How to check a Dubai developer and project before buying

Almost everything you need to know about a Dubai developer and project can be checked yourself, for free, using official data from the Dubai Land Department (DLD) and its regulator RERA. This is not a formality. Under Law No. 13 of 2008, a contract for a project not approved by the competent authorities is void, and under the implementing rules any off-plan sale made before the project is approved and registered with DLD is void. Below is a step-by-step check and the questions to ask before signing.

Step 1. The developer is on the DLD register

Under Law No. 8 of 2007 (Art. 4), only a company entered in the DLD Register of Real Estate Developers and licensed by the competent entities may carry on development in Dubai. You can check this in the Licensed Developers service on the DLD