KUWAIT: This file photo shows Al-Sawaber complex in the heart of Kuwait’s financial district

KUWAIT: One of Kuwait's most recognizable and historic landmarks, the residential Al-Sawaber complex in Sharq may soon be nothing but a memory. The Cabinet recently issued a decree for the removal of all remaining residents by March 31, 2016.

Built in 1981 with designs by famed architect and urban planner Arthur Erickson, Al-Sawaber represents a distinct architectural, economic and cultural period in Kuwaiti history. One of the first high density complexes in the country. Located on approximately 245,000 square meters of prime real estate property in the heart of Kuwait's financial district, the complex includes 33 buildings and more than 520 residential apartments.

For years, the government has sought means of emptying the complex of residents in order to have it demolished. According to the still existing tenants about 70 percent of the tenants left already. Some were offered a flat at Northwest Sulaybikhat and others were offered financial compensation. But a few families have hung on, refusing to move.

Our only home

Bu Majid is one such tenant. He has lived in Sawaber for more than 20 years and does not feel that government compensation offers reflect the property's value. "If I do not get fair compensation that is enough to buy a house in any near residential area, then I will not leave unless carried in a coffin. There are other families who refused to move and will stay here as I have. Even if they cut the electricity and water still we will not move," he told the Kuwait Times.

Sabiha is a former tenant of Al-Sawaber, and left about two years ago. "When they first started talking about evacuating us from this complex, I took it very serious and started looking for a house. People were happy when they heard that the government is buying the property so they will get a fair amount [of compensation] as it was in the 1960s, when people got rich by selling their old houses for huge amounts. In fact we were only offered about KD 254,000, instead of KD 400,000," she pointed out.

Despite the small sum - even a modest home in an outlying area can cost upwards of half a million dinars in today's market - Sabiha chose to move. "I took the compensation and then took a loan as my husband was retired. We bought a governmental small house in Qurain area. My flat in Sawaber was already too small for my big family as two of my sons were married, have children and their salaries are not enough to rent a house. So in this way we can all live in one house." she added.

Not compensated

Many tenants received apartments from the Ministry of Housing as governmental house before the invasion in 1990, while others bought the flats. According to Bu Majid, who bought his flat, he as well as the other owners were not compensated by the government. "The government is supposed to give us fair compensation to buy alternative house or give me an equal house. We are not supposed to borrow money or take a loan just to buy a regular house. My flat is 230 square meters, and the flats they are offering in Northwest Sulaybikhat are around 80 to 90 square meters so this is not fair at all. Also I like the location of my flat which is in the heart of the city," he explained.

Mohammed Fayrouz, who is still living at the Sawaber is soon moving to a flat his family received from the government as compensation in Northwest Sulaibikhat. "Now we know that this is the last warning and they are totally serious in evacuating us. Although we do not like the flat they offered us instead and its' much smaller, yet we have no choice, and what they offered us is not enough to buy a house so we will rather take the flat. he noted.

Controversy, however, has surrounded the complex for decades. Originally meant as apartments for low-income Kuwaiti families, flats were quickly diverted to other purposes. Migrant workers in larger numbers were housed in some apartments, limited maintenance and improper use of common areas led to several fires. Parts of the complex became unclean, unsafe and uninhabitable.

Various efforts by local community groups to raise awareness about the origins and importance of the buildings failed to rally enough support or win a government reprieve.

The value of Al-Sawaber

"A real estate expert from the government evaluated Al-Sawaber complex in 2006 for the value of KD 2.4 billion. So if they gave each of the tenants KD 1 million at that time they would solve the problem since then. Of course after 10 year the price of this property is even higher. Also they didn't evaluate the spaces that are shared by the tenants such as the yard, elevator, and others," Bu Majid concluded.

Sa'ad Al-Beithan, Secretary General at the Kuwait Union for Real Estate Brokers explained that people that the land of Al-Sawaber Complex is residential investment and not commercial. "This is a state property particularly of the Public Authority for the Housing Welfare and was given for citizens. As its not commercial area the price of one square meter is not high and ranks between KD 1500 - 2000.

According to him the approximate price of the flat is around KD 240,000. "Regarding what the residents say about the KD 400,000 for a flat was not an offer of the government, but by a businessman who wanted to buy the property at that time and the government refused. This property can't be changed to a commercial property and build commercial projects on it, so businessmen are not interested in buying it. the only solution to change the purpose of the land is through a long process including a public bid," added Al-Beithan.

However that remains a strong possibility given the location. Al-Sawaber is located in one of the best areas of Kuwait, within blocks of the Kuwait Stock Exchange, Central Bank, all major banks, several high rise office towers and other important government buildings.

By Nawara Fattahova