buy any type of unit let alone a sea facing condominium.

    We expect demand to grow for this area - and we expect buyers - especially foreign buyers looking for a holiday home - to continue meeting those higher prices.

    JBR Prices appreciated about 6.5% in the last quarter. Rental yields are at 6% (without calculating maintenance fees). The price psf in this community ranges from AED 1480 - 2000 psf depending on the view of the unit - and these can be explored in more detail by viewing the Property Types section of JBR.


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