Verify the Developer's RERA Registration

Every developer legally selling property in Dubai must be registered with the Real Estate Regulatory Authority (RERA). This is non-negotiable. You can verify any developer's registration status directly through the Dubai Land Department's official portal at dubailand.gov.ae or through the Dubai REST app. If a developer is not listed, do not proceed under any circumstances.

RERA registration tells you the developer is legally authorized to sell in Dubai. It does not guarantee project quality or timely delivery — but it is the minimum baseline you must confirm before anything else.

Verify the Project's Escrow Account

UAE law requires all off-plan developers to hold buyer payments in a dedicated escrow account registered with the DLD — not in the developer's general operating account. Funds in this escrow can only be released to the developer as construction milestones are completed and verified by an approved engineer.

Before paying anything, ask the developer for their escrow account number and the name of the escrow bank. You can verify this through the DLD portal. If the developer cannot provide this or asks you to pay into a personal or company account instead of the registered escrow, walk away immediately. This is one of the most important protections UAE law provides to off-plan buyers — and one of the most commonly bypassed by fraudulent operators.

Check the Developer's Track Record

RERA registration tells you a developer is legally authorized. Their track record tells you whether they actually deliver. Search for their previous projects on the DLD portal and cross-reference with third-party sources. How many projects have they completed on time? Are there unresolved complaints on RERA's public complaint system? Have they been involved in significant delays or disputes on previous developments?

For a structured framework on evaluating developers specifically for off-plan purchases, we will cover this in detail in our upcoming guide on how to evaluate a Dubai developer before buying off-plan. The key point here is: registration and reputation are two different things. Verify both.

Verify the Title Deed for Ready Properties

For ready properties, the seller must hold a valid Title Deed issued by the Dubai Land Department. Never buy a property based on a verbal claim of ownership or an unofficial document. Request the original Title Deed, then independently verify it through the DLD's property verification service or the Dubai REST app.

The verification confirms that the person selling to you is the registered owner, that there are no outstanding mortgages or liens on the property that have not been disclosed, and that the property's official size and description match what is being sold to you. Discrepancies between the Title Deed and what you are being shown are a serious red flag that requires explanation before you proceed.

Check for Existing Mortgages or Encumbrances

A property can be sold with an outstanding mortgage — but the mortgage must be settled before or at the time of transfer, and you as the buyer must be fully aware of it. The DLD title deed check will reveal registered mortgages. If there is an outstanding mortgage, the seller's bank must issue a liability letter specifying the exact amount owed, and the mortgage must be cleared as part of the transaction.

Be particularly careful with properties where the seller needs your purchase payment to clear their mortgage. This arrangement is legal but creates a sequence-of-funds risk that should be managed through a proper escrow arrangement — not an informal payment to the seller.

Review the Sales & Purchase Agreement (SPA) Carefully

The Sales and Purchase Agreement is the legal contract that governs your property transaction. It should specify: the exact unit details (size, floor, view), the total price and payment schedule, the completion date with a defined penalty for delay, the handover process and conditions, and what happens if either party defaults.

Do not sign a standard developer SPA without having it reviewed by an independent UAE-licensed property lawyer. Developers' standard SPAs are drafted to protect the developer. A lawyer who represents only your interests will identify clauses that limit your remedies in case of delay, allow the developer to make material changes to the project, or restrict your ability to resell before completion. Legal review costs AED 2,000–5,000 and is one of the best investments you can make on a transaction worth hundreds of thousands of dirhams.

Understand the Payment Plan Structure

Dubai's off-plan market is famous for attractive payment plans — 1% per month, post-handover payments, 80/20 and 60/40 structures. Before committing to any payment plan, you need to understand two things: what triggers each payment, and what happens if you miss one.

Under UAE law, if a buyer misses a payment on an off-plan property, the developer can cancel the contract and retain a portion of the amount paid — the percentage depends on how far construction has progressed. Read the SPA's default clause carefully. Understand exactly what you owe, when, and what the consequences of non-payment are. Many investors in financial difficulty have lost significant sums because they underestimated their payment obligations on multiple properties simultaneously.

Confirm the NOC Process for Resale

If you are buying an off-plan property with the intention of reselling before completion — a common strategy in Dubai's bull market periods — confirm the developer's No Objection Certificate (NOC) requirements for resale. Some developers restrict resale until a certain percentage of the purchase price has been paid. Others charge a resale NOC fee of AED 5,000–15,000. Some developments in high-demand areas have informal restrictions that are not in the SPA but create practical barriers to resale.

Understand these terms before you buy, not after you decide to sell. For context on how the off-plan resale market works, see our guide on Off-Plan vs Ready Property.

Calculate the True Total Cost of Purchase

The advertised price of a Dubai property is never the total cost you will pay. Before committing, calculate your complete acquisition cost including: Dubai Land Department transfer fee (4% of purchase price), DLD admin fees (AED 580–4,200 depending on property value), agent commission (typically 2% for buyers), property valuation fee (AED 2,500–3,500), mortgage registration fee if applicable (0.25% of loan amount + AED 290), and any developer-specific fees including NOC fees, admin fees, and utility connection charges.

On a AED 1,000,000 property, these transaction costs typically add AED 50,000–75,000 to your total outlay. On a AED 3,000,000 property, you are looking at AED 150,000–220,000 in additional costs. Budget for this from the start.

Verify Service Charges & Annual Costs

Every property in a managed building or community in Dubai carries an annual service charge — paid to the building management company for maintenance of common areas, security, elevators, pools, and other shared facilities. These charges are regulated by RERA and published on the RERA service charge index, but they vary enormously between buildings.

Service charges in Dubai range from AED 5 per square foot per year in basic buildings to AED 30–50 per square foot in premium towers and serviced residences. On a 1,000 square foot apartment, that is AED 5,000–50,000 per year in ongoing ownership costs. Verify the service charge rate for your specific building before you buy — not after you receive your first annual invoice.

Check the Building's Service Charge Arrears

When you buy a ready property in Dubai, you may inherit any unpaid service charge arrears left by the previous owner. Some buildings — particularly older ones or those with management disputes — carry significant arrears that become the new owner's responsibility at transfer. Ask the seller for a No Outstanding Balance certificate from the building management company before you complete the purchase. If arrears exist, negotiate for the seller to clear them before transfer or adjust the purchase price accordingly.

Conduct a Physical Inspection for Ready Properties

Never buy a ready property in Dubai without a physical inspection — and never rely solely on the developer's or seller's agent to conduct that inspection on your behalf. Hire an independent property inspection company to assess the condition of the unit: structural integrity, plumbing, electrical systems, AC condition, finishing quality, and any defects that are not visible in marketing photos.

A professional property inspection costs AED 500–1,500 and takes 2–3 hours. It can identify defects that cost AED 20,000–100,000 to rectify after purchase — defects that, once discovered, give you either negotiating leverage or the clarity to walk away.