Japanese-speaking? 20 Dubai real estate agents - Review ranking
A must-see for anyone interested in Dubai real estate investment! You'll understand everything!
When considering investing in Dubai real estate, the first major hurdle that many people face is the language barrier. In this context, finding a real estate company that can speak Japanese and is truly trustworthy is an extremely important point.
First of all, what kind of people come to Dubai to get involved in the real estate industry? And should you really own a property in Dubai?
Many people have such questions and concerns. We wanted to provide information that is as clear and concise as possible to answer these questions, so we launched a comprehensive review site for Dubai real estate. We have compiled a ranking that focuses on the question: Is a company trustworthy just because it can speak Japanese? We will continue to gradually improve the content, so we hope that you will use this site to gather information about Dubai real estate and Dubai with confidence, and that it will help you smoothly find your ideal property. Please make use of the Dubai real estate review rankings.
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What is Dubai like?
Dubai is a city roughly the same size as Yokohama, with a population of approximately 3.6 million. It is an international city that attracts housing demand and investment money from all over the world, and a major feature of the city is that it has almost no income tax. Looking at the population composition, approximately 90% are foreigners, and of those, approximately 90% work as workers supporting the city's functions, and approximately 90% of those workers are low- to middle-income earners with a monthly income of less than 200,000 yen. In other words, Dubai is a city that relies almost entirely on foreigners to support its workforce.
On the other hand, the UAE nationals, known as Emiratis, who make up about 10% of the population, are a privileged class that receives generous support from the state, and in many cases, even without working, they are guaranteed an annual income of approximately 20 million yen per person by the state. Breaking down the population, there are approximately 360,000 Emiratis and 3.24 million foreigners, of which approximately 320,000 are investors and wealthy individuals, and the majority of the remainder are workers. The reason why businesses in Dubai are prone to failure is actually due to this extreme population structure.
The population with a monthly income of over ¥200,000 is estimated to be approximately 970,000. However, this includes children and the unemployed. Therefore, even if we limit the figure to the general population with free consumption, even including minors, the number is only about 300,000. This is roughly the same consumer population as Hiroshima City in Japan. Furthermore, Dubai's urban design presupposes car travel, and while it offers good access to large malls, its metropolitan network is underdeveloped, and roads that allow people to move freely by foot or bicycle are insufficient. The only exceptions are Dubai Creek Harbour and parts of Dubai Marina, which are designed for pedestrians, making it unrealistic for ordinary people without cars to enjoy shopping and cafes in the city. As a result, a surprisingly convenient, inexpensive, and speedy delivery culture has developed, where supermarket groceries can be delivered to your home within 30 minutes for an additional fee of a few hundred yen.
Starting a business in Dubai without understanding this urban structure is not uncommon, as businesses are forced to withdraw within a short period of time. Dubai is by far the most advanced emirate in the UAE, and it is extremely dangerous to treat other emirates in the same light. Dubai, which is ruled by the royal family, has advanced to the point where many government procedures can be completed via app, but other emirates are prone to human error and often experience instability. However, Arab people are generally warm-hearted and kind.
Dubai is a city that has built a system to attract wealthy people from all over the world by promoting its tax-free policy, and is a special market where approximately 600,000 privileged classes, wealthy people, and investors, including Emiratis, live. However, in the summer, many of these people leave for long-term stays in Switzerland or Europe, causing a significant decrease in Dubai's wealthy population. As a result, businesses catering to the wealthy need to make money during the winter, and summer tends to be a slow season, creating a structure in which food and drink costs are high despite the city being a tax-free society.
Furthermore, with over 2,200 real estate agencies registered in Dubai, it is not easy to find a company or person who meets your requirements and objectives.In addition, Dubai has legal restrictions on posting negative reviews, so Google Maps reviews do not accurately reflect the actual situation and are easily deleted, making local review information of little use.
Because our website is distributed from Japan, it is not subject to Dubai law and is one of the few sources of information that can provide honest reviews without bias. Please use it to compare information from the perspective of which company is trustworthy, who has a representative who is familiar with your desired area, and whether they can communicate in Japanese or English, and to find the best partner from the many real estate agencies available.
