Hi Can any who is not a estate agent/ Morroco promoter etc advise me if the Tanjah beach resort is a sound investment? They are saying they guarantee rent for 5yrs? I have already been stung on black coast, last thing I want is to make same mistake again!!
Originally posted by phil777: Hi Can any who is not a estate agent/ Morroco promoter etc advise me if the Tanjah beach resort is a sound investment? They are saying they guarantee rent for 5yrs? I have already been stung on black coast, last thing I want is to make same mistake again!!
Any genuine advice would be appreciated please!!
Phil777
Phil Im not an agent but I chose Saidia over Tanjah for a number of resons, but all have investor security at the route.
Imagine you want resell your property in 2012. With Tanjah it will be a lot of difficulty as its a small one - off place - agents wont want to know as they want to sell the new development down the road rather than 'muck about' with a chain and picky vendor.
Letting will also be complex - your site will be one of many and no one agent will be on - site to take care of rentals I suspect.
Saidia will have a choice of on - site agents and the brand will be very exclusive as its the first and biggest Plan Azure site (the only ones backed by the Government and King).
Whilst Tanjah is nice it will be no different to hundreds of other sites whereas Saidia cannot be competed with on the N coast as it has its own giant brand new marina (this will mean a lot), 3 ON SITE golf courses (Moroccan open will be played here), many premiership footballers owning here and massive onsite sports and leisure facilities.
I look at hundreds of developments all over Europe. Finding something truly unique is rare indeed.
SEASON:
Think about your rentals at Tanjah. In the winter why would people go there? As a comparison the small nice resorts in Turkey shut down for winter despite lots of local attractions. In other words local attractions DO NOT EXTEND THE SEASON.
Saidia on the other hand will be in effect a massive 5* Centrparcs - so can draw people all year.
Some investors say 'ah but Saidia is out on a limb'. They fail to realise this is another positive facotr - it means competition will be virtually nil, compared to thier developments near Tangiers that will be 10 a penny - just as we see in the Black sea.
Err, I don't think you can have read Thorr's post properly! Phil was asking for genuine advice and he got it. Thorr did mention Tanjah and went on to explain (as he usually does ) why Saidia was the right choice for him in comparison to Tanjah and any other possible options. No-one should be saying yes or no to anyone. Investing overseas is subjective in as much as everyone has the same facts to their disposal, it's just a question of how you interpret them and whether that sits comfortably with what you are hoping to achieve from your investment and how you feel about the risk perspective. Phil, I don't really know very much about Tanjah, other than if it proves to be popular and it is only a small development by comparison to Saidia, then you could do really well because of supply/demand (greater captial appreciation or sooner appreciation). It depends at the end of the day where holidaymakers decide they want to go - and none of us yet have the answer. Some of us are swayed by the facilities on offer, some by the distance to the UK (or from Algeria ) others still by the scenery, the sea, birdlife - whatever. Everyone tends to be very pro their own investment location because it has ticked most of the boxes for them. Perhaps you need to make some more comparisons until you feel you have a better feel for the answer yourself? There must be others out there that have invested in Tanjah. If so, why did they choose it over the competition - anyone??
Originally posted by Zeeniebabes: Phil was asking for genuine advice and he got it. No-one should be saying yes or no to anyone. Investing overseas is subjective in as much as everyone has the same facts to their disposal, it's just a question of how you interpret them and whether that sits comfortably with what you are hoping to achieve from your investment and how you feel about the risk perspective. Phil, I don't really know very much about Tanjah, other than if it proves to be popular and it is only a small development by comparison to Saidia, then you could do really well because of supply/demand (greater captial appreciation or sooner appreciation). It depends at the end of the day where holidaymakers decide they want to go - and none of us yet have the answer. Some of us are swayed by the facilities on offer, some by the distance to the UK (or from Algeria ) others still by the scenery, the sea, birdlife - whatever. Everyone tends to be very pro their own investment location because it has ticked most of the boxes for them. Perhaps you need to make some more comparisons until you feel you have a better feel for the answer yourself? There must be others out there that have invested in Tanjah. If so, why did they choose it over the competition - anyone??
