As a real estate broker and founder of an agency in Dubai, one of the most common questions I hear from my clients is:
“What exactly is the process for buying an off-plan property in Dubai?”
If you want to buy off-plan property in Dubai, you need to understand the step-by-step process. In 2025, off-plan transactions accounted for over 60% of all Dubai residential sales — more than 134,000 deals. This is not a niche product. It is the primary route through which most buyers enter Dubai’s property market.
Let me walk you through the process so you know exactly what to expect.
Was sind Off-Plan-Immobilien in Dubai?
An off-plan property is a unit purchased directly from a developer before construction is completed. Buyers commit based on architectural plans, floor layouts, brochures, and show units. The transaction is formalised through a Sales and Purchase Agreement (SPA), and the buyer pays in instalments according to an agreed schedule.
Unlike ready property, buying off-plan involves a construction timeline — typically 2–4 years from booking to handover. Upon completion, the buyer receives the finished unit, and the provisional Oqood registration converts into a full title deed.
Step 1: Research and Shortlist Projects
Start with three fundamentals: developer reputation, project location, and payment plan terms. Look for communities with infrastructure catalysts — master-plan alignment with the Dubai 2040 Urban Master Plan, proximity to new transport links, or upcoming amenities.
Key questions to ask:
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Who is the developer? Have they delivered projects on time before?
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Where is the project located? Is the area growing?
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What is the payment plan? Can I comfortably manage the instalments?
Step 2: Verify the Developer and Project Registration
Before you buy off-plan property in Dubai, confirm that the project is registered with the Dubai Land Department and overseen by the Real Estate Regulatory Agency.
What to verify:
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The developer has a valid RERA licence and a track record of on-time delivery
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The project is registered with the DLD, with all required permits and approvals in place
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A dedicated project-specific escrow account is opened with a RERA-approved bank
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The developer can legally sell units in that development
Buyers can check registration status, escrow account details, and construction completion through the Dubai REST app — a free government application.
Why this matters: According to Dubai Law No. 13/2008, all off-plan property sales must be registered in the Interim Real Estate Register maintained by the DLD. If the developer does not complete this registration within 60 days of the transaction, the sale may be deemed invalid.
Step 3: Calculate Your Total Investment Cost
Beyond the purchase price, off-plan purchases include several mandatory fees.
Costs to factor in:
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Booking/Reservation deposit: 5–10% of the property value
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DLD registration fee: 4% des Kaufpreises
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DLD admin fee: AED 3,000–4,000
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Oqood registration fee: Starting from AED 1,000
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Trustee/administrative fees: AED 580–4,000, depending on the project
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Title deed fee (at handover): AED 250
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Map fee: AED 250
Additional note: Buyers do not pay brokerage fees on off-plan purchases, as developers typically cover agent commissions. This is a significant saving compared with resale properties.
Step 4: Reserve the Unit and Sign the SPA
Once you have verified the project, you reserve the unit by signing a booking agreement and paying a reservation deposit — typically 5–10% of the property price. This deposit forms part of the total down payment.
After reserving, you sign the Sales and Purchase Agreement (SPA) — a legally enforceable contract that controls the entire transaction. It outlines:
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Objektbeschreibung und Preis
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Payment schedule (milestone-linked or calendar-based)
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Completion timeline
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Delivery terms
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Escrow conditions
Critical checks before signing:
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Ensure the contract specifies how payments are linked to construction milestones
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Confirm the developer’s obligation to register the sale with the DLD within 60 days
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Understand whether you can sell before completion (assignment) and under what terms
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Verify that administrative fees are transparent and DLD-approved
Step 5: Complete Oqood Registration
Once the SPA is signed, the developer must register your purchase with the Dubai Land Department through the Oqood system. This creates an official record of your ownership rights.
Oqood is your interim ownership record. It confirms your interest in the property until the project is completed and a full title deed is issued.
Why this matters: Oqood registration protects against double-selling — once a unit is registered, it cannot legally be sold to another party.
Deadline: The developer must register within 60–90 days of signing the SPA.
Step 6: Make Instalment Payments According to the Plan
Payment plans are the defining feature of off-plan property — the mechanism that makes it accessible and attractive.
Common payment structures:
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80/20: 80% during construction, 20% at handover
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70/30: 70% during construction, 30% at handover
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60/40: 60% during construction, 40% at handover
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50/50: 50% during construction, 50% at handover
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Post-handover: 40–60% deferred over 2–5 years after handover
Milestone-linked vs time-linked:
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Milestone-linked: Payment is triggered by verified construction progress. This is the safest structure.
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Time-linked (calendar-based): Payment is due on fixed dates regardless of construction progress. This increases exposure if the project underperforms against its timeline.
Always clarify which structure applies to each instalment.
Step 7: Monitor Construction Progress
As construction progresses, developers provide updates about milestones. Buyers have the right to understand the project’s current completion percentage before releasing instalments.
Use official channels:
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Dubai REST app — real-time progress tracking
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RERA website — project monitoring data
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Approved consultant reports
If you are considering buying with a mortgage, note that maximum loan-to-value for off-plan properties is typically 50%. Some banks have specific requirements regarding eligible projects.
Step 8: Conduct Property Inspection and Snagging
Snagging is an inspection where you examine your property for defects, incomplete work, or non-functioning elements.
What to check:
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Finishes match the specifications
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Appliances are installed and working
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Plumbing and electrical systems function correctly
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No visible damage or incomplete work
Do not sign the handover certificate until all material defects are fixed.
Step 9: Complete Final Payments and Receive Title Deed
Once snagging is resolved, you proceed to the final ownership transfer:
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Clear all outstanding payments (remaining milestones, service charges, DLD fees)
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The developer hands over the keys
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The Oqood certificate converts into a full DLD title deed
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The buyer receives the digital title deed in their name
The title deed is issued through the Dubai REST app — your official proof of ownership.
What Happens If the Developer Defaults?
Dubai’s off-plan market is one of the most comprehensively regulated in the world.
- Escrow Account System:
All buyer payments must go into a project-specific escrow account. Funds are released only after RERA verifies construction milestones. If the project fails, unreleased funds remain protected. - Developer’s Rights in Case of Default:
If a buyer defaults, developers are required to notify the DLD and follow legal procedures. Depending on the project’s completion percentage, developers can:
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Retain the contract
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Request public auctions
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Cancel the contract with deductions
In cases where the project is cancelled or never started, buyers are entitled to a full refund.
Mein abschließender Rat
- Do your due diligence. Verify project registration, escrow accounts, and developer track record before signing anything.
- Understand your payment plan. Know whether instalments are milestone-linked or time-linked.
- Budget for additional costs. The 4% DLD fee, Oqood registration, and other charges add approximately 7–10% to your purchase price.
- Plan for the long term. Dubai’s off-plan market is maturing. Success now comes from informed decision-making rather than momentum alone.
If you are considering an off-plan purchase and would like a personalised recommendation based on your budget and goals, I am happy to help.
Von Liliia Ibragimova, Gründerin von Alira Real Estate
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📞 +971 58 833 7903
