Relevant bylaws needed as Oman’s freehold property market grows

Ever since the sultanate introduced a legislation in 2004, which allows foreign nationals to buy freehold property in designated areas, the real estate market has continuously seen an upward trend.

The legislation, a part of Oman’s ‘Vision 2020’ plan, aims to diversify the country’s economic base and reduce its dependence on oil revenues – a goal that is a bit far-fetched, but nevertheless achievable.

Even though partly aimed at international property investors who wish to own a piece of property in these ‘Integrated Tourism Complexes’ (ITC), a great deal of interest has also poured in from Omanis as well.

The Wave, Muscat

A case in point is The Wave Muscat - the first project launched in Oman to offer freehold status to all purchasers irrespective of nationality – which continues to see tremendous success. 

From exquisite apartments to commercial complexes, the project already includes the award winning Al Mouj Golf, while several star hotels are also coming up in the premises.

Claiming that owners of Marsa 1 apartments (one of The Wave’s beachfront residency products) are majorly Omanis, David Stafford, vice president of sales and marketing at The Wave, said at a press conference, “Eighty per cent of the Marsa 1 apartments were sold about six months after launch, which shows the appetite for new luxury living in Muscat. We are launching Marsa 2 ahead of schedule in an effort to meet the high demand for apartment living in the capital, which is driving sales and pushing developers for a high quality product supply.”

And yet, Oman has not grown as rapidly as its neighbor UAE and comparatively has fewer freehold properties available for sale. However, on the plus side and unlike UAE or even the rest of Gulf, Oman lays huge emphasis on constructing quality, low-rise properties, which complements the country’s rich heritage and surrounding infrastructure. 

At their recent property award function, Walid Akawi, CEO of ITP Business Publication that publishes Construction Week magazine, said, “The country has such a unique landscape and character which makes the judging of the awards quite different to our Dubai, Saudi Arabia or Qatar installments where skyscrapers tend to dominate the skyline.” This is as the result of His Majesty Sultan Qaboos bin Said’s decision to enshrine in law the need to build in traditional form, style and color. 

While the design law may be intact in the sultanate, the current multi-use real estate development set-up can tend to bring up unforeseen legal issues. In ITCs, some parts of the property are separately owned while some other parts, such as lobbies, stairways, driveways, elevators and recreational spaces such as parks, are jointly owned. 

As commercial, residential and tourist features are integrated and are within the same compound, enforcing by-laws can become tedious and problematic as each of these components come with their own set of by-laws.

Disputes and uncertainty may arise, for example, in areas such as managing repairs of common spaces, utilizing common funds, maintaining leisure facilities, vehicle parking on common property, pet management, reaching a consensus on use of common areas, and appointment and dismissal of the owners’ association members.

There seems to be a need for ITCs to adopt unique mechanisms to solve potential problems while keeping in mind the complicated dynamics involved while handling a large group of diverse owners with divergent interests.

One of Oman’s Royal Decrees that tackles such ‘common area’ ownership issues is dated and thus falls severely short when it comes to handling modern day buildings such as The Wave. 

Therefore, taking into account the growing importance of ITCs, not only in Oman’s real estate scenario, but also in its larger developmental plan, the country should make sure the laws that govern such establishments are upgraded to be relevant, precise and stringent. 

As the real estate market is steadily growing, now is an apt time for Oman to consider the benefits of a well defined legal framework for the ITC sector.

The Surreal Women

My first attempt at abstract painting

My latest work

From skin colour to toilets: Racism never dies

Designer: Monika Pobog-Malinowska
Pic courtesy: Stepinsidedesign.com

All of us have been victims of racism, at least once in our lives. Those who believe racism is all about skin colour, caste, creed or country need to rethink.

I recently came across something I would describe as ‘toilet racism.’ I was told by an office manager not to use a particular wash room as it an exclusive toilet for the company’s directors. General staff and visitors must use the other one. I didn’t, but I wanted to ask ‘why’. Why should there be a different and an unclean toilet for the staff? I find this approach awfully cheap. It is probably just another gift of colonialism.

These precedents are plentiful in India. Though I have never been to the US, I believe these prejudices are less there. US companies operating in India testify my idea. One should go and check out AOL’s (America Online) Bangalore office. From the company’s top management to junior-most staff - all are treated in the same manner. They eat together in the same canteen, drink coffee from the same machine, travel in the same office bus and of course, use the same toilet.

We Indians take excessive pride in shallow things like job designation. We don’t envy or get inspired by each others skills; we envy our colleague’s designation. The more I try to keep myself away from corporate grading system, the more it follows me. My issue with grading system is that it brings disparity.

My first sketch of Gurudev Rabindranath Tagore

Obama is dead: Hackers tweet on Fox News

Tweets coming from Fox News twitter account reported that US President Barack Obama had been shot to death in Iowa by an unknown shooter. The rumor spread like wild fire within minutes.

Fox News posted a statement on its website saying its twitter account has been hacked called the tweets "malicious" and "false." It said the hacking is being investigated.

Hoaxers started posting messages such as;

“@BarackObama has just passed. The President is dead. A sad 4th of July, indeed. President Barack Obama is dead.”

“@BarackObama shot twice at Ross’ restuarant in Iowa while campaigning. RIP, Obama, best regards to the Obama family.”

“We wish @joebiden the best of luck as our new President of the United States. In such a time of madness there’s light at the end of the tunnel.”

The Secret Service said it would investigate the hacking of Fox's Twitter account over the false updates.

You can’t really trust what’s on Twitter!

Not just popcorn!

Across the globe, movie theatres have evolved with the times and are not just about movies anymore. The highlight of this evolution is that the movie theatres have kept innovation, not motion pictures, as their focal point. It is the overall experience that attracts more and more people to cinema halls today. Dolby digital surround sound, super wide screens, state of the art ambiance, luxury seating with complimentary services are only few features that elevate audience experience.

One of the important developments in movie theatres is introduction of digital cinema. Digitalization does not require use of multiple projectors since the movie is already kept in a storage media, which consequently prevents the cutting effect, commonly seen in traditional theatres. Digital projection also allows for a certain level of customization that was never before available to theatre owners.

Design & Seating

Nowadays, most movie theatres are equipped with Gold Class cinema seat. These high-backed leather executive or rocking chairs recline at the touch of a button and have armrests and footrests for maximum comfort. Jumping the queue, one can even book preferred seats online from the comforts of
home. However, these are passé.

Design plays an important role in defining a modern day movie theatre. For instance, the Lighthouse Cinema in Dublin, designed by DTA Architects, offers a design that makes one feel like a celebrity. This swanky theatre has playfully colour-changing seats and a chic café spot to chat about the movie with friends.

The Paragon Cineplex in Bangkok is yet another precedent of a flamboyant, modern-day movie theatre. The place provides new ways to enjoy movie with fully reclining sofas and seats (complete with pillows and blankets) and in-theatre waiter service. At an entrance fee of $10, Paragon Cineplex gives free access to a lounge with massage chairs and free cookies and coffee.

The latest introduction in movie theatre seating is the D-Box motion code, which programs the seats to move in sync with the action during the film. These seats come with a self-adjuster on it which allows each viewer to set how much they want their chair to move.

As designers continue to make significant progress in developing awe-inspiring technology, the quest to offer a unique movie-going experience is unending.

Food & Sophistication

Movie theatres are no longer about popcorn and soda. In most up-market cinema theatres across Australia and Europe, movie-goers are greeted by friendly concierge at their arrival. These theatres have adult-only clubs or lounge where movie-goers can relax, wine and dine before or after the film. Further, multiplexes are now turning into luxury outposts, assigning new meaning to the concept of "dinner theatre." Gourmet food and fine wine have become basic requisites of a movie theatre.

The rise of "dine-in" theatres in the US, Europe and many other countries across the world is a true sign of positive business innovation. Statistics show that more consumers visit theatres that have added restaurants and bars serving fine food, wine and alcohol, with tables and wait service, during the movie.

Dine-in theatres come in several varieties and charge different prices, ranging from an average of up to three times the ticket, although the price may sometimes include a food voucher. The food offerings vary, but it's mostly finger food or the likes of sushi and tapas that can be eaten without noisy and distracting utensils.

Like any other business proposition, innovation is the buzz word for cinema halls too. So much, that the name "cinema halls" too may no longer seem appropriate.