The MAG 218 Environment
Assuming the MAG 218 satisfies one's personal requirements for price and location, then what remains to be considered are the unique characteristics of the neighborhood wherein the tower lies. What will the views be like? How convenient will it be for transportation services, shopping and leisure activity? Much more important than the question of what is there now is the question of what will be there in 3 years when the tower is completed, and beyond. The sales brochure refers to a strategic location, but it is impossible to judge from this alone the true merits of the location. One who is unable to personally visit the site and just as importantly research the Internet cannot possibly get an accurate picture of what the surroundings have to offer. Some of the general characteristics discussed in the Dubai Marina vs Other Dubai Locations section of A Broader Perspective provides some of the picture. What follows is more specific detail on the characteristics and features of the MAG 218 neighborhood.
Peek Into the Future
Location..., Location... is an earlier post which provides an image of the area surrounding the MAG 218 site as it appears in October 2005. Transportation Improvements for Dubai Marina details some of the exceptional transportation systems that will be put into place over the coming years. In short, the MAG 218 will be ideally located in terms of transportation and what the Dubai Marina has to offer. This is no exaggeration and one of the strong selling points of both this tower and those around it. There are even more reasons why this particular location within the Dubai Marina is, if not the very best, certainly among the better placements.
Transportation Systems at Hand
The Dubai Marina is set to be serviced with a Dubai Metro Line (an advanced, driver-less underground and above ground commuter railway) running from the Dubai Creek area, joining Sheikh Zayed Road and eventually reaching Jebel Ali. Completion date for the first phase of the project is set for late 2008/early 2009, with a stop at the American University of Dubai--about a half-kilometer walk from the MAG 218 tower location. This is to be followed by an expansion of the railway, with a Dubai Marina stop next in line. This station will probably be within 200 or 300 meters of the MAG 218 tower.
In addition to the metro line, two tram lines running along Sufouh Road are planned. These lines will run through the Marina, possibly connecting with the metro and crossing into the Jumeirah Lake Towers district. It is also likely to connect with a monorail system proposed for the Jumeirah Palm. Sufouh Road runs less than a hundred meters from the MAG 218 tower, parallel to the coast.
Additionally, extensive roadway projects are underway. The SZR No. 5 Interchange, nearly adjacent to the MAG 218 tower, is being re-constructed. Sufouh Road is being widened with a new bridge to be built across the marina's sea channel, and a new road (possibly an extension of the road running alongside the MAG 218 tower) will be constructed offering a 3rd artery into Dubai to run parallel to the sea coast.
The Waterway
Of course, the hallmark of Dubai Marina is the marina waterway itself. The objective of nearly every structure in the Marina district is to claim a choice spot along the edges of the marina. Standing at the head (or Dubai end) of the 4 kilometer long marina, the MAG 218 tower is not situated at water's edge. It is removed by about 100 meters--across a road and between two facing towers. The Marina is also juxtaposed near the Arabian Gulf coast, but beach access is largely restricted by the presence of resort hotels along the shore and a boat yard. The nearest public beach access to the MAG 218 tower is perhaps a kilometer away. These points notwithstanding, the MAG 218 tower still occupies a prime location near one end of the marina. It places the Marina promenade within easy reach.
Views
For some this will be the most sensitive issue. Why one chooses to live in a high-rise apartment tower is largely a function of the views it has to offer. Every single tower in the Dubai Marina has to grapple with the question of views.
The Marina: As mentioned above the hallmark of the Marina is the marina waterway itself. Offering clear views of the marina is therefore one of the first priorities of any Dubai Marina tower. How does the MAG 218 Tower rate in this regard? Like the majority of towers at either end of the marina, only one side of the MAG 218 will be marina-facing. All indications are that the MAG 218 tower will offer a clear or only partially-obstructed view of the marina from its front side. Units more toward the seaside end of the tower will most likely have the unobstructed view whereas those toward the SZR end may have their views partially obstructed by the Marina Heights tower, already constructed. It is unclear as to whether an additional tower will be built directly across the road from the MAG 218, adjacent to the Marina Heights. If so, it would further block views of the Marina allowing a clear view only from those units at the top floors (which will rise above the level of the Marina Heights tower). This is presuming that the new tower is also of lesser height than the MAG 218. It seems more likely that a new tower will not be built opposite the front side of the MAG 218, thereby leaving the marina views mostly unobstructed. Indications are that a low-rise shopping mall may be built on this plot.
