Investment opportunity

The buildings we watch go up.

One contractor, building to one specification, under one lead engineer — Mohannad Altall. They own the buildings. We market them, and they reach our register before they reach a listing.

Scroll to build it

One contractorThe same firm, the same specification, on every building we take
One engineerMohannad Altall, from setting out to handover
The builder owns itThe contractor is the owner and the vendor. We are the marketing agent
Competitive commissionAgreed and set out in writing before anything is committed

Right for you if

You are buying to hold or to let, not to move in next month
You would rather choose the finish than inherit someone else's
You are looking at a floor or a whole building, not only one flat

Already own something here? Property management. Want a value before you commit? Property evaluation.

Why this route

Buying a finished flat is the last chance to influence it.

Coming in while a building is still going up is not only about price. It is the only point at which the layout, the finish and the delivery date are still questions rather than facts.

01 — Access

Before it is published

The contractor brings each building to us before it goes anywhere else. Nothing about an owner, a price or a floor leaves the mandate without consent — the same rule that governs the rest of the firm.

02 — Specification

Choose while it is still choosable

Come in early enough and the joinery, the stone, the kitchen and often the internal layout are still open. Come in at handover and you are negotiating over someone else's decisions.

03 — Accountability

One name on the drawings

Every question about structure, services, tolerances or snagging goes to the same engineer, and comes back from the same engineer. There is no chain of subcontractors to lose an answer in.

04 — Scale

A floor, or the whole thing

These are not only single units. A whole floor, a block of floors, or an entire building can be taken — which is a different conversation, and one we would rather have early than late.

Our role

We market these buildings. We do not own them.

Worth saying plainly, because it changes what our advice is worth. The contractor builds and owns; we introduce, advise and negotiate; and we are paid a commission on completion that is agreed before you commit to anything.

The contractor

Owner, builder and vendor

One firm, building to a specification we have watched go up enough times to vouch for. The title is theirs until it is yours — the sale is theirs to make and the warranty is theirs to honour.

Owns the land and the building
Sets the specification and the price
Carries the build and the handover

Lumina

Marketing agent and adviser

We take the building to market, and we are on site through the build rather than turning up for the viewing. Our fee comes from the transaction, and what it is is on the table before you are.

Introduces the opportunity, before it is listed
Advises on stage, price and what is still negotiable
Paid a competitive commission, disclosed in writing

You

Buyer, and as early as you like

A single residence, a floor, several floors or the whole building. The earlier in the programme you come in, the more of it is still a question rather than a fact.

Buys directly from the owner
Free to bring an engineer or surveyor
Sees the building before it is closed up

A competitive commission, quoted before you commit Set per transaction and confirmed in writing with the particulars. We would rather you knew what we earn than wondered — it is the only figure on this page that is about us.

The engineer

We deal with one person on the contractor’s side.

Not a sales office, not a rotating site manager. Every building we bring you is supervised by the same lead engineer, and he is the one who answers for it.

Mohannad Altall

Lead engineer · contractor side

Sets out the building, supervises the pour, signs off the structure and walks the snagging list. The single point of contact between Lumina and the site.

One line of questioning

A structural query, a services clash, a finish that is not what was agreed — all of it goes to one engineer and comes back from one engineer. Nothing is answered by whoever happened to be on site that morning.

Seen before it is closed up

Because we are there through the build, we see the parts of a building that a finished viewing can never show you — the slab, the waterproofing, the risers, the routing. That is the part of a purchase you cannot inspect later.

iii

Snagging with the person who built it

Handover is not the end of the relationship. The list goes to the engineer who supervised the work, not to a call centre that will schedule it behind everyone else's.

How it works

Four stages, and the price of entry rises at each one.

Where a building sits on this line is the single thing that decides what is still negotiable. Ask us where the current ones are.

Stage 01
Land
Plot secured, setting out agreed, permits lodged.
Stage 02
Structure
Excavation, raft, columns and slabs. The floors exist, and the building is now on the shell.
Stage 03
Finishing

Locally tashteeb, and the whole of it is one price. Three phases, quoted and paid for together — and the only stretch where what you get is still a question rather than a fact.
1. 03 a
  Envelope
  Blockwork, stone cladding, glazing, roof. It becomes weathertight.
2. 03 b
  Services
  Electrical, plumbing, HVAC and the lift, installed and tested.
3. 03 c
  Finishes
  Plaster, stone, joinery, kitchens, sanitaryware. The last point of choice.
Stage 04
Handover
Snagging, registration, utilities and keys.

Fees and terms

The particulars are issued, not published.

This page is the introduction. Buildings, floor areas, specifications, stage and price go out per enquiry — that is how the contractor who owns them requires it, and it is the same rule the rest of Lumina runs on.

What is available: Whole buildings, floors and unitsDepending on the building and how far along it is. Some are complete, some are still going up.
Where: West AmmanThe same districts as the rest of the portfolio. The specific address goes out with the particulars.
Who sells: The contractorThey own the building and they are the vendor. Lumina acts for the sale as marketing agent and adviser.
Price: On applicationSet by the owner, per building and per stage. We will not put a figure on a page that we would have to qualify in the first sentence.
Our commission: Competitive, and disclosedConfirmed in writing with the particulars, and payable on completion. You will know the number before you are asked to decide anything.
How it starts: A call, then a site visitBring an engineer or a surveyor of your own if you would like. We would rather you did.

The section drawing above is schematic — it shows how a building of this kind is put together, not the schedule of any one of them. Level counts, unit mixes, areas and completion dates are confirmed per building when the particulars are issued. “Competitive” is a description and not a rate: the commission is a figure, and you get it in writing rather than off a web page.

Get started

Tell us what you are looking for.

The register is a short list, and it is worked through in order. Say roughly what scale you are interested in and how soon, and we will come back with what the contractor actually has available — including the buildings that are not on this site at all.

No obligation, and no marketing list — a name on the register is used for one thing.
Particulars arrive as a document, not a link to a portal — with our commission stated on it.
Site visits are arranged with the engineer present, so questions get answered once.
You buy from the contractor who built it. We act for the sale, not for the title.

Also from Lumina

The other two services.

For owners

Property management

Once you own one of these, someone has to run it. Tenants, rent, dues and repairs handled here, with one report a month — most of our buyers are not in the country.

Open For sellers, buyers and lenders

Property evaluation

A written opinion of what something is worth, with the evidence attached. Useful before you commit here, and useful on whatever you already own.

Open