As far as you do not know anything at all about Tanjah, why did you answer?
What's rattled reader 07's cage? At least Thorr was offering qulaity information, rather than throw away offensive and ill informed comments. I would pick Thorr up on 1 point. Tanjah will not be a small resort - they're talking 4000 units +. Think about your exit route. I've been to Tanjah and the biggest problem I have is the road between the units and the beach - it's busy. I'd personally prefer a small development with a degree on uniqueness. Oukimedden (forthcoming Emaar development) looks different and very interesting.
Well, although I respect Thorr his comments do illustrate the intrinsic problem that anyone with experience of Morocco is going to be biased. Either they have already bought and so by definition have to believe it's a good investment, or they have decided not to and so will argue that it's not.
So my advice to phil777 is to go out there and do the groundwork yourself. Yes, take account of existing investor's comments, but in the end it's your money. Definitely don't ever make an investment on the basis of just a website and/or a developer's spiel. And what has worked for one person may not work for you.
What I'd check about Morocco is the real situation (1) regards terrorism (2) re. flights (the thread on getting to Sadia outside of a charter flight really put me off) and (3) repatriating money out of the Kingdom.
I myself have bought on Port Lixus, looked at Saidia but that was a little out my budget. Going back to Phil's question, yes we did also look at Tanjah but after speaking to several agents / investors we decided to stick to the government backed Plan Azure Resorts as at the moment most of these smaller developments do not have planning permission, building licenses & rumors also indicate some dont even have land ownership.
Phil, its good that you are looking at Morocco but tread carefully with which development you opt to purchase on, hope ive been of help, any further questions post back.
Thanks for the mixed feedback people!! I think I need to get my ass out there and see for myself as some suggest! Last thing I need is sleepless nights over a poor investment/development (especially as money is from equity from my house)! I perhaps got dragged into the guaranteed 10% for 5yrs rental appeal on this resort...but with 4000+ units lets hope its as nice as the fancy computer image brochure suggests it is?? Also could anyone advise if I am am too late entering this market now (future flip not poss etc)? (agents on here please keep your thoughts to your self)
'Guaranteed Rental' The consensus on most of the threads here is that this is a meaningless term. Always suspect that you're paying this out of your own pocket via an inflated purchase price. How can anyone guarantee rents on property not even built yet? This can mean that the agencies are willing to give you a revenue-stream in return for a higher proportion of the rental fees (fair enough). But there really is no such thing as a true guarantee that your place will be occupied all the time, however successful a location.
Thanks for your reply, yeah it states on brochure they are offering guarantee rental of 10%over 5 yrs?? Being new to this game I thought I could relax know the guaranteed rental over 5yrs will cover mortgage repayments and hopefully property will increase in value? Going off at a slight tangent...I am considering a apartment in Cyprus (larnaca) on new golf course instead £72K...maybe not a bigger risk or returns but safer option?? Any comments would be great or advice...
Phil, I wouldnt be put of investing in Morocco if I was in your position, I would just be careful with choosing which resort to purchase on, my advise to people looking at purchasing in Morocco is to stick to the Plan Azure Developments; these being Saidia & Port Lixus for now.
I have chosen Tanjah over Saidia and Port Lixus. The reason being is that Saidia is like a city, it will be full of thousands and thousands of people. Ofcourse there are a miriad of facilitiies to keep them occupied, however, i thionk this will take the exclusivity out of the place. The other reason is that very few properties in saidia or port lixus will have sea views, some will be set back several km's from the beach. Therefore you will need a car to get around.