The Seacoast: The next most sought after views are those of the sea. This view from the MAG 218 will be largely obstructed--first of all by the 70+ storey Pinnacle tower, less than 50 meters away. At an angle toward the front side of the MAG 218 tower and across the road will rise the 100+ storey Princess tower, thereby blocking an angled view as well. Toward the back end of the tower it may be possible to get angled views of the seacoast and parts of the Jumeirah Palm island, but only from the higher floors of the MAG 218 which will rise above some of the Sufouh Road towers. Despite all of this, there may be some limited sea-views at angles between buildings, especially from the higher floors of the MAG 218. Even marina-facing units on the front side of the tower may have angled views of the sea. The same can be said for Dubai city-facing units on the back end of the building. They are in fact rather likely to have some angled views of the seacoast and parts of the Jumeirah Palm from higher floors.
Dubai Pearl, Media City, etc: The backside of the MAG 218 tower will be facing Dubai city, however, the city itself will be too far in the distance to actually permit views. On a clear day one may glimpse the Burj Dubai, tallest building in the world, but at some 10 or 15 kilometers away, it will also probably be too distant. There should, however, be some partially obstructed views of the Pearl (a tower development at the entrance to the Palm Jumeirah island) and some of the low-rise developments including Media City, the Internet City and the American University of Dubai. In addition, views across Sheikh Zayed Road to one side and to parts of the Jumeirah Palm may be visible at angles.
SZR, the Springs (villas development) & Jumeirah Lake Towers: There will probably be partial- to completely unobstructed views in this direction. As the new SZR No. 5 Interchange is being constructed in this area there will not be sufficient place for many towers to rise, although there could be some. Even so, views from this side will at worst be only partially obstructed.
Towers, towers and more towers: Despite the fact that some desired views will be partially or largely obstructed, what one is likely to be able to appreciate, especially from higher floors, are the views of other towers. Some of the towers surrounding the MAG 218 will be simply spectacular, including up to two 100+ storey towers, a 90+ storey tower, an 80+ storey tower and a 70+ storey tower. Not only in their heights, but some of these towers will be of quite incredible designs. The front side of the MAG 218 tower (marina-facing side) will offer the most stunning spectacle of towers running the length of the marina, including at some distance the tangle of Jumeirah Beach Residences. Even the SZR side of the MAG 218 tower should offer impressive views, at an angle, of the Jumeirah Lake Towers development. In total, as far as views go, the MAG 218 tower has good placement--even though the most sought after views (of the marina and sea) may be partially or largely obstructed. On two sides right beside the tower are wide, low-traffic roads. Immediately adjacent on the other two sides will rise a low-rise shopping center. This means that even low-level floors will have partially open views, from every side of the building.
New Shopping Mall: It has just been officially confirmed that a large mall or shopping center complex will be constructed adjacent to the MAG 218 tower on two sides and perhaps in front as well. Besides allowing for more unobstructed views due to the low height of such a structure, the shopping mall will make the MAG 218 and surrounding towers among the most convenient places to live within the Dubai Marina.
Summary
In terms of shopping, views, access to transportation systems and proximity to the Dubai Marina waterway, the MAG 218 tower has one the most ideal locations within not only the Dubai Marina, but the entire city of Dubai. This is not to say that it has the best location, but it ranks high in many categories. An apparently very popular choice of residences in the Marina, for example, is the Marina Heights tower just across from the front side of the MAG 218. It's marina-facing side offers one of the few completely unobstructed views of the marina waterway from ground floor to roof-top. In addition, a high floor in any of the surrounding 90 to 100+ storey towers would be truly magnificent.
Other Considerations Regarding Location
Air quality: In general, being a sea and waterside community, the Dubai Marina should offer better air quality than many of the more inland developments, however, not as pristine as the island developments. One caveat, however, would be on the Jebel Ali side of the Marina which is next to Dubai's largest power plant. Not only is the air quality in that area affected, but the views of high-suspension wires, their supporting towers and smoke stacks are quite unappealing.
Landscaping and greenery: The MAG 218 area as well as all parts of the Marina and other new developments across Dubai should rate high in this regard. It may seem obvious that attractive streets and lawns should go hand in hand with the construction of new towers and villas, but in the emirate and city of Sharjah (next door to Dubai), new condominiums and apartment towers are built all around the city not only without greenery or landscaping, but often even without parking lots or roads! One just ploughs through the desert parking his car at whatever convenient patch of sand he can find.
