Labels: New Developments, Property-show, Sharjah

The first phase of Al Nujoom Islands, the realty project currently under progress in Sharjah, will be completed shortly, with about 95 percent of the digging for the project's water canals completed.

The Chairman of Al Hanoo Holdings, Sheikh Abdullah bin Fahid Al Shakrah, said that the lining of canal banks is a complicated process, as these canals are the main base for the waterfront infrastructures of the project, particularly, those pertaining to marinas, island connectors and tide breakers.

Al Hanoo Holdings had to use about 2.3mn tones of rock to line the bank of water canals. Al Hanoo has made various development procedures on the masterplan of the water canals. These canals allow water to circulate in a record period, above the standard international average. The 3km long waterfront has also been converted into a 35km stretch.

The Middle Eastern realty company has made various development procedures on master plan of water canals. The Al Nujoom Islands project in UAE is now being developed in three stages. Developmental works on the property development are likely to be complete by end of third stage in 2010.

Labels: Construction Projects, Sharjah

Al Hanoo Holding, leading property developer in Gulf has announced its venture into Phase II of the 'Al Nujoom Islands' projects in Sharjah, UAE. The Phase II includes infrastructure, apart from Phase I of construction works.


The Chairman of Al Hanoo Holdings, Sheikh Abdullah Al-Shakrah, said that the cost of Al Nujoom Islands infrastructure is estimated to be Dh.1.2bn, which includes roads and pavements, bridge construction, installation of power lines and water services. The area considered fit for construction is only 40%, while the rest 60% of the remaining project area is water and vegetation.

Al Hanoo Holdings recently organized two workshops with Emcor Services and Halcrow International for carrying out the latest developments on its project.

The project includes 13 sections, with the first three comprising main coastal ground forms, while the rest ten are islands separated by canals that are carefully designed to be the highest in relation to water circulation in canals, the movement of which depends on tidal ebb and flow movements and utilization of pre-designed schemes that doesn't cause harm to surrounding environment.

The 10 islands will be interlinked by bridges and will comprise 40 high-rise towers for commercial and residential purposes, apart from four hotels, 145 apartment buildings, two resorts, 1400 water-front and park-side villas, large commercial center including a hypermarket, five marine clubs, two entertainment centers, nine smaller commercial centers and six centers for light industries. The island will also house several schools, mosques, banks, coffee shops, stores, restaurants and a population of 40,000 residents.

The Nujoom Islands, also known as 'Stars Islands' are the largest residential, commercial and tourism development project in the Sharjah city. Covering a distance of 60mn square feet on coastal land, along shores of the Arabian Gulf, in the village of Hamriya, it is easily accessible from the Ettihad Road, and the Emirates Road.

The project will be built in three phases over a five year period, by the Saudi-based property company, Al Hanoo Holding, which is also the company behind Sharjah's Emirates Industrial City.

The project will be complete by 2010.

Labels: Construction Projects, Sharjah

Labels: Commercial Property, New Hotels, Sharjah

Shaikh Sultan bin Mohammed Al Qasimi, the Crown Prince and Deputy Ruler of Sharjah, and Chairman of Sharjah Executive Council has passed the new rental by-law for the emirate, which states that the landlord cannot increase the rent until three years after signing the lease agreement, and every two years thereafter. The bylaws were issued to help the rent dispute committee jurisdiction to handle complicated procedures in a simple manner.

Numerous factors such as the quality of the property, the location, the number of storeys, the finishing of the building and the disputed property, the age of the building, the level of service, the space of property and the like, needs to be taken into consideration while deciding a rent hike.

Subletting the property is not allowed, except with the written approval by the property owner. In such cases, the tenant can transfer the lease to the new tenant with the landlord's approval, after which, a new contract should be signed and attested between the owner and the new tenant. According to the bylaws, it is the responsibility of the tenant to ensure the safety of the property and prevent damages, while the landlord is responsible maintenance of the property.

The Landlord cannot evict a tenant before three years after the signing of a contract, unless there is a violation from the tenants end, such as a failure to pay the rent within 15 days after the elapse of due date (in case of residential property) and within 30 days after due date (in case of commercial property).

