royalbreeze-ibi

Hmm my first post didn't make it through -

I have just come back from inspecting the RB5 studio. Overall good, but with several issues to resolve. The site engineer (Hatem) was very helpful and honest and forthcoming. There were a lot of snags which we listed and gave to them for action. (everything from scratched cupboards to broken locks). We also asked for the unit to be measured and it did measure less than the contracted amount (am awaiting their responses).
Cooker space is also a problem. The design appears to have been changed mid-construction. The area originally designed for a cooker has been covered by worktop instead. There's no pretty solution we could think of.
There's also odd design for where the TV and wardrobes should be.

royalbreeze-ibi

Hi Jeniffer,
Back in 2007, the offplan prices for Royal Breeze studios was about 300,000 to 350,000 AED (depending on type, view etc). As I remember, the prices were going up at the time in line with everything else. I haven't seen anyone trying to resell their studios at less than these prices.

mandm65

You are not wrong in your assessment, its very easy for anyone, in fact even al-hamra employee to create a factious ID and post positive comments, i had a good chuckle when i read that prices are holding.

Having said that we are not all dubious people here so you really have to have balance in your response as it would be unfair to tarnish all with the same brush.
cheers

HappyHamra

If only I did work for al hamra , then I would not have lost 50% of my properties value and also would not be in a struggle to get funds to repay the remaining 40%. Still think its a great place And will keep on convincing myself so. Hope to be back in the new year so will try and update positive or negative we shall see

flares

Get a hob that sits in a worktop cut out with an oven/grill unit underneath. Much prettier in my opinion.

kitty001

Hi, I too am in RB5. I was originally in RB6 but swapped to RB5 as Al Hamra not completing RB6. I would like to know if anyone is in the same situation as myself. I have been presented with a new contract, which I am reluctant to sign. Al Hamra are insisting I sign as they say the old contract is obsolete and it is a formality or I forfeit the apt. There are a couple of new articles. Any assistance appreciated. Thanks all

Eileen Elizabeth

Had a meeting with Ranjan Ghosh in September regarding consolidating and he would not enter into any discussions, had two apartment in RB6 then moved to RB5 and then RB4. Visited property and thought finish was very poor, and despite what has been said on this site have been told by Ranjan that they are not worth anything like the off plan purchase price in January 2007 (450K for studio and &)%k for a one bed, both sea facing)

Gulfstreamaviator

as a resident of Alhamra, but phase 1.......i wish to just ask what the guestimated resale value a studio/1/2/3 bedroom would be in RB.

As an aside, I have had continuous repairs to every water service facility in my TH.

From the roof tank leaking to the toilet fill just decomposing. all water heaters have been replaced at least once.


There is a new English Chief Engineer just hireed directly on His Highnesses orders, whose brif is to get Al Hamra up to speck....

We will see.

gsa

mandm65

How old is your property? I guess the phase I is probably a few years old by now? BTW did you have to pay for those replacement?
Is there a problem with specific make/model of water heaters?
Apprecaite your input.
cheers

Gulfstreamaviator

The original units were those behind Spinneys.....

Built 5 years ago....

Within 2 years the lift and pressure pumps had all been replaced, for most of the units.

After 1 year, (or so), we were advised that the guarantee for the units was now expired and all mtce required could be addressed to Al Mamra Maintenance Department.

The water heaters are all Ariston, a well know British name, but country of manufacture, I do not know. I have had all mine changed at my expense, 500 aeds per unit, in round figures. Each time the relevent room flooded, and damage to the fitted units.

Most other long term residents have changed fittings too, as well as the float valuves on the roof top tanks. (twice).
As mentioned many other water related problems.
All caused in my opinion by low quality materials, by low quality build techiques, combined with the lowest possible quality labour.

I currently expect the hot water pipe supplying the kitchen sink, to fail due to corrosion.


I am told by those wiser that so called Stainless Steel, rather than copper is used, and the low quality SS contains iron, which rusts, and causes the break down.
Combined by the very acidic water, a major problem to be expected in all properties after 3-4 years.

Rant over.

Glf

mandm65

Thanks for your response/rant mate, i have Ariston boiler at home and they seems to be going quite well, i could only assume that these are probably made for different region/market hence the different spec/quality!

I guess quite a few of us here are in position where we are about to or have just taken over the property so is there anything we could do to minimise the problems coming our way later? I understand there is nothing can be done about low quality materials, low quality build techniques/labour but is there anything one could do as part of snagging process?
Cheers

Gulfstreamaviator

Therein lies the problem.

A good surveyor is the answer. But finding one with an accreditation qualification for the area is the problem.

The building society serveyor is a waste of space, as is his report.

Quality of materials is the major problem.

The quality of finish of the work is not up to any European standard, and never will be so to judge to that expectation is impossible.

My own opinion is that my house has a standing life of 10 years........I bought not as an investment but a home, should I break even upon resale then I would be very happy..... (Dreams, these days I know).

The real practical answer is to see what repair/replacement insurance plan that Al Hamra are offering these days, after the one year warrantee period.

I do feel that the annual maintenance costs that I pay are good value for money.

Perhaps a key to MY communal swimming pool, might be a nice Christmas present.


As a last resort a owners organization, with one or two "professional" members would be a big advantage, as I am sure I am not the only owner with problems.
A concierge service would also be a big benefit, as so many properties are either unoccupied, or weekend occupied (and seasonal).

glf

laguna33p

I am new to this thread. My agent has taken delivery of my studio in RB1 and has told me it is very difficult to let and if I wanted to sell the price I could get for it is no more than 150000aed. This is because of the sheer number of units on the market. Any thoughts anyone?

mandm65

This post appear to be similar to what a spam post would look like!!

mandm65

Guys
If i recall somone was going to have their handover in Jan, anyone?
Cheers