Security: Like all upscale developments in Dubai, security should not at all be an issue. Every building in the Dubai Marina is bound to have security personnel and watchmen at entrances and other locations within. Their presence, even without the show of any kind of force or significant authority, seems to be sufficient to keep trouble at bay. As an additional security measure towers can easily be outfitted with security cameras.
Schools, places of worship, cultural facilities, etc: Dubai Marina like most other new developments tend not to have any visible centers for worship. Most towers and other buildings, do however, have prayer rooms for Muslims. Schools may be found in some of the villa developments but cannot usually be found within the tower developments, including Dubai Marina. Cultural facilities are also generally lacking especially in the new developments, but also throughout Dubai. It is a young metropolis, perhaps too busy growing up to pay attention to its roots and multitude of cultural influences. More priority is placed on the erection of shopping centers, hotels, restaurants, fitness centers and other trappings of contemporary lifestyle. As with mosques, however, many towers will have community halls. What use is made of them will depend on the motivation of residents. Even medical facilities do not appear to be coming up in the new developments, at least not in the early phases. However, like some large hotels, some towers may have their own resident General Practitioner.
Conclusion
Taking into consideration the numerous factors that uniquely characterize the location of the MAG 218 tower and the Dubai Marina as a location in general, one ought to be impressed. However, there is little to distinguish the MAG 218 tower from nearby towers within the Marina in this regard. Except for the Jebel Ali end of the Marina or those towers in close proximity to the wall or jungle of the JBR towers, most locations within the Marina offer similar advantages. It must be said, however, that proximity to the new Marina shopping mall is an added and significant advantage. In this regard whether one chooses the MAG 218 tower, the Marina Heights tower, the Pinnacle, the Torch, the Princess tower or any of the other impressive towers in the area should be a question of the particular features and prices at the given tower and the peculiar vantage point of particular units.
Return to MAG 218 Community homepage.
Peek Into the Future
Location..., Location... is an earlier post which provides an image of the area surrounding the MAG 218 site as it appears in October 2005. Transportation Improvements for Dubai Marina details some of the exceptional transportation systems that will be put into place over the coming years. In short, the MAG 218 will be ideally located in terms of transportation and what the Dubai Marina has to offer. This is no exaggeration and one of the strong selling points of both this tower and those around it. There are even more reasons why this particular location within the Dubai Marina is, if not the very best, certainly among the better placements.
Transportation Systems at Hand
The Dubai Marina is set to be serviced with a Dubai Metro Line (an advanced, driver-less underground and above ground commuter railway) running from the Dubai Creek area, joining Sheikh Zayed Road and eventually reaching Jebel Ali. Completion date for the first phase of the project is set for late 2008/early 2009, with a stop at the American University of Dubai--about a half-kilometer walk from the MAG 218 tower location. This is to be followed by an expansion of the railway, with a Dubai Marina stop next in line. This station will probably be within 200 or 300 meters of the MAG 218 tower.
In addition to the metro line, two tram lines running along Sufouh Road are planned. These lines will run through the Marina, possibly connecting with the metro and crossing into the Jumeirah Lake Towers district. It is also likely to connect with a monorail system proposed for the Jumeirah Palm. Sufouh Road runs less than a hundred meters from the MAG 218 tower, parallel to the coast.
Additionally, extensive roadway projects are underway. The SZR No. 5 Interchange, nearly adjacent to the MAG 218 tower, is being re-constructed. Sufouh Road is being widened with a new bridge to be built across the marina's sea channel, and a new road (possibly an extension of the road running alongside the MAG 218 tower) will be constructed offering a 3rd artery into Dubai to run parallel to the sea coast.
The Waterway
Of course, the hallmark of Dubai Marina is the marina waterway itself. The objective of nearly every structure in the Marina district is to claim a choice spot along the edges of the marina. Standing at the head (or Dubai end) of the 4 kilometer long marina, the MAG 218 tower is not situated at water's edge. It is removed by about 100 meters--across a road and between two facing towers. The Marina is also juxtaposed near the Arabian Gulf coast, but beach access is largely restricted by the presence of resort hotels along the shore and a boat yard. The nearest public beach access to the MAG 218 tower is perhaps a kilometer away. These points notwithstanding, the MAG 218 tower still occupies a prime location near one end of the marina. It places the Marina promenade within easy reach.