Dubai Real Estate Review Ranking
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Dubai real estate's distinctive investment style
I'll be honest about the negative aspects of Dubai real estate, but to conclude, it's true that Dubai real estate is profitable. However, this is no longer the era in which foreigners who don't know the rules can easily make money; rather, it means that the market has normalized and we've entered a stage where only those who truly understand the market can make a profit. The term "off-plan" always comes up when discussing Dubai real estate, but the reality is that many people enter the market without understanding whether it's a purchasing method or an investment product. Off-plan means purchasing an unfinished new property, with completion expected in three to four years, in installments based on a predetermined payment schedule. This is a highly speculative system. The most important thing to note is that, in principle, if you fail to complete your payments, you will not get any of your investment back. Salesmen will tell you that your funds are safe because they're managed in a government escrow account, but in reality, you'll only get a refund if the developer goes bankrupt or flees mid-construction, and even then, not all of it. For example, if construction is 50% complete and the buyer has also paid 50%, you won't get a refund. There are no refunds for mid-term terminations or cancellations, and since many developers are state-owned or government-affiliated, the explanation that the money is held in an escrow account is practically meaningless. While it is common to purchase real estate using a mortgage in Japan, bank loans are generally unavailable for unfinished properties in Dubai, even for new buildings being built by state-owned enterprises. This is due to the large number of projects that stalled mid-construction during the past Dubai shock, and the fact that 90% of the population is foreign, and there is a constant risk that they will flee to their home countries if they become unable to pay. Many people have seen photos of Ferraris and luxury cars abandoned at Dubai Airport, but those are the remains of people who have defaulted on their debts and fled the country. This is the reality of Dubai, which can only be understood by living there for a few years. Given this background, it is clear how risky investing in unfinished properties is. For these reasons, off-plan purchases, which involve paying off the property in around 10 installments until completion, are the norm in Dubai, instead of bank loans. While some lump-sum purchases offer discounts, this approach is rarely adopted due to the lack of trust in unfinished properties, and even banks are reluctant to lend money. Furthermore, because it's possible to resell properties before completion for profit, many gambling-minded resale investors entered the market, heating up the real estate market. However, during the COVID-19 pandemic, real estate prices effectively halved in many cases, revealing the speculative and fragile nature of Dubai real estate. Meanwhile, real estate prices in Tokyo continued to rise, driven by the influx of foreign capital. In Japan, tax evasion is less likely to be pursued abroad, creating completely different conditions than for Japanese investors. The biggest advantage for Japanese investors investing in Dubai real estate is actually the tax system. Returning to the topic at hand, many off-plan buyers enter into contracts without the full amount in hand. While this money-game-like investment of reselling before the funds run out was previously viable, the current environment no longer allows for selling properties for more than the purchase price. The days when Dubai real estate was a profitable venture are over. Prices, which fell by half during the COVID-19 pandemic, have now soared to levels far above pre-pandemic levels, necessitating careful purchases. This is because if you are unable to resell your property before the funds run out and your payments fall behind, all payments made up to that point will be confiscated and you won't get a single yen back. While some grace periods are offered, this remains a highly risky arrangement. While off-plan payment plans vary slightly from property to property, they generally require around 10 installments until completion. Once 30% of the property price is paid, the property becomes eligible for resale to a third party. While at first glance this may seem like a buyer-friendly installment plan, in reality, making 10 installments over three to four years for a property worth over 100 million yen is no small burden. This is due to the unique circumstances of Dubai, where banks do not provide loans for new construction. Let's take a step-by-step look at why these payment plans exist.
01.
As a developer's sales strategy
Foreigners who do not have an Emirates ID or a stable income in the UAE cannot access bank loans in Dubai. In other words, for many foreigners, buying real estate in Dubai begins with the assumption that they cannot access loans. Based on this reality, developers designed the currently mainstream off-plan installment payment system to sell properties to more foreigners. Purchasing pre-owned or completed properties requires a VISA and Emirates ID, making it difficult for foreigners, including Japanese residents, to purchase them. For this reason, unscrupulous agents often fail to fully explain this point and promote only off-plan options for first-time buyers. Purchasing an off-plan property allows you to obtain a Golden Visa, after which they will suggest a completed property. However, a conscientious company should clearly explain how to access bank loans whenever possible and how to prepare for them. Purchasing a completed property from the get-go requires a VISA or Emirates ID, which requires going through procedures such as establishing a new corporation or purchasing an existing corporation and obtaining a VISA or Emirates ID in that corporation's name, making it a fairly difficult hurdle in reality. While it's possible to obtain a VISA or Emirates ID through employment, either approach is not easy. As a result, many foreigners who are unable to purchase completed properties are left with no choice but to purchase off-plan properties, which has led to a structure in which off-plan properties are strongly recommended. The current unique off-plan market, where developers are focused on selling off-plan properties to as many foreigners as possible, has formed as a result of developers' intense efforts to sell off-plan properties to as many foreigners as possible. It's also true that purchasing Dubai real estate with a loan offers unique benefits for Japanese people, such as the possibility of obtaining a loan as a brand new borrower even if you have a full credit limit or a bad credit history in Japan, and that defaulting on repayments in Dubai will not affect your credit rating in Japan. For more detailed information on bank loans and purchasing methods, please feel free to contact us via LINE@.
02.
The reality of off-plan investing
As this agent explained, if you invest in one property, it's certainly possible that a property worth ¥80 million could become worth ¥120 million upon completion four years from now. However, the story changes if you split your investment in two and leverage two properties. In this case, you're assuming a sale two years into the project, but there's no guarantee that prices will have risen as expected by that point. While the government publishes past sales data and often explains that "price increases have occurred in the past," the reality is that this trend is not necessarily reproducible under the same conditions. While some may say, "This property is so popular it sells out in a day, so it's sure to sell in the future," no one can accurately predict what the market will be like two years from now. And it's actually banks that make decisions based on such uncertainty. A critical analysis of off-plan property price trends reveals that in the current market, prices tend to rise as the property approaches completion. It's more realistic to assume that price increases are limited within the first two years of sales, making it difficult to realize significant profits. As a result, it is no exaggeration to say that the success of off-plan investment depends almost entirely on how cheaply you can purchase. If you would like more information on specific properties, please feel free to contact us via LINE@.
