Why it matters

Dubai has strong off-plan protection: under Law No. 8 of 2007, buyer payments go into a project escrow account and are released only as construction progresses. But protection works only if the project is properly registered and you pay into the right account. A few checks before signing remove most of the risk.

The 10-point checklist

Developer

  1. DLD/RERA registration. Search the developer in the Dubai REST app or on the DLD website. Only registered developers may sell off-plan.
  2. Track record. How many projects has the developer completed? Were they delivered on time? Visit a finished building, look at the finishing quality and read owner reviews.
  3. Financial strength and backing. Larger developers and those with government or institutional backing usually carry less delivery risk. For smaller developers, ask about land ownership and construction financing.

Project

  1. Project registration and off-plan sale approval. Ask for the project's registration number and verify it in Dubai REST or on the DLD website. Selling off-plan before approval is not allowed.
  2. Construction status. Dubai REST shows the project's status and completion percentage. Compare it with what the developer says.
  3. Land and permits. The project should be on land owned by the developer (or under a registered agreement), with approved designs.

Your money

  1. Escrow account. The escrow account number and bank must be in the SPA. All payments go to this account — never to a personal account, a broker or in cash.
  2. Oqood registration. After your first payment, your purchase must be registered in the DLD interim register (Oqood). Ask for the Oqood certificate; follow up if it does not arrive within weeks.

Contract and broker

  1. SPA terms. Check the handover date and grace period, compensation for delays, specification changes, service charge estimates, cancellation and default terms. A lawyer review is a good idea for large purchases.
  2. Licensed broker and advertising permit. Brokers in Dubai must be RERA-registered (ask for the agency's ORN and the broker's BRN), and property adverts must carry a valid DLD advertising permit (Trakheesi) with a QR code.

Official tools

Tool What you can check
Dubai REST app (DLD) Registered developers and projects, project status and completion, brokers, property details
DLD website (dubailand.gov.ae) Project and developer registry, escrow and cancelled projects information, service charge index
RERA / DLD broker search Agency ORN and broker BRN
Trakheesi permit QR code on adverts Whether the advert is licensed

Red flags

  • No project registration number, or a number you cannot verify.
  • Pressure to pay "today" to secure a price.
  • A request to pay into a personal or company account that is not the escrow account, or in cash.
  • A developer with no completed projects and no clear financing.
  • An SPA with vague handover dates, no delay terms or unclear cancellation rules.
  • A broker without a BRN, or an advert without a permit QR code.
  • Promised "guaranteed returns" — in Dubai, yields and growth are projections.

What if the project is delayed or cancelled?

Delays are possible even with good developers; check the SPA for the grace period and any compensation. If a project is cancelled, the law provides for buyers' protection through the escrow account and DLD procedures, including refunds. Keep all receipts, the SPA and the Oqood certificate.

How SPI Dubai checks projects

Every SPI Selected project passes our own review: the developer's delivery record, the entry price compared with the area, demand and exit options. We recommend only projects we would invest in ourselves, and we show the payment plan, handover date and developer for every project in our off-plan catalogue. SPI Dubai is licensed by RERA (ORN 30760).

Ask us about a specific project

Considering a project? Send us its name and we will share what we know about the developer, the project's registration and comparable prices in the area. We usually reply within 10 minutes. Ask an advisor.

This article is for general information only and is not legal advice. Verify registrations directly with the Dubai Land Department and consult a lawyer for contract review.

Sources: Dubai Law No. 8 of 2007 on escrow accounts; Dubai Land Department (Dubai REST, project registry, Oqood); RERA broker licensing; Real Estate Club Dubai, "How to verify a Dubai developer before buying off-plan" (2026).