The Real Estate Sustainability in the UAE

The need for real estate sustainability has become urgent to reduce carbon dioxide emissions and energy consumption worldwide, which benefits both the environment and property residents.

The impact of climate on the real estate industry

There are high levels of energy consumption and a strong reliance on fossil fuels in the real estate industry for construction and maintenance, where construction operations contribute to about 27% of global annual carbon dioxide emissions, while building materials, infrastructure, and construction-related emissions add another 13% of embodied carbon annually, according to the Architecture 2030 report.

Using strong and durable materials such as concrete and steel can increase the lifespan of a building. However, these materials are also energy-intensive and contribute significantly to carbon dioxide emissions.

Therefore, committing to sustainable real estate development practices provides healthy and comfortable environments by reducing water and electricity consumption, minimizing waste, and utilizing sustainable recycled materials and products.

What is real estate sustainability?

Real estate sustainability is the process of designing, building, and managing real estate projects in a way that does not harm the environment or deplete natural resources, thus significantly reducing any harmful impacts on the environment.

The green building relies on construction techniques that consider the environment in terms of the materials used, energy consumption, and water usage. These techniques aim to conserve, generate, and recycle energy through advanced solutions that rely on renewable energy sources.

Benefits of Sustainable Real Estate Development

First – Environmental benefits

• Provides a safe and healthy environment free from any harmful emissions, with clean air and maximum sunlight.
• Reduces energy consumption by relying on the most modern technology for energy efficiency.
• Reduces water consumption by using technology that reduces waste and improves water quality.
• Recycles sewage water and collects rainwater for irrigation.
• Protects and integrates biodiversity and natural habitats for plants and animals in sustainable construction.
• Uses effective natural and recyclable materials to prevent the use of harmful substances, with less waste production.

Second – Social benefits

Sustainable real estate development creates healthier and more vibrant communities by creating green spaces and designated areas for walking and running, as well as using sustainable transportation methods.

The benefits of these green spaces are not limited to improving air quality but also provide people with bike paths and places to interact with each other, which improves the quality of life for the community.

Third – Economic benefits

• Reduces short- and long-term operating costs.
• Sustainable materials may require less maintenance, resulting in lower operating or living costs.
• Green buildings make real estate more attractive to environmentally conscious customers and investors.

Fourth – Health benefits

Adequate ventilation and the use of low-toxicity sustainable materials work to improve air quality, and therefore improve respiratory health. In companies, this leads to increased employee concentration and productivity.

Green spaces and walking paths help encourage local residents to be more active and healthier, as well as improve their mental health by reducing stress and strengthening their sense of community belonging.

Real estate sustainability techniques

1-   Energy efficiency

Designing green buildings helps reduce greenhouse gas emissions as well as operational costs…

By using energy-efficient devices and lighting, as well as devices that save on heating, ventilation, and air conditioning (HVAC) systems, energy consumption can be significantly reduced in the long run.

Renewable energy sources such as solar panels, wind turbines, hydroelectric systems, and geothermal energy systems are also used in green building construction.

2-   Water conservation

Water-efficient design in buildings reduces water usage, which in turn conserves local resources and reduces operational costs. Some of the key water conservation techniques include:

• Installing an air gap between the potable water line and the greywater collection system, which collects water that can be reused in non-potable applications such as irrigation and toilet flushing.
• Implementing xeriscaping, a landscape design technique that uses drought-resistant plants and water-efficient methods like drip irrigation and micro-irrigation.
• Installing water-efficient fixtures that meet LEED (Leadership in Energy and Environmental Design) standards, which set limits on water flow.
• Collecting condensate water from air conditioning units and reusing it for irrigation and toilet flushing.

3- Selection of building materials

• Choosing sustainable building materials has a significant impact on the environmental footprint, in addition to reducing operational costs.
• Sourcing building materials locally can reduce transportation emissions.
• Constructing sustainable buildings using recycled materials reduces the demand for raw materials and therefore reduces the environmental impacts associated with extraction and processing.

4- Site selection and building design

Site selection and building design are important factors in sustainable real estate, among their techniques are:

• Designing around natural habitats rather than building on them, to protect biodiversity and preserve natural resources.
• Designing green spaces, gardens, and walking paths among trees to improve air quality and reduce noise.
• Providing a means of managing rainwater, reducing run-off and minimizing the risk of flooding in the local area.
• Innovative design that enables people with special needs to easily access the building.
• Covering exterior lighting units to prevent bright light from spreading at night, with signs directed downwards to reduce light pollution.
• Using light colors on facades and sun-facing areas with a light reflectance value (LRV) of no less than 45% of the building facade area.
• Building foundations using recycled concrete made from fly ash and building waste for filling, which reduces the use of cement, and increases building strength, and water resistance.
• Allocating parking spaces for bicycles and fuel-efficient vehicles such as:
  • Hybrid cars.
  • Electric cars.
  • Natural gas-powered cars.
  • Mass transit vehicles.

