Dubai: High rises with techie appeal

The very mention of "Dubai" conjures up images of modernity, a remarkable city of towers created by engineers from hostile terrain in a hostile climate. But even within this contemporary context, there is an emerging sector of high-technology homes.

Some of these use extraordinary technology in their fundamental design. For example, the 62-storey Trump International Hotel and Tower, which includes flats for sale, involves an innovative "core" design using translucent pyramids to minimise shadows for residents. At Jumeirah Lakes Towers, an 87-building complex of towers ranging up to 65 storeys, a "water" environment to cool the buildings has been created thanks to four separate man-made lakes covering 255,000 sq m.

Of course, the $4bn (£2.1bn) Burj Dubai, the world's tallest tower, scheduled for completion in autumn 2009, is set to be 2,700 feet in height and uses pioneering technology to provide residents with 56 of the world's fastest-rising lifts, external cladding to withstand Dubai's fierce summer temperatures, and an upward spiralling design shape to optimise views from each apartment. There is also exterior landscaping with the world's strongest water pumps, creating 490-feet fountains.

Meanwhile, two of Dubai's most high-profile schemes of homes – Palm Islands and The World – plus the legendary Burj al-Arab hotel are built on artificial islands created through land reclamation, an example of large scale technology in action.

Equally startling is the $200m (£105m) commercial Eclipse Tower in Jumeirah Village, where there will be a 400,000 square foot "sky golf course" on one of the tallest floors, including bunkers and water hazards. Construction begins in September, with completion in late 2010.

The Burj al-Taqa (or Energy Tower) now under construction will produce 100 per cent of its electricity from a 60-metre diameter roof-mounted wind turbine and 15,000 square metres of photo-voltaic solar panels. Another 17,000 square metres of solar panels will be located on a nearby artificial island visible from the tower. Any excess electricity generated will be used to extract hydrogen from sea water by electrolysis to be used to generate electricity at night through hydrogen fuel cells.

"A major strategic concern for developers within Dubai is energy, both its rising cost and the efficiency of its use," says Alex Upson, international sales manager of Cluttons, a UK estate agency with an office in Dubai.

"Dubai only gets 6 per cent of its revenue from oil, so it is more conscious than one may think about the cost of energy. The heat out there means much energy is used to desalinate water and to provide air-conditioning – many air-con units in Dubai's public areas spray fine mists of water – in addition to the power for the construction jobs themselves that continue unabated," he says.

But within properties, too, there are smaller-scale examples of high-technology in action.

"Developers like to push boundaries of what's possible within Dubai, where building companies are officially graded. We use a Triple A-graded company used by master developers like Nakheel and Emaar [two of Dubai's largest firms]," explains Oliver Hickey of developer Profile, which has schemes under construction across Dubai.

"With Zero Five Zero, our waterfront development, we've incorporated the latest in intelligent housing, such as glass that can crystallise at the touch of a button. The building has glass floor-to-ceiling windows, coated with heat-reflective material to allow light but keep out ultraviolet rays and excessive heat," he says.

According to Cluttons' Alex Upson, most international investors do not insist on high technology when locating properties in Dubai, because they seek a minimal purchase cost in order to maximise rental yield.

"But there is a growing call from top-end corporate renters for the highest specification possible, as well as a core of owner-occupier purchasers who want the latest technology in their properties, so demand is on the increase," he says.

Two thirds of buyers in Dubai are from outside of the Middle East according to research by the Dubai-based MAG Group Property Development company. But, whether for high-tech buildings or not, the credit crunch has made the financing of such purchases much harder in recent months.

Lloyds, HSBC and Barclays offer mortgages to non-UAE citizens but lending criteria have tightened. Other lenders include Dubai Bank, Tamweel and National Bank of Dubai. Britons may borrow up to 60 per cent of purchase price. According to the UK website Primelocation: "Some lenders will only lend against specific developments and at different levels. For example, in the case of HSBC, the list includes the Palm Islands and a number of Emaar properties. But the loan to value varies from 60 per cent to 90 per cent." Loans are in dirhams and interest rates are approximately 8 per cent upwards.

So even in these more straitened times, Dubai properties can still be bought – and you don't have to look far to find the latest technology inside.

DAMAC Heights Retina scans, golf simulators and spas

High technology does not get much higher, in any sense, than DAMAC Heights. This is a 90-storey tower in Dubai Marina comprising penthouses, duplexes and one-, two- and three-bedroom apartments.

Each penthouse will have access to a dedicated private underground car parking facility and computerised elevator that recognises and greets the visitor by retina scan. Penthouses also have access control and electrical keys; a panic button which triggers an alarm to a central user interface; video entry phone; intruder alarms and water leakage and gas leakage alarms.

Throughout all the apartments, a Smart Home Management System will allow owners or tenants to control temperature and air quality, lighting, curtains and main entrance door from a remote location, anywhere in the world, via laptops or Personal Digital Assistants. There are also integrated temperature controls with an advanced 3G filter system that balances air quality and humidity.

More technology is available in the communal areas in the form of a golf simulator, plus separate male and female health clubs complete with sauna and steam baths and a spa, and CCTV security. Prices at DAMAC Heights start from £448,600 for a one-bedroom apartment. Details from DAMAC, 0808 206 2010; www.damacproperties.com.

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