I know I am biased as I have reserved on Tanjah, but, you are very close to the sea, you can get front line golf and sea views, there are a number of restuarants, night club, beach bars, rental management etc, so not as many facilities as saidia, but probably more per head in the resort. The resort is european 5 star and to under score the developers comitment to this, they have just anounced there will be lifts in each bloc and underground car parking, which is in keeping with the 5 star ambitions the developers have. Also another major plus is that all building and all facilities will be ready at the same time, meaning that there won't be ongoing building for several years after completion like there will be in saidia.
I will try and give a balanced view rather than a one sided argument. To me there are a few drawbacks.
1. There is only 1 x 5 star hotel on site whereas saidia has several and the hotels marketing money will drive rentals.
2. There is an issue with the road. The old coastal road that runs through the site is currently used as the main road for all vehicles as the motorway behind charges a toll and therefore the locals don't use it. i visited the site, just to see the road a few weeks ago and cars and lorries were travelling through at over the 60km/hour limit. This needs addressing. I spoke to the director of dreamworld, Tony Nunn and he said there will be 4 x raised curb roundabouts on the roads. I personally think this will slow the traffic down. Also there are 4 other resorts on the same road and I assume they will also have measures in place to slow down the traffic.
Other concern is the solicitor. There is one solicitor that has been put in place to represent all 3500 buyers. My concern is his loyalty will rest with the developers. He is also charging 2% which means for 3500 users, will be a fee of over £5million!
My other concern is that no low cost airline has agreed yet to fly to Tangiers, as Ryanir has already agreed to fly to Ouja near saidia.
But the completion is 3 years off so i think this will only be a matter of time, expecially given the amount of development on both atlantic and med coast around Tangier.
In Spain many lovely properties do not achieve a good rental return even where they have good access to local attractions.
In order to really underpin rentals it helps to have:
1) a captive audience 2) a massive selcetion of world class sports and leisure facilities ON SITE (not down the road) 3) multiple on - site golf courses for the winter market. Again on - site is the key here thats why property on golf sites in the Portugese Algarve is so very expensive 4) A large number of ON SITE 5 * hotels gives a huge advantage for the site profile and future rental visitors
The kudos of the Plan Azure mega marina resorts will underpin future values and rentals
Originally posted by boomorbust?: I have chosen Tanjah over Saidia and Port Lixus. The reason being is that Saidia is like a city, it will be full of thousands and thousands of people. Ofcourse there are a miriad of facilitiies to keep them occupied, however, i thionk this will take the exclusivity out of the place. The other reason is that very few properties in saidia or port lixus will have sea views, some will be set back several km's from the beach. Therefore you will need a car to get around.
I know I am biased as I have reserved on Tanjah, but, you are very close to the sea, you can get front line golf and sea views, there are a number of restuarants, night club, beach bars, rental management etc, so not as many facilities as saidia, but probably more per head in the resort. The resort is european 5 star and to under score the developers comitment to this, they have just anounced there will be lifts in each bloc and underground car parking, which is in keeping with the 5 star ambitions the developers have. Also another major plus is that all building and all facilities will be ready at the same time, meaning that there won't be ongoing building for several years after completion like there will be in saidia.
I will try and give a balanced view rather than a one sided argument. To me there are a few drawbacks.
1. There is only 1 x 5 star hotel on site whereas saidia has several and the hotels marketing money will drive rentals.
2. There is an issue with the road. The old coastal road that runs through the site is currently used as the main road for all vehicles as the motorway behind charges a toll and therefore the locals don't use it. i visited the site, just to see the road a few weeks ago and cars and lorries were travelling through at over the 60km/hour limit. This needs addressing. I spoke to the director of dreamworld, Tony Nunn and he said there will be 4 x raised curb roundabouts on the roads. I personally think this will slow the traffic down. Also there are 4 other resorts on the same road and I assume they will also have measures in place to slow down the traffic.
Other concern is the solicitor. There is one solicitor that has been put in place to represent all 3500 buyers. My concern is his loyalty will rest with the developers. He is also charging 2% which means for 3500 users, will be a fee of over £5million!