Views
For some this will be the most sensitive issue. Why one chooses to live in a high-rise apartment tower is largely a function of the views it has to offer. Every single tower in the Dubai Marina has to grapple with the question of views.
The Marina: As mentioned above the hallmark of the Marina is the marina waterway itself. Offering clear views of the marina is therefore one of the first priorities of any Dubai Marina tower. How does the MAG 218 Tower rate in this regard? Like the majority of towers at either end of the marina, only one side of the MAG 218 will be marina-facing. All indications are that the MAG 218 tower will offer a clear or only partially-obstructed view of the marina from its front side. Units more toward the seaside end of the tower will most likely have the unobstructed view whereas those toward the SZR end may have their views partially obstructed by the Marina Heights tower, already constructed. It is unclear as to whether an additional tower will be built directly across the road from the MAG 218, adjacent to the Marina Heights. If so, it would further block views of the Marina allowing a clear view only from those units at the top floors (which will rise above the level of the Marina Heights tower). This is presuming that the new tower is also of lesser height than the MAG 218. It seems more likely that a new tower will not be built opposite the front side of the MAG 218, thereby leaving the marina views mostly unobstructed. Indications are that a low-rise shopping mall may be built on this plot.
The Seacoast: The next most sought after views are those of the sea. This view from the MAG 218 will be largely obstructed--first of all by the 70+ storey Pinnacle tower, less than 50 meters away. At an angle toward the front side of the MAG 218 tower and across the road will rise the 100+ storey Princess tower, thereby blocking an angled view as well. Toward the back end of the tower it may be possible to get angled views of the seacoast and parts of the Jumeirah Palm island, but only from the higher floors of the MAG 218 which will rise above some of the Sufouh Road towers. Despite all of this, there may be some limited sea-views at angles between buildings, especially from the higher floors of the MAG 218. Even marina-facing units on the front side of the tower may have angled views of the sea. The same can be said for Dubai city-facing units on the back end of the building. They are in fact rather likely to have some angled views of the seacoast and parts of the Jumeirah Palm from higher floors.
Dubai Pearl, Media City, etc: The backside of the MAG 218 tower will be facing Dubai city, however, the city itself will be too far in the distance to actually permit views. On a clear day one may glimpse the Burj Dubai, tallest building in the world, but at some 10 or 15 kilometers away, it will also probably be too distant. There should, however, be some partially obstructed views of the Pearl (a tower development at the entrance to the Palm Jumeirah island) and some of the low-rise developments including Media City, the Internet City and the American University of Dubai. In addition, views across Sheikh Zayed Road to one side and to parts of the Jumeirah Palm may be visible at angles.
SZR, the Springs (villas development) & Jumeirah Lake Towers: There will probably be partial- to completely unobstructed views in this direction. As the new SZR No. 5 Interchange is being constructed in this area there will not be sufficient place for many towers to rise, although there could be some. Even so, views from this side will at worst be only partially obstructed.
Towers, towers and more towers: Despite the fact that some desired views will be partially or largely obstructed, what one is likely to be able to appreciate, especially from higher floors, are the views of other towers. Some of the towers surrounding the MAG 218 will be simply spectacular, including up to two 100+ storey towers, a 90+ storey tower, an 80+ storey tower and a 70+ storey tower. Not only in their heights, but some of these towers will be of quite incredible designs. The front side of the MAG 218 tower (marina-facing side) will offer the most stunning spectacle of towers running the length of the marina, including at some distance the tangle of Jumeirah Beach Residences. Even the SZR side of the MAG 218 tower should offer impressive views, at an angle, of the Jumeirah Lake Towers development. In total, as far as views go, the MAG 218 tower has good placement--even though the most sought after views (of the marina and sea) may be partially or largely obstructed. On two sides right beside the tower are wide, low-traffic roads. Immediately adjacent on the other two sides will rise a low-rise shopping center. This means that even low-level floors will have partially open views, from every side of the building.
New Shopping Mall: It has just been officially confirmed that a large mall or shopping center complex will be constructed adjacent to the MAG 218 tower on two sides and perhaps in front as well. Besides allowing for more unobstructed views due to the low height of such a structure, the shopping mall will make the MAG 218 and surrounding towers among the most convenient places to live within the Dubai Marina.
