Home Feature
HOW DIRECT ENGAGEMENT WITH BUYERS CAN TRANSFORM REAL ESTATE DEVELOPMENT
Have you ever wondered why real estate commissions never seem to change? In the UAE, agent commissions are typically 2 percent of a property’s price and up to 5 percent of rental value. In many other countries, it’s the same story — commissions are generally fixed, without regard to the quality of the property, its size and value, or even the quality of service.
Is this a fair deal? Opinions may differ, but over the years many experts have often cited this practice as one of the enduring inefficiencies and limitations of the developer–agent–buyer chain. Traditionally, in this model, buyers make decisions largely based on what is presented to them by intermediaries, while developers rely on the same agents to gather market feedback. One party, the intermediary, acts as gatekeepers of the flow of information, and consequently holds more insights than both developers and buyers.
Analysts say this set-up has led to information frictions in the market, a term they use to describe information that is imperfect, costly, or asymmetric. It’s a system prone to distortions, delays, and inefficiencies that ultimately result in mispricing, misaligned offerings, slower feedback, and missed market insights.
But for years things have remained largely unchanged. Amid one of the real estate market’s most dynamic phases, we would be tempted to think otherwise — that the conditions for change have never been stronger. In Dubai, the property market reached a value of AED 761 billion in 2024, shattering records according to the Dubai Land Department. The entire city is buzzing with new projects, including a much-awaited third metro train line. But as they say, developers build quickly yet adapt slowly.
So while we’re seeing skylines transform at breathtaking speed, many business practices, e.g. how properties are marketed, sold, and priced, have largely remained the same. Pricing structures and commission models have been left untouched. Countless studies have exhaustively discussed why this is so, e.g. the real estate and construction industries being historically change-averse. The usual excuses: they’re asset-heavy, heavily regulated, and have a strong reliance on long-standing relationships and legacy processes.
But change is becoming a competitive necessity. While maintaining the status quo preserves certain best practices, the conventional developer–agent–buyer set-up has also entrenched inefficiencies that no longer serve today’s developers or buyers. Breaking the status quo means rethinking how knowledge moves through the property value chain. But who will take the first step?
Direct-to-owner model
Disintermediation, the process of removing middlemen between developers and buyers, is an alternative approach that overcomes many of these inefficiencies. From the outset, this model is seen to greatly benefit real estate consumers as it completely removes the need for agent commissions. But developers and many individual home sellers also stand to gain from engaging directly with homebuyers as it gives them complete control over the sales process and market data – two critical factors for maintaining a competitive edge in a rapidly evolving market.
This is not a totally new concept. Disintermediation was coined in the 1960s when consumers started to invest directly in securities such as stocks, bonds, hedge funds, and mutual funds, instead of depositing their money in banks. Technology was key to unlocking this shift, not just in finance but in other industries such as real estate.
In the age of the internet and artificial intelligence, disintermediation has taken on a far more practical and transformative role, particularly in real estate. The modern buyer’s journey increasingly begins, and many times ends, online, with AI influencing every stage. In fact, the UAE has now achieved 100% internet penetration, according to a report by the Telecommunications and Digital Government Regulatory Authority (TDRA), effectively making online platforms a default starting point for most property seekers.
Meanwhile, there has been a big shift in the homebuyer profile towards a younger, more tech-savvy generation. The average age of homebuyers has significantly dropped from 53-54 in 2017 to 42-44 in 2025. Moreover, 36-45-year-olds now account for up to 40% of off-plan sales and 44% for ready and re-sale transactions. An even younger cohort, the 21-25 age group, is becoming increasingly active in the property market, buying 38.6% and 33.3% more off-plan and ready property, respectively, over the previous year.
This shows a clear shift in who is buying as well as in the potential of data-driven and algorithm-assisted decision-making as younger real estate consumers increasingly turn to online platforms to buy and gather insights. Yet, in the traditional developer–agent–buyer chain, that data, enriched with AI insights on buyer behavior and preferences, is filtered through layers of intermediation before reaching the developer.