My other concern is that no low cost airline has agreed yet to fly to Tangiers, as Ryanir has already agreed to fly to Ouja near saidia.
But the completion is 3 years off so i think this will only be a matter of time, expecially given the amount of development on both atlantic and med coast around Tangier.
A good well balanced post you make.
I agree about the sea views, however I would say that in Saidia bikes and trams will help us all get about.
Im just not convinced Tanjah will attract year round visitors. Sea front properties in Spain and Turkey are pretty much unused in winter and late Autumn.
For me Saidia is an up market Centreparcs with sun and a great beach and marina plus a fantastic golf proposition which really is something different.
You mention the 'city feel 'of Saidia. The LeJardinDeFleur stock I went for will be set into private sub tropical gardens surrounded by golf greens and many lakes and rivers.
I think there will be plenty of space but also the hussle and bussle of the marina and 500 unit shopping centre for those (not me0 that want it.
Just more options I suppose. I can imagine golfers will get to 'drag' thier partners here as they will be able to say there's lots to do all in the one site which is not the case with other golf developments (usually you get a small offering of sports and leisure facilities on no where near the scale of Saidia).
I think Tanjah will have good capital growth and as you say the beach front location will be great. Im just not convinced on there being enough rental income and not the level of security I would need.
Also Saidia will have a significant health facility - very very important in an emmerging nation, VITAL I WOULD SAY
I think Tanjah also offers just as much in the way of attractions. ok, there is no marina and one golf course, but this place has thousands fewer total units.
The facilities are
Tanjah Resort Tanjah Beach and Golf Resort specifications will be to a five-star standard, and include, but are by no means limited to, the following facilities:
18 hole world-class golf course Indoor spa & fitness club Water-park Sports centre Tennis and paddle courts Swimming pools Children's club & playgrounds Beach club with water-sport facilities Restaurants, bars and night clubs Open air amphitheatre & cinema Medical centre Business facilities Car rental and transfer office 24hr/365day security Supermarkets Tourist shop Hair salons Boutiques Souk market in the main piazza allowing local traders to exhibit and sell their goods
You really couldn't ask for more and this place won't be desserted in the winter and more than saidia. It has everything saidia has just on a smaller scale with no marina.
whats more, the payment structure is far superior to saidia.
I don't mean to make people think that saidia will be a drive by shooting, drug induced city, i just mean it will have the feel of a small city (a very nice one at that)and you will need to travel between the facilities. That is not for me.
I think both resorts have huge amounts to offer and trying to decide which is best is like splitting hairs, they are different and offer different benefits and drawbacks. Neither are perfect.
If i had managed to get in on pre release priceds in Le Jardin de fleur i would have booked. However, I am more than happy with my front line golf, ocean view penthouse with roof terrace, balcony and jacuzzi for £106k thanks very much!
Phil was asking for genuine advice and he got it. Thorr did mention Tanjah and went on to explain (as he usually does 
) why Saidia was the right choice for him in comparison to Tanjah and any other possible options. No-one should be saying yes or no to anyone. Investing overseas is subjective in as much as everyone has the same facts to their disposal, it's just a question of how you interpret them and whether that sits comfortably with what you are hoping to achieve from your investment and how you feel about the risk perspective. Phil, I don't really know very much about Tanjah, other than if it proves to be popular and it is only a small development by comparison to Saidia, then you could do really well because of supply/demand (greater captial appreciation or sooner appreciation). It depends at the end of the day where holidaymakers decide they want to go - and none of us yet have the answer. Some of us are swayed by the facilities on offer, some by the distance to the UK (or from Algeria 
) others still by the scenery, the sea, birdlife - whatever. Everyone tends to be very pro their own investment location because it has ticked most of the boxes for them. Perhaps you need to make some more comparisons until you feel you have a better feel for the answer yourself? There must be others out there that have invested in Tanjah. If so, why did they choose it over the competition - anyone??
