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How to do due diligence on a UAE off-plan developer

Spending six figures with a developer you've never met. Here's what to verify before you sign.

Updated 10 May 2026·7 min read

Off-plan buying in the UAE is regulated — RERA escrow rules, mandatory DLD project registration, audited financials for tier-1 developers — but that doesn't replace your own due diligence. Here are the 12 checks every buyer should run before signing the SPA.

1. Verify the RERA project registration number

Every Dubai off-plan project has a RERA-issued registration number. Cross-check it on the Dubai REST app or dubailand.gov.ae. If the developer can't produce it, walk.

2. Confirm the escrow account exists

All buyer payments must go into a project-specific escrow account at a RERA-approved bank. Confirm the account number on the SPA and verify with the bank. Never pay a developer's general account.

3. Review the developer's track record

Look up completed projects by the same developer. How many handovers did they deliver on time? Were there quality issues? Use DLD transaction history and resale prices as a proxy for quality.

4. Check construction progress on-site

If construction has started, visit. A serious developer welcomes site visits. If they refuse, that's information.

5. Read the anticipated completion clause

The SPA will specify the handover date and a buffer (usually 6–12 months). Understand what happens if the buffer is exceeded — most clauses give you the right to a refund of paid instalments plus a penalty.

6. Verify amenities and specification

The SPA's specification annex should list every amenity, finish and appliance. Compare it against the brochure. Marketing material is non-binding; the SPA is.

7. Look at the master community status

For projects inside a master plan (Damac Hills 2, MBR City, etc.), check the master plan delivery timeline. A great project in a half-finished community is still a half-finished community.

8. Understand the resale conditions

The SPA will specify when you can resell (typically 30–40% paid). Some developers also require a release fee or NOC charge.

9. Confirm DLD registration fee responsibility

The 4% DLD fee is technically the buyer's responsibility but is often discounted as a launch incentive. Make sure the SPA spells out who pays.

10. Check financial-statement disclosures

Tier-1 developers (Emaar, Aldar, Damac, Sobha) file audited financials. Pull them. Look for cash flow from operations, debt-to-equity, project pipeline diversification.

11. Verify the title-deed handover process

The SPA should specify when the title deed will be issued at handover. If the developer is vague, push for specifics in writing.

12. Get the SPA reviewed by a UAE-licensed lawyer

For purchases over AED 1m, this is non-optional. AED 2,000–5,000 for a review that catches one bad clause pays for itself many times over.

Glossary references

RERA — The Real Estate Regulatory Agency, the Dubai authority that regulates developers, escrow accounts, brokers and the off-plan sales process.
Escrow account — Project-specific bank account where off-plan buyer payments are held; funds are only released to the developer against verified construction progress.
SPA (Sales & Purchase Agreement) — The binding contract between buyer and developer that sets out the unit specification, price, payment plan and handover commitment.
DLD fee — The 4% Dubai Land Department registration fee charged on every property transfer, payable on top of the unit price.
Title deed — The official ownership document issued by the Land Department on handover, naming the buyer as the registered owner of the property.
NOC (No Objection Certificate) — Developer-issued letter required for transfers, mortgages, modifications or resales on a property still under the developer's master-community.