Giving back control to those who create value
Direct-to-owner platforms are now changing that dynamic entirely. Instead of relying on agents to interpret the market, developers and sellers can engage directly with their customers, gaining complete visibility and control over their data and customer interactions. They see first-hand how buyers respond to pricing, visuals, and messaging, and can adjust their strategies accordingly in real time. In our experience at Gllit, a direct-to-owner property listing platform, the efficiencies gained from direct customer engagement are significant — giving developers and sellers critical customer insights that allow them to respond faster to trends and design more inclusive, market-aligned projects and strategies.
Disintermediation is ultimately about restoring balance in the flow of information and of the real estate transaction process. Developers gain agility and data ownership, while buyers benefit from transparency and fairer pricing. In the age of the internet and AI, platforms that allow direct engagement with buyers offer a practical and more efficient alternative to the conventional model that puts control, data, and insight back into the hands of those who create real value.
Home Feature
THE LOST ART OF REST IN MODERN LIVING

By Haya Bitar – leadership and personal transformation expert, founder of Blue Turtle, and wellness advocate.
What stands out to me about the burnout epidemic is that I don’t believe we are necessarily burning out because we are busier than previous generations. I think we are burning out because we have become disconnected from our bodies and because rest has slowly lost its value in modern life.
Somewhere along the way, rest became associated with laziness or lack of ambition. Productivity became the measure of worth. Achieving, performing and constantly moving became the norm while slowing down started to feel uncomfortable for many people. Yet the body was never designed to operate in a constant state of output.
Rest is no longer something that simply happens naturally in the rhythm of the day. In the past, there were pauses built into life. Prayer times, slower afternoons, moments of gathering, quiet evenings and even siestas created space for the nervous system to reset. Today, life has become more flexible in many ways, but flexibility without intention often means we never truly stop.
This is why I believe we need to schedule rest into our lives in the same way we schedule meetings, deadlines and responsibilities. If we don’t intentionally create space for recovery, it simply gets swallowed by the next task.
What matters equally is the quality of that rest. Many people take time off physically while mentally remaining in performance mode. Even during moments of pause, the mind is still trying to optimise, improve and prepare for the next achievement. True rest cannot exist when the brain still feels like it is being evaluated.
I often speak about something I call the art of fulfillment. These small moments of pause become opportunities to acknowledge ourselves, celebrate progress, appreciate the small wins and reconnect with gratitude rather than pressure. Sometimes ten quiet minutes of presence can shift the entire quality of a day.
Mental fatigue is also very real. The brain uses around 20 percent of the body’s energy, which means constant stimulation, decision-making and information overload come at a cost. When the brain never gets moments of recovery, people begin to experience emotional exhaustion, reduced focus, irritability and a growing sense of disconnection from themselves.
This is also where our homes become incredibly important. A home should not only look beautiful, it should feel regulating. The spaces we live in either signal safety to the nervous system or contribute to overstimulation. Lighting, noise, clutter, constant notifications and even the absence of quiet corners all affect how the body feels within a space.
Creating a calmer home does not need to mean creating perfection. Sometimes it is as simple as creating intentional pauses within the environment. A chair near natural light where no screens are allowed. Softer lighting in the evening. Moments of silence. Areas that invite stillness rather than stimulation.
The nervous system responds to what we repeatedly experience. When a home allows space to breathe, slow down and reconnect to the body, it becomes more than a place we live in. It becomes a place that restores us.
Home Feature
5 DESIGN CHANGES TO STAY COOL THIS SUMMER
Summer in the UAE is not just a seasonal shift, it is a test of how homes are designed to perform. With rising temperatures and longer periods of intense sunlight, residential spaces are increasingly expected to do more than look good; they must actively support comfort.
Rather than relying solely on mechanical cooling, small but intentional design decisions can significantly reduce heat gain and improve how a home feels throughout the day. Here are five approaches that can make a measurable difference by NKEY Architects.
Let Minimalism Do the Cooling
Summer is an opportunity to reassess what a home is carrying; visually and physically. Heavy furniture, cluttered surfaces, excessive textiles, and bold colour palettes can make interiors feel more intense.
A useful starting point is to edit the home with intention. Reviewing furniture, kitchen items, and appliances—and removing what is no longer needed—creates immediate spatial relief. This sense of openness allows light to travel further and air to circulate more freely, improving both comfort and perception of space.
Colour plays a functional role. Lighter tones and softened natural materials help create a cooler visual environment, while darker shades tend to absorb and intensify the effect of direct sunlight. Even a simple wall adjustment can shift the atmosphere of a room.
Beyond interiors, comfort also begins at the building edge. Controlling how much sunlight enters the home is one of the most effective passive cooling strategies. Shading systems that filter harsh light and introduce a buffer zone between exterior and interior surfaces help reduce heat transfer into the building envelope, improving overall thermal performance without relying on mechanical systems.

Turn the Backyard Into a Night-Time Retreat
While daytime outdoor living in peak UAE summer can be challenging, evenings offer a completely different opportunity to reclaim outdoor spaces. A balcony, terrace, porch, or backyard can be reimagined as a night-time retreat designed around comfort.
Comfortable seating, soft layered lighting, gentle cooling fans, and weather-resistant furniture can transform an underused outdoor area into a calm and inviting extension of the home after sunset.
Material selection plays an important role in durability and comfort. Naturally resilient materials such as teak wood perform well in high temperatures and humidity, while also aging gracefully outdoors. This can be complemented with softer layers by including cushions, lanterns and warm string lighting to create a relaxed, lived-in atmosphere.
Greenery further enhances the spatial quality of outdoor areas. Layered planting across different heights introduces depth and softness, helping to reduce the harshness of built surfaces. Potted palms, hanging planters, and climbing plants can quickly shift even compact balconies into more shaded, and refreshing environments.

Bring the Outdoors Inside
For those who prefer to stay indoors during summer, biophilic design offers a simple yet effective way to reconnect interior spaces with nature. Beyond aesthetics, greenery plays a functional role in improving indoor environmental quality. Plants including areca palm, snake plant, peace lily, and aloe vera, are particularly well-suited to UAE homes, due to their resilience in controlled indoor conditions. When thoughtfully positioned, planting can introduce a subtle sense of freshness while softening architectural surfaces and interiors.
Water elements can further enhance this effect. Small indoor fountains or cascading features help create a more stable and calming microclimate. The movement and sound of water add a sensory layer that offsets the intensity of outdoor heat, making interior spaces feel more grounded.
Choose Materials That Work With the Climate
Natural materials such as stone, clay, and adobe contribute to a more stable indoor environment due to their high thermal mass, allowing them to absorb heat during the day and release it gradually as temperatures drop.
Additionally well-insulated walls, roofs, and flooring systems help regulate internal temperatures more effectively, reducing heat gain and limiting reliance on mechanical cooling.
Complementary natural materials such as bamboo, cork, and plant-based fibres can further support a healthier indoor environment. When used appropriately, they contribute to a more balanced material palette suited to the regional climate.

Make Small Changes With Big Impact
Windows are among the primary points of heat gain in residential design. Managing direct sunlight through layered solutions such as blackout curtains, thermal blinds, UV-filtering sheers, and heat-reducing films can significantly reduce solar penetration while still allowing natural daylight to filter through.
In homes with larger glazing areas or open-plan layouts, motorised shading systems offer a more responsive solution, automatically adjusting based on time of day or indoor temperature to maintain visual comfort and thermal balance.
Interior layout also plays an important role in airflow efficiency. Keeping furniture clear of windows and avoiding obstruction of cross-ventilation paths helps air circulate more effectively—particularly in villas and low-rise homes where natural ventilation can still be leveraged.
Ultimately, summer-ready design is about responsiveness rather than transformation. Through considered editing, strategic shading, the integration of greenery, and the use of climate-appropriate materials, homes in the UAE can become more adaptive environments and more comfortable throughout the season.