Summary
In terms of shopping, views, access to transportation systems and proximity to the Dubai Marina waterway, the MAG 218 tower has one the most ideal locations within not only the Dubai Marina, but the entire city of Dubai. This is not to say that it has the best location, but it ranks high in many categories. An apparently very popular choice of residences in the Marina, for example, is the Marina Heights tower just across from the front side of the MAG 218. It's marina-facing side offers one of the few completely unobstructed views of the marina waterway from ground floor to roof-top. In addition, a high floor in any of the surrounding 90 to 100+ storey towers would be truly magnificent.
Other Considerations Regarding Location
Air quality: In general, being a sea and waterside community, the Dubai Marina should offer better air quality than many of the more inland developments, however, not as pristine as the island developments. One caveat, however, would be on the Jebel Ali side of the Marina which is next to Dubai's largest power plant. Not only is the air quality in that area affected, but the views of high-suspension wires, their supporting towers and smoke stacks are quite unappealing.
Landscaping and greenery: The MAG 218 area as well as all parts of the Marina and other new developments across Dubai should rate high in this regard. It may seem obvious that attractive streets and lawns should go hand in hand with the construction of new towers and villas, but in the emirate and city of Sharjah (next door to Dubai), new condominiums and apartment towers are built all around the city not only without greenery or landscaping, but often even without parking lots or roads! One just ploughs through the desert parking his car at whatever convenient patch of sand he can find.
Security: Like all upscale developments in Dubai, security should not at all be an issue. Every building in the Dubai Marina is bound to have security personnel and watchmen at entrances and other locations within. Their presence, even without the show of any kind of force or significant authority, seems to be sufficient to keep trouble at bay. As an additional security measure towers can easily be outfitted with security cameras.
Schools, places of worship, cultural facilities, etc: Dubai Marina like most other new developments tend not to have any visible centers for worship. Most towers and other buildings, do however, have prayer rooms for Muslims. Schools may be found in some of the villa developments but cannot usually be found within the tower developments, including Dubai Marina. Cultural facilities are also generally lacking especially in the new developments, but also throughout Dubai. It is a young metropolis, perhaps too busy growing up to pay attention to its roots and multitude of cultural influences. More priority is placed on the erection of shopping centers, hotels, restaurants, fitness centers and other trappings of contemporary lifestyle. As with mosques, however, many towers will have community halls. What use is made of them will depend on the motivation of residents. Even medical facilities do not appear to be coming up in the new developments, at least not in the early phases. However, like some large hotels, some towers may have their own resident General Practitioner.
Conclusion
Taking into consideration the numerous factors that uniquely characterize the location of the MAG 218 tower and the Dubai Marina as a location in general, one ought to be impressed. However, there is little to distinguish the MAG 218 tower from nearby towers within the Marina in this regard. Except for the Jebel Ali end of the Marina or those towers in close proximity to the wall or jungle of the JBR towers, most locations within the Marina offer similar advantages. It must be said, however, that proximity to the new Marina shopping mall is an added and significant advantage. In this regard whether one chooses the MAG 218 tower, the Marina Heights tower, the Pinnacle, the Torch, the Princess tower or any of the other impressive towers in the area should be a question of the particular features and prices at the given tower and the peculiar vantage point of particular units.
Return to MAG 218 Community homepage.
posted by B.D. at
4:48 PM
3 Comments:
A 66 storey tower is reported to be coming up on the Dubai Media City side of the MAG 218 tower. The tower called Marina Gardens is being constructed by a Saudi developer. The tower's podium will be right against the MAG 218 podium, however there will be a minimum of 20 meters separation between the two tower structures. See developer's site for more info.
By
B.D., at 2/27/2006 9:37 PM
The Metro Line is at present under-construction, with one section visible along SZR between the Mall of the Emirates and Jebel Ali. This line is being built on the inland or Jumeirah Lake Towers side of SZR and therefore not on the Dubai Media side. The nearest station to the MAG 218 will be at least 1/2 kilometer.
By
B.D., at 9/26/2006 4:55 PM
Regarding MAG 218 Views:
A few extremely tall towers 90-100+ floors have been announced which will stand roughly along the seacoast side of the MAG 218, thus further diminishing the chance of having sea views from any floor. See Upper Marina Towers for a diagram.
See also Nearest Neighbor for a brief update on likely front-side MAG 218 views.
By
B.D., at 9/26/2006 6:11 PM
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