EOI and Reservation
The first financial commitment. Secure your chosen unit before it sells out.
What Happens at This Stage
Expression of Interest (EOI)
An EOI is a refundable holding deposit (typically AED 10,000 to AED 50,000) that removes a unit from sale while you review the project details and payment plan. At this point, no legal commitment exists yet.
Reservation Form (Booking Form)
Once you decide to proceed, you sign the reservation form and pay a booking fee (usually 5% to 10% of the purchase price). This is non-refundable once the SPA is countersigned. The developer allocates the unit to you and begins preparing the SPA.
What to Check Before Signing
Project is registered with RERA and has an escrow account number
Developer is licensed by DLD (check on the DLD website)
Payment plan milestones are written clearly in the reservation form
Unit number, floor, orientation and size are confirmed in writing
Handover date is stated (even if estimated)
Tip: Always ask for the RERA registration number and check the escrow account is with an approved bank before transferring any money. Legitimate developers will provide this instantly.
SPA Signing
The Sale and Purchase Agreement is the legally binding contract between buyer and developer.
What the SPA Contains
Key SPA Clauses to Review
The SPA governs your entire relationship with the developer. It states the property specifications, payment schedule, handover date, penalty clauses for late delivery, and your rights if the project is cancelled. Read every clause before signing.
SPA Review Checklist
Property specifications match exactly what was shown during the sales process
Payment schedule milestones are tied to construction progress, not arbitrary dates
Late delivery penalty clause included (typically 1% per month up to 5% max)
Cancellation and refund rights are clearly stated under RERA Law 13
Service charge rate is disclosed or capped
Finishing materials and specification schedule is an exhibit to the SPA
NOC (No Objection Certificate) process for future resale is addressed
Important: Have an independent solicitor or RERA registered conveyancer review the SPA before signing. A legal review typically costs AED 3,000 to AED 8,000 and is worth every dirham on a
purchase of this size.
RERA 2025 Update: Buyers now have a 5 business day cooling off period after signing the SPA for off plan purchases above AED 500,000. Use this window to complete legal review.
DLD Registration
Registering the sale with the Dubai Land Department protects your ownership rights.
Oqood Registration (Off Plan)
What is Oqood?
Oqood is the DLD off plan registration system. When you buy off plan, the sale is registered as an "Oqood" (contract for off plan) rather than a full title deed, which is only issued at handover. Your Oqood certificate is legal proof of your purchase and must be obtained within 60 days of signing the SPA.
Fees at This Stage
| Fee | Rate | On AED 1.5M |
|---|---|---|
| DLD Transfer Fee | 4% of purchase price | AED 60,000 |
| Registration Trustee Fee | Fixed | AED 4,290 |
| Knowledge & Innovation Fee | Fixed | AED 10 |
| Total Government Fees | AED 64,300 | |
Fees are paid at the registration trustee office, not directly to DLD. Bring original passport and Emirates ID or passport copy for overseas buyers.
Documents Required
Original passport (all buyers)
Emirates ID (if UAE resident)
Signed SPA (original)
Manager's cheque for DLD fees
POA (Power of Attorney) if completing remotely
Paying the Payment Plan
Managing instalment milestones through construction and beyond.
Common Plan Structures
Construction Linked Plan (CLP)
Payments are tied to construction milestones: foundation, structure, facade, interiors. You pay as the building progresses. Most common for reputable developers. Protects buyers if progress stalls.
Post Handover Payment Plan (PHPP)
A portion of the purchase price (typically 30% to 50%) is paid after you receive the keys. Payments continue for 1 to 5 years after handover, sometimes interest-free. The developer effectively provides short term financing.
Time Based Plan
Fixed instalments on set calendar dates regardless of construction progress. Less common. Less buyer protection if the project is delayed.
Escrow Protection
Under RERA Law 8, all off plan payments must be deposited into an escrow account held by an approved bank. Funds can only be released to the developer as construction milestones are verified by DLD inspectors. This is your primary financial protection against developer default.
Never pay directly to a developer bank account that is not the registered escrow account. All legitimate developers in Dubai are legally required to use escrow. Verify the escrow account
number on your payment receipts.
Construction Period
What to expect and how to track progress during the build.
Monitoring Progress
Register on the developer's buyer portal for quarterly progress reports
Check DLD Oqood register for construction milestone updates
Request written updates if milestones are missed by more than 3 months
Keep all payment receipts referencing the escrow account number
If the Project is Delayed
Your Rights Under RERA
If handover is delayed beyond the SPA date, you are entitled to a penalty as specified in the SPA (typically 1% of the purchase price per month). If the project is cancelled by DLD, the escrow account is liquidated and buyers receive refunds pro rata. File complaints through the RERA Real Estate Dispute Settlement Centre.
Snagging
Inspecting the property before accepting handover. Critical and often rushed.
The Snagging Inspection
What is Snagging?
Before accepting handover, you have the right to inspect the property and compile a snag list of defects, unfinished work, or deviations from the SPA specification. You should never accept keys before conducting a thorough snagging inspection.
Common Snags to Check
Flooring: alignment, levelling, chipped tiles, gaps in joints
Walls: cracks, uneven plaster, paint quality, waterproofing around wet areas
Windows and doors: seals, operation, alignment, double glazing integrity
Plumbing: water pressure, leaks, drainage in all fixtures
Electrical: all sockets tested, DEWA connection live, AC units operational
Kitchen: appliances tested, cabinet alignment, worktop condition
Tip: Hire a professional snagging company (AED 800 to AED 2,000) for an independent inspection. They produce a formal report that carries more weight with the developer than a self-compiled
list.
Handover
Collecting keys and completing the final financial obligations.
What Happens at Handover
The Handover Appointment
The developer arranges a formal handover appointment at which you pay any remaining balance, sign the handover form, receive keys and access cards, and take meter readings. Do not sign the handover acceptance form until all snagging items are resolved or formally documented.
Costs at Handover
| Item | Typical Cost |
|---|---|
| Final SPA instalment (varies by plan) | 10% to 50% of purchase price |
| Service charge advance deposit | 2 years service charge upfront |
| DEWA connection deposit | AED 2,000 to AED 4,000 |
| Moving and fit out costs | Variable |
Title Deed Registration
The final step. Your name on the DLD title deed means full legal ownership.
Converting Oqood to Title Deed
What is the Title Deed?
Once the building receives its completion certificate from Dubai Municipality and all balances are settled, the developer applies to DLD to convert your Oqood registration into a full title deed (Al Sahifa). This is the definitive proof of property ownership in Dubai and is required for any future sale, mortgage, or Golden Visa application.
Final Checklist
All SPA instalments paid in full
No outstanding service charges
Handover acceptance form signed
Building completion certificate issued by Dubai Municipality
Title deed application submitted at DLD or approved trustee
Congratulations
Once the title deed is in your name, you are the legal owner. You can now rent the property, apply for a Golden Visa (if eligible), refinance via mortgage, or list for resale. Keep the title deed in a secure location.