Dubai’s real estate market is full of opportunities — and noise. In 2025, over 22% of new off-plan launches were from developers with no prior delivery history. For first-time investors and even seasoned players, verifying the legitimacy of a developer or project isn’t just smart — it’s essential.
This guide breaks down how to conduct real due diligence on any developer or project in Dubai.
- ✅ Check Developer Registration with DLD
Start with the Dubai Land Department (DLD). Every legitimate developer must be registered and have a valid license with the DLD.
How to check:
• Use the official Dubai REST App or visit dubailand.gov.ae
• Search for the developer’s name in the “Developers” section
• Confirm license status, project approvals, and previous delivery track record
📌 Red flag: If the developer is not listed or has no delivery history — walk away.
- ✅ Verify Project Registration via Oqood
Oqood is the official pre-registration platform for off-plan properties.
How to check:
• Ask for the project’s Oqood number
• Request screenshots or documents proving Oqood registration
• Compare project details with what’s listed in DLD’s system
📌 Red flag: A project without an Oqood ID is either not legally launched or operating in a grey zone.
- ✅ Demand Escrow Account Details
Every off-plan project must have a dedicated escrow account with a bank approved by DLD. This ensures buyer funds are used only for the specific project.
Ask for:
• Escrow account number
• Bank name
• Escrow manager contact (if possible)
Then verify the account’s existence and purpose directly with the bank or through DLD.
📌 Red flag: If payment is requested to a non-escrow account — that’s a major warning sign.
- ✅ Look at Past Delivery Track Record
Don’t just believe the brochure. Look at what the developer has actually delivered — and when.
Ask for:
• Names and locations of completed projects
• Handover dates vs. promised timelines
• Photos, DLD completion certificates, and feedback from past buyers
📌 Pro tip: Use Google Maps + Dubizzle + Bayut to check resale history and real community reviews.
- ✅ Check Active RERA Complaints or Legal Cases
RERA (Real Estate Regulatory Authority) keeps records of disputes and complaints against developers and brokers.
How to check:
• Use the Dubai REST app
• Request RERA status from the developer
• Hire a real estate legal consultant to do a background check
📌 Red flag: Repeated delays, lawsuits, or buyer complaints are deal-breakers.
- ✅ Request Detailed Construction Timeline + Contractor Info
Reliable developers will have a construction program and a contract with a licensed, track-record-holding general contractor.
Ask for:
• Gantt chart / milestone schedule
• Contractor’s name and classification
• Site mobilization photos
📌 In 2024, 19% of delayed off-plan projects had no main contractor mobilized even 6 months post-launch.
- ✅ Talk to Existing Buyers or Investors
Want the truth? Don’t ask the sales team — ask people who already invested.
Where to look:
• Reddit Dubai or PropertyFinder forums
• Community WhatsApp groups
• Attend showings and talk to owners in completed projects
📌 Peer feedback is often more honest than glossy brochures.
- ✅ Compare Sales Materials With DLD Records
Always cross-reference floor plans, area sizes, and amenities with what’s filed with the DLD.
What to compare:
• Brochure floorplan vs. registered layout
• Brochure area vs. DLD unit size
• Amenity promises vs. approved permits
📌 On average, brochure area claims are inflated by 8–10% compared to DLD registrations.
- ✅ Inspect the Sales Purchase Agreement (SPA) Carefully
The SPA is legally binding. Don’t treat it like a formality.
Check:
• Cancellation clauses
• Area variance tolerances
• Payment plan penalties
• Arbitration jurisdiction (preferably DIFC)
📌 Hire a real estate lawyer. Every comma in that contract matters.
- ✅ Verify That You’re Working with a Licensed Broker
Many so-called agents operate without licenses or under “umbrella” permits.
How to check:
• Ask for RERA Broker ID
• Verify it via Dubai REST app
• Look up the agency’s name and license number
📌 Never pay commissions or sign papers with someone who isn’t RERA-registered.
✅ Trust the Process, Not the Pitch
The Dubai real estate market is full of promise — but your defense is due diligence. Ask uncomfortable questions. Verify documents. And remember: the best investors don’t fall in love with properties — they interrogate them.