Standards and accreditation systems for green buildings

LEED (Leadership in Energy and Environmental Design)

LEED system was developed by the US Green Building Council (USGBC) to certify that buildings meet specific performance standards such as energy and water efficiency, reduction of carbon dioxide emissions, and other resources. According to the Leadership in Energy and Environmental Design (LEED) system, green buildings are classified into three levels:

1. Silver level.
2. Gold level.
3. Platinum level.

BREEAM (Building Research Establishment Environmental Assessment Method)

The Building Research Establishment (BRE) has launched the BREEAM system to assess the environmental performance of sustainable buildings across 9 categories:

1. Management
2. Energy use
3. Health and well-being
4. Materials
5. Water
6. Transport
7. Waste
8. Land use
9. Pollution

According to the BREEAM system for environmental performance assessment, the ratings of green buildings range from:

• Excellent
• Very good
• Good
• Acceptable
• Not rated

ENERGY STAR Certification

ENERGY STAR offers a performance certification for sustainable buildings, according to strict standards set by the Environmental Protection Agency (EPA).

To qualify for the ENERGY STAR certification, buildings must achieve a score of 75 or higher on a 100-point scale, reflecting actual measured energy use while accounting for differences in operating conditions, regional weather data, and other factors.

WELL Certification

The WELL certification considers user behavior, operations management, and building design to determine their impact on individuals’ health and well-being.

The assessment is based on 7 categories that play an important role in nourishing buildings and improving the physical, mental, and emotional health of their occupants. These categories are as follows:

1. Air
2. Water
3. Nourishment
4. Light
5. Fitness
6. Comfort
7. Mind

Fitwel Certification

The Fitwel certification also aims to improve individuals’ health and well-being by addressing a range of health-related behaviors and risks, evaluated across 7 categories of health impacts. In addition, it provides design and operation strategies to improve the performance of green buildings.

Living Building Challenge

The Living Building Challenge program goes beyond reducing negative impacts of a building to operating renewably. A certified living building has achieved positive net energy, water, and waste, meaning it preserves more than it consumes. Buildings are encouraged to generate their own energy, recycle their own waste, treat, and conserve their own water. The Living Building Challenge program consists of 7 categories:

1. Place
2. Water
3. Energy
4. Health
5. Happiness
6. Materials
7. Equity

SKA rating system

The Royal Institution of Chartered Surveyors (RICS) has launched the SKA rating system for the environmental performance of non-domestic fit-out, or the process of making an interior space ready for occupancy, such as furniture, decor, electricity, and so on. The SKA assessment system is divided into three main stages:

1. Design/Planning
2. Delivery/Construction
3. Occupation stage evaluation

The SKA rating system awards project a rating of:

• Bronze
• Silver
• Gold

Real estate sustainability in the Emirates

In 2010, the UAE cabinet adopted green building standards and sustainable building standards, which were first implemented in government buildings in early 2011.

This project aims to save approximately 10 billion UAE dirhams by 2030, in addition to reducing carbon dioxide emissions by around 30%.

In March 2022, the Ministry of Energy and Infrastructure, in collaboration with a number of federal and local entities, launched a strategy to adopt unified foundations that ensure the application of new standards for sustainable buildings according to the highest global levels.

The strategy aims to contribute to achieving the UAE Energy Strategy for 2050 and the Water Security Strategy for 2036 by:

• Providing a more sustainable environment for future generations.
• Reducing energy and water consumption.
• Decreasing the carbon footprint of building construction and operation.
• Minimizing waste.
• Ensuring the quality and suitability of buildings for the environment.

The Pearl Rating System in Abu Dhabi

The Emirate of Abu Dhabi has adopted the Pearl Rating System with its 5 levels of the sustainability program, making it mandatory for all new buildings to achieve a “One Pearl” rating, while government buildings and residential villas must achieve “Two Pearls”.

The program aims to establish a new framework for sustainability that will reduce electricity and water consumption, minimize waste, and promote the use of sustainable and recyclable products.

Green buildings in Dubai

Dubai has defined 79 standard specifications for green buildings on all buildings and facilities, within the list of conditions and specifications for green buildings in Dubai according to Circular No. (198).

The city has made the conditions and specifications of green buildings mandatory for all construction developments, seeking to meet human requirements for achieving a quality standard of living while preserving natural resources and environmental elements in the emirate.

The list is based on the following main axes:

• Energy use efficiency.
• Design and building environment.
• Resource efficiency and waste management.
• Building vitality and human comfort.
• Water use efficiency.