Real estate brokerage commission business
03.
Another important aspect of off-plan investing is the influence of real estate agents' commission business. By encouraging diversification, agents can increase the number of properties for sale and maximize their commission income. In fact, there are several real estate companies that have earned over 100 billion yen in commission income over the past 10 years, demonstrating how the off-plan market has expanded primarily through agents. Therefore, when purchasing an off-plan property, it is extremely important to assess not only the property itself, but also the agent's character and integrity, as well as their ability to sell the property at an appropriate price in the future. Rather than blindly accepting the opinion of just one company, we recommend building relationships with at least three reputable real estate companies and agents with a proven track record in both buying and selling, and comparing their results before making a decision. We also offer individual advice on choosing a real estate company that best suits your situation and goals. If you need an introduction, please feel free to contact us via LINE@.
04.
Challenges in the off-plan resale market
This system inevitably results in a large number of investors purchasing off-plan properties, but structurally there are fewer buyers in the so-called off-plan resale market, where partially completed off-plan properties are resold. The reason for this lies in the revenue structure of real estate agents. For new off-plan sales, real estate agents receive very high commissions of roughly 4-10%, but for partially completed off-plan resale properties, the commission is only around 2%. This large difference in commissions gives real estate agents an incentive to prioritize the sale of new off-plan properties, and as a result, the partially completed off-plan resale market is less likely to be actively handled, creating a situation that is structurally sluggish.
In the end...
Agents tend to blatantly steer their clients toward off-plan deals that allow them to earn higher commissions. As a result, the completed property market and resale market have inevitably cooled, with off-plan deals accounting for approximately 70% of transactions in 2024. Given this market structure, when investing in real estate in Dubai, it is extremely important to consider not only the quality of the property itself, but also to choose a real estate company or agent that takes the sale seriously and prioritizes the buyer's interests, even in transactions with low brokerage fees. Ultimately, the success or failure of your Dubai real estate investment depends largely on whether you can find a trustworthy agent who will respond without bias even during the selling phase.
The reality of real estate agents in Dubai
05.
At first glance, Japanese real estate companies in Dubai appear familiar and reassuring to Japanese people, but in reality, they are a completely different business model than Japanese real estate companies. This is because there are almost no full-time employees, and over 95% of them are agents working on a commission-only basis. To put it bluntly, they are forced to sell properties in order to survive and make a living abroad. This structure is more like "selling to survive" than a legitimate business model. This leaves them with no room to always prioritize the client's interests, leading to a situation where securing their own income often takes priority. In the first place, many Japanese people living long-term in Dubai are corporate expatriates, and it's safe to assume that many Japanese people who don't have a stable base salary and work solely on commission are struggling to make ends meet. This is not limited to Japanese people; it's a common problem for all real estate agents in Dubai, where agents and brokers often prioritize their own interests and not maximize their clients' profits. This is truly an unhealthy market. Furthermore, because many agents themselves are also real estate investors, there is a growing tendency for them to prioritize buying and selling properties they own or have close ties to at their own advantage, rather than proposing the best properties for their clients. It is expected that such agents will gradually be weeded out in the future, but we should expect the difficult situation to continue for another 2 to 3 years before the market returns to a healthy state.
summary
Off-plan investments are inherently highly speculative and do not guarantee a guaranteed profit in the short term. Therefore, choosing a property that you can afford to pay 100% is crucial for success. Once you have identified a property with a clear capital target, it is important to either purchase it with cash or pay in full according to a payment plan. Fundamentally, it is essential to properly understand the sales strategies of the developer and real estate company and carefully consider your investment property. Furthermore, working with a trustworthy real estate company that has a clear sales strategy that not only considers the purchase but also the future sale, and that responds honestly without being influenced by commissions or their own personal interests, is key to successful investing. Be especially cautious when dealing with agents who are also involved in numerous real estate investments, as they often prioritize their own position over the interests of their clients. When considering a Dubai real estate investment, it is important to carefully consider the market structure and risks, rather than blindly accepting superficial information or sales pitches. Ultimately, it is no exaggeration to say that the success or failure of your investment depends on which real estate company and agent you partner with. In Dubai, all transaction history can be viewed online, so we'll also show you how to verify it yourself! If you'd like more detailed information or individual advice, feel free to message us on LINE@.
Japanese-speaking? Dubai Real Estate Review Ranking of 20 Companies
Rankings below 11 are for the mobile version.
Dubai Real Estate Review Ranking
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[Editor's Information]
Name: Akifumi Oki
Main experience: Utilizing his experience working at the Dubai branch of a major newspaper in the UAE for three years, he is currently working as an editor for the Dubai Real Estate Review Rankings.
Editor: Akifumi Oki
