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Dubai’s real estate agents are some of the most polished professionals in the world — but that doesn’t mean they’ll tell you everything. Whether you’re buying a home, an investment property, or an off-plan unit, here are the things many agents won’t tell you — but absolutely should.
1. 🧾 Not All Projects Are Fully Registered
What they say: “It’s RERA-approved.”
What they don’t say: That doesn’t always mean the unit you’re buying is registered, or that construction has even started.
What to do: Use the Dubai REST app to confirm the project’s Oqood status and escrow linkage.
2. 💸 They’re Paid by the Developer — Not You
Most agents work for developers, not buyers. That means:
- They’re incentivized to push specific inventory, not the best fit.
- They may get extra bonuses or cars for selling tough-to-move units.
Solution: Ask directly:
“Are you incentivized to sell this project? Who pays your commission?”
3. 📉 Some Projects Are Already Oversupplied
In areas like JVC, Business Bay, and Dubai South, supply can far outweigh real demand. But agents won’t highlight:
- Total number of units being launched
- Comparable resale inventory
- Average days on market
Tip: Always ask for resale stats, not just off-plan brochures.
4. 🔍 The Brochure Might Be Misleading
That stunning render? It might be from another tower.
That “sea view”? Could be partial, from one corner of one floor.
That “fully furnished unit”? Might just mean a fridge and a sofa.
Tip: Ask for:
- Actual floor plans (with DLD approval)
- Mock-up unit walkthroughs or live site photos
- What’s included in writing in the SPA
5. 🏗️ Construction Delays Are Common — and Legal
The SPA usually gives developers 6–12 months of “grace period” beyond the promised handover date. Some agents won’t mention this.
Reality: You might get keys a year late, and still have no legal grounds to exit.
Advice: Always negotiate a clear delay penalty clause into the SPA.
6. 🛑 You Could Lose Your Deposit If You Back Out
Once you sign and transfer the initial payment (usually 10–20%), backing out can be expensive — or impossible.
Some developers keep 30%+ of paid amounts if you cancel, even early.
Rule: Don’t sign anything until you:
- Confirm Oqood registration
- Review escrow setup
- Have a lawyer look at the SPA
7. 🧾 Service Charges Can Wreck Your ROI
You might get 7% gross rental yield — but if the service charges are AED 30–35/sq.ft, you’re losing 20–30% of income off the top.
Ask:
- What are the expected service charges?
- Are they capped or managed by a third party?
8. ✍️ Off-Plan Isn’t Always Cheaper
Sometimes ready properties in the same area cost the same — or less — once you account for:
- Post-handover payments
- Fit-out delays
- DLD fees
Pro tip: Compare price per sq.ft for off-plan vs ready in the same community.
9. 📊 Not All Projects Are Flippable
Some developers or master communities restrict:
- Resale before handover
- Assigning units without full payment
- Adding high transfer fees (up to 4%)
Ask before you buy:
“Can I legally resell this before handover?”
“What are the flip fees?”
10. 🧠 There Are Better Projects — But They Don’t Pay Commission
Some of the safest, highest-performing projects don’t offer big agent commissions. That’s why you may never hear about them — unless you ask.
Solution: Work with a buyer-side broker who’s paid by you — not the developer.
Agents often present polished narratives, but critical facts—like project registration status, delayed handovers, commission-driven incentives, and restrictive resale policies—are left unsaid unless you ask. Understanding service charge impact, verifying legal documents, and confirming actual property specifications are essential to protect your investment. The smartest buyers in Dubai today aren’t just looking for the best deal—they’re making sure it’s a clean, safe, and profitable one.