Home Feature
THE ROLE OF DESIGN THINKING IN MODERN HOME INTEGRATION

By Dr Belma Alik Elsaej, Assistant Professor at Heriot-Watt University Dubai
The concept of home has evolved significantly in recent years. Homes are no longer viewed only as places for shelter and everyday living, but increasingly as environments that support well-being, flexibility, productivity, and human connection. At the same time, technological advancements have transformed how people interact with their domestic spaces through smart systems, automation, and integrated digital solutions. Within this context, design thinking has become an essential approach in shaping modern home integration.
Design thinking is fundamentally a human-centred process. Rather than focusing only on technology or aesthetics independently, it considers how people experience and interact with spaces in their daily lives. In modern home integration, this approach is particularly important because successful design solutions must balance functionality, comfort, sustainability, and emotional well-being.
Today’s integrated homes involve much more than installing smart devices. Lighting systems, climate control, security, entertainment, and energy management are increasingly interconnected. However, technology alone does not create a meaningful living environment. The real challenge lies in understanding user needs and designing systems that feel intuitive, supportive, and adaptable to different lifestyles. This is where design thinking plays a critical role. Through observation, empathy, testing, and problem-solving, designers can create residential environments that respond to occupants’ habits and expectations. For example, integrated lighting systems can be designed not only for energy efficiency but also to support circadian rhythms and psychological comfort. Similarly, automated environmental controls can improve indoor air quality and thermal comfort while reducing energy consumption.
The growing emphasis on well-being within interior architecture and design further highlights the relevance of design thinking in home integration. Following global lifestyle shifts, especially after the pandemic in 2021, people have become more aware of how indoor environments affect physical and mental health. Homes are now expected to support work, rest, social interaction, and personal wellness simultaneously.
As a result, modern home integration increasingly overlaps with principles of biophilic and human-centred design. Natural lighting, visual connection to nature, acoustic comfort, and adaptable living spaces are being integrated alongside digital technologies to create healthier environments. In this sense, technology should not dominate the user experience but rather work quietly in the background to improve everyday life.
Another important aspect of design thinking is adaptability. Modern households are diverse and continuously changing. Spaces often need to accommodate hybrid working, multigenerational living, changing family structures, and evolving lifestyle preferences. Design thinking encourages flexibility and iterative problem-solving, allowing designers to create homes that can evolve over time rather than becoming quickly outdated.
Sustainability also plays a major role in contemporary home integration. Designers are increasingly challenged to create environmentally responsible solutions while maintaining user comfort and convenience. Smart systems can contribute significantly to reducing energy and water consumption, but their effectiveness depends on thoughtful integration within the broader spatial and human context. For instance, automated shading systems combined with passive design strategies can improve thermal performance while minimising energy use. Similarly, intelligent lighting systems can optimise daylight utilisation and reduce unnecessary consumption. When these solutions are guided by design thinking, they become more user-friendly and sustainable in the long term.
Importantly, design thinking encourages collaboration across disciplines. Modern home integration projects often require architects, interior designers, engineers, technology specialists, and sustainability consultants to work together from the early stages of design development. This interdisciplinary approach ensures that technological systems are not treated as isolated additions but as integrated components of the overall spatial experience.
In higher education and design practice, this shift is also influencing how future designers are trained. Students are increasingly encouraged to think critically about the relationship between technology, human behaviour, and spatial quality. The goal is not simply to design visually attractive interiors, but to create meaningful experiences that improve quality of life.
Looking ahead, the future of home integration will likely become even more personalised and responsive. Artificial intelligence, predictive technologies, and data-driven systems will continue to influence residential design. However, despite these technological advancements, the importance of human-centred thinking will remain central.
Ultimately, successful home integration is not defined by the amount of technology within a space, but by how effectively the environment supports the people who live in it. Design thinking provides the framework for achieving this balance by placing human needs, well-being, and experience at the centre of the design process. In doing so, it helps create homes that are not only technologically advanced but also emotionally supportive, sustainable, and adaptable for contemporary living.
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