However, the landlord can evict the tenant in case the property is required for any of his adult children to live in, if they have no other alternative, or in case the building needs extensive maintenance or needs to be demolished. But, landlords should never try to compel a tenant to vacate the premises, by adopting silly measures such as disconnecting the air-conditioning or water or power supply or on the pretext of cleaning and maintenance.

Labels: Latest News, Property Law, Rentals, Sharjah

The civic body at Sharjah has issued demolition notices to many old buildings that are likely to be knocked down soon, according to official reports.

The Assistant Director General for Governmental Projects at the Municipality, Sultan Al Mualla, agreed that there are plenty of buildings that are past their life-span and in poor condition.

According to the Municipality regulations, any building, that is more than thirty years old, could be considered "unfit" and are due to be pulled down, though it also depends on the condition of the building and not the age alone.

Many old buildings that are already in a bad shape still continue to exist, despite the warnings issued to the owners by the municipality to either knock them down or to renovate them.

Al Mualla said "There are several buildings that have been issued notices. We will take strict measures against them, if they do not comply with the regulations that are meant for public safety."

However, as reported by Emirates Today, it is a fact that several old buildings with cracked roofs and walls, and structures close to collapse, that are in various stage of dilapidation, are still being rented out to residents, ignoring the municipality regulations of safety.

These buildings, other than being an eyesore, also cause great harm to residents with exposed electrical wirings hanging randomly around the walls. The health of the residents are also infected with rooms infested with pests and cockroaches, with foul smell emanating from the rotting wood of windows and doors, disintegrating concrete and rusting metal.

Al Mualla explained that the municipality inspectors have submitted reports to a special committee which will assess the situation before taking any action.

Al Mualla said that warnings have already been issued to a large number of buildings. A second warning will be issued to the owner and to the residents for evacuation. He added that talks are on, with the Water and Electricity department to disconnect services to buildings violating the regulations.

However, the Municipality agreed that if a building is well maintained and deemed safe after the inspection by the authorities, then it will not be demolished even if it is well beyond thirty years after construction.

Labels: Property Law, Sharjah

The Supreme Council and Ruler of Sharjah, His Highness Dr. Shaikh Sultan Bin Mohammad Al Qasimi, has issued Law No.2 of 2007, which regulates the relations between the tenants and landlords in the emirate.

As per the new law, the Landlords are prohibited from increasing rents up-to three years from the date of entering into the tenancy contract, and thereafter two years for any additional increase.

The Rent increase should not cross the rent of comparable-value properties, and in case both parties are unable to agree on a rent value, the matter could be referred to rent committee.

Article 12 of the law states that, the landlord should not ask the tenant to vacate the property, prior to three years from signing of the contract, unless, the tenant is irregular in rent payment or is refusing to pay the rent.

The law also stipulates that the tenancy agreement should always be in a written format and should be attested by the competent authorities or the municipality with the payment of a definite fee. The cost and responsibility of getting the contract attested within fifteen days from the date of issue, has to be borne by the tenants. Those failing to do so will be required to pay three times the attestation fee as fine.

Local and federal government establishments have been excluded from the attestation fee.

The law also states that any maintenance or repair works in the leased properties should be carried out by the landlords, unless agreed otherwise. The tenant will have no right to make any alteration to the property thereafter.

Labels: Property Law, Rentals, Sharjah

The Sharjah Municipality demolished the structures at a disputed compound located at Al Zaha in Sharjah. More than 1200 workers are said to have been staying in these buildings. This also puts an end to a long dispute between Sharjah Municipality and the owner of the compound, after the municipality officials leveled the buildings yesterday.

According to the officials of Sharjah Municipality, the buildings were constructed in an area which was actually allocated for agricultural purposes wherein constructions of structures were prohibited. However, provisional buildings were erected within the compound, providing cheap accommodation to the workers of various companies, as the rents for labour camps in Sonapur were pretty high. The electricity to the buildings were disconnected a couple of months ago, following which the municipality had warned the tenants to move out of the compound.

The Owner of the building had obtained a stay-order from the court against demolishing the building and hence the demolition was held back for a couple of days. The compound owner and the tenants of the building are however, claiming that the lease agreement they posses, has the approval of municipality for tenancy in the buildings. In fact, the owner claims that even the building plan has been approved by the Town Planning Department and the Municipality.

Labels: Sharjah