How to Buy Off-Plan Property in Dubai: Step by Step

Off-plan means buying directly from the developer before construction is complete, usually against a staged payment plan tied to build milestones. Done correctly it locks in a lower entry price and a slow cash outlay. Done carelessly it exposes you to delivery risk. This is the sequence.

01Step 1, Fix your true budget

The headline price is not the cost. Add roughly 6-8% for transaction costs: 4% DLD registration, Oqood admin, and a 2% agency commission if you buy through a broker. On a 1,500,000 AED unit, budget around 1,600,000 all-in.

02Step 2, Verify the developer and the project

Before you transfer a dirham:

• 1. Confirm the project is registered with RERA and has a DLD project number (check the Dubai REST app).
• 2. Confirm the developer holds a RERA escrow account for that specific project. Under Law No. 8 of 2007 your payments must go into escrow, not the developer's operating account.
• 3. Check the developer's delivery record. Emaar, Sobha, Nakheel, Meraas and Ellington have long track records; newer names carry more delivery risk and should be discounted accordingly.

03Step 3, Choose the payment plan deliberately

Common 2026 structures:

• 60/40, 60% during construction, 40% on handover. Developer-friendly, usually the lowest price.
• 50/50, balanced, common on prime launches.
• Post-handover plans, e.g. 40% during build, then 60% paid at 1% per month after you take keys. Higher price, but you can rent the unit while paying it off.

Run the plan against your cash flow, not the brochure. A 1% monthly post-handover plan on a 1,200,000 AED unit is 12,000 AED/month.

04Step 4, Reserve the unit

You sign a reservation form (EOI) and pay a booking deposit, typically 5-10% of price. This takes the unit off the market. Read the cancellation terms first, booking deposits are often non-refundable.

05Step 5, Sign the Sale and Purchase Agreement (SPA)

The SPA is the binding contract. Check:

• 1. The completion date and the penalty clause if the developer is late.
• 2. The exact payment schedule and what triggers each installment.
• 3. The specification and area, confirm whether the size is net or gross.
• 4. Your rights under DLD's cancellation framework (Law No. 19 of 2017) if the project stalls.

06Step 6, Register the Oqood

Off-plan units are recorded on the Oqood interim register, not a full title deed. At this stage you pay:

• 4% DLD registration fee on the purchase price (often split or deferred by the developer, but ultimately your cost).
• An Oqood admin fee of around 3,000 AED.

The Oqood is your legal proof of ownership until the building completes.

07Step 7, Pay each milestone on time

The developer issues a payment notice as each construction stage is certified. Late payment triggers penalties and, eventually, the right to cancel and retain a portion of your funds. Set calendar reminders and keep a liquidity buffer.

08Step 8, Snag and take handover

On completion the developer issues a handover notice. Before you sign off:

• 1. Commission an independent snagging inspection (typically 1,000-2,500 AED) covering finishes, MEP, and moisture.
• 2. Submit the defect list. Most SPAs carry a 1-year defects liability and a longer structural warranty.
• 3. Only settle the final installment and take keys once major snags are logged.

09Step 9, Convert to title deed

Once you pay the balance, the Oqood converts to a full DLD title deed. If you are financing the final payment, arrange the mortgage 3-4 months before handover, banks lend on completion, not at launch. From here you can move in, rent out, or resell.

10The two rules that matter most

1. Never pay outside escrow. If a developer or agent asks for a transfer to a personal or company account, stop.

2. Price the delivery risk. A discount on an unproven developer is not a bargain if the building slips two years. Match the payment plan to a name you trust to deliver.