GCC Real Estate Sector - Changing Times!
Strong crude prices over the last five years have played a significant role in boosting the economic
growth of GCC region. However, the focus of regional economies to diversify from reliance on
hydrocarbon sector, provided a direct impetus for the growth of real estate sector. In tandem
with the increasing contribution of real estate activity to the GDP, the credit distribution to this
sector increased astronomically due to close linkage with increasing construction activity. The
recent global credit meltdown and cautiously optimistic market sentiments towards property
investments in the regional real estate market is reflected through the signs of price correction
in the sector. Although the declining oil prices coupled with global financial crisis is expected
to slowdown economic growth and capital investments which will directly affect the real estate
sector growth, certain regional economies, still offer attractive opportunities based on enduring
demand fundamentals.
In Bahrain, with tightening of liquidity, project finance has become difficult and investors are
hesitant to enter the property market, resulting in lower transactions. The premium housing
prices are likely to drop by 15-20% while the middle income bracket prices are likely to stay firm and
may grow by 10%-20% because of demographic demand.
In Kuwait, residential real estate segment witnessed a slowdown in activity in 2008 as compared
to the speculative growth in 2007. According to market players, prices declined up to 60% in some
residential areas. The expected recessionary pressures coupled with liquidity issues could shed its
negative effects on both commercial/office front with vacancy rates touching 30% to 40%.
In Oman, the residential segment is set to see deliveries through 2009 to 2014 as a result of some
major projects. Due to the slowing demand we expect a medium term oversupply by end of 2009
and early 2010 leading to a single digit growth in 2009 and almost flat to negative growth in 2010.

In Qatar, residential rental rates could decline by around 10% in 2009, while major influx of
expatriates in 2008 is likely to keep check on steep decline in rents. For 2010, despite new supply of
apartments, residential rates are likely to witness upward revision as 2-years rent freeze finishes.
In medium term, residential segment is expected to remain positive. In office & retail segments, the
demand for commercial space could remain stagnant for next 2years.
In Saudi Arabia, real estate sector is set to continue its growth trajectory between an average
annual rate of 5% to 7% till 2012. The real estate sector is estimated to grow at an average annual
rate of 5.8% during 2004-09, while the rental prices are expected to increase by around 10% in 2009.
The rental prices are estimated to increase between 15% to 25%, while the retail and office space
is projected to grow by 20% to 30% by 2012.
In UAE, we expect the property market to witness further correction in 2009. However, the prices
of projects towards completion are not expected to witness sharp drops as those seen in off-plan
sales. Also, the trends will be different across the Emirates. Unlike Dubai, the property market in Abu
Dhabi and other emirates seems to be more resilient to the downturn. In Dubai, we expect to see
further price correction for freehold properties in the range of 15% to 30% in 2009. We expect
further correction in office rents in the range of 10% to 25% as businesses downsize and hold
their expansion plans. In Abu Dhabi, we expect the residential market to stabilize with the new
supply coming from mega projects such as Al Reem Island and Al Raha beach in 2009. We do
not foresee any decline in Abu Dhabi’s office rental rates in the medium term. However, a slowdown
in the rate of growth is expected due to the lack of demand in line with current financial crisis and the
slowdown of economic activity.

GCC Economic Outlook
After witnessing a super-spike period during mid-2008 that reached a record high of more
than US$140 per barrel, oil prices fell sharply towards the end of the year to trade at less
than US$35 per barrel. This turnaround resulted in the collapse of five-years of bull-run in
oil prices, which climbed from US$29 a barrel in early 2003 to a peak of US$147 a barrel in
July 2008. The collapse of oil prices in the second half of 2008 was the result of a growing
realization that the global economy will face a sharp slowdown in 2009, leading to a huge
drop in demand for oil.
Oil prices averaged about US$94 per barrel for 2008 and it is forecasted that average prices
are likely to reach at about US$60 per barrel for the year 2009. Sharp economic downturns
in advanced economies have started spreading their effects on Asian economies which were
previously considered recession-proof. On the back of this, world oil demand is also likely
to fall in 2009. At the same time much depends on the growth rates of developing countries
like China and India, but these countries have also started showing signs of a slowdown.
Therefore, oil prices to remain in our predicted range for 2009 will also require timely
intervention by oil producing countries.
Such a sharp fall in oil prices along with production cuts by OPEC will also have a significant
impact on economic growth in the year 2009. The cumulative cuts imposed by OPEC in 2008
was 4.2mn barrels a day. At the same time, further cuts are not ruled out if oil prices sink
further in 2009.
On the back of this, oil revenues, capital investments and current account surpluses in the
GCC region are likely to witness a sharp deceleration in 2009, which will have a significant
impact on the real economic growth of these countries.

GDP - 2008 a year of super-normal growth, 2009 will be the year of contraction
The combined size of GCC economies will increase from US$822.2bn in 2007 to about
US$1.04tn and it is likely to fall to about US$923.6bn in 2009. It is estimated that in
nominal terms, GCC economies are likely to grow from about 11.3% in 2007 to 26.4% in
2008. However, in 2009 the combined nominal GDP of GCC countries is likely to witness
contraction of about 11.1%. The real growth is estimated to reach about 5.2% in 2008 while
in 2009, the growth rate is likely to decline to about 2.4%.

The region’s largest economy, Saudi Arabia is likely to report a nominal growth of 22.5%
and a real growth of 4.2% in 2008. However, in 2009 the economy is likely to decelerate by
about 12.2% in nominal terms and in real terms it is likely to grow by 1.4%. This would be
the slowest growth rate for Saudi Arabia last several years.
Among the GCC peers, Qatar is likely to remain insulated though the growth rates are
estimated to slowdown in 2009. It is expected that the nominal GDP of Qatar is likely to
grow by 33.8% in 2008 and in 2009 the growth rate is likely to turn negative of about 0.8%.
The real GDP growth of Qatar is estimated at about 10.4% and 9.4% in 2008 and 2009,
respectively.

Among the GCC countries, Saudi will be the most affected in real terms in 2009 with growth
rates expected to decline to 1.4%. Qatar will be less impacted, as compared to its GCC peers,
with its real growth expected to decline from 10.4% in 2008 to 9.4% in 2009. In case of UAE,
real growth rate is likely to reach 5.5% in 2008 and the growth rate is expected to shrink to
2% in 2009. The real GDP growth of Kuwait, Oman and Bahrain is set to reach 5%, 6.4%
and 6% respectively in 2008 while in 2009, the real growth of these countries is likely to
decelerate to 2.5%, 3.5% and 3% respectively.
Era of record surpluses is over…
Strong crude prices during 2008 are expected to widen fiscal surplus of GCC economies
to a record high, which would be its highest ever fiscal surplus. The actual revenues could
double the what budgeted for as crude oil prices averaged about US$90-plus for 2008
while budgeted revenues are based on average oil prices of about US$40-50. We expect
that combined fiscal surplus of GCC countries to reach 29.4% of their GDP for 2008. The
fiscal surplus is expected to reach about US$305bn. However, in 2009, declining oil prices
are likely to have a significant impact on hydrocarbon revenues of GCC countries while
the same time government expenditure should remain expansionary for further economic
growth. Therefore, we estimate that in 2009, fiscal balance is likely to decline and reach
about 10.3% of their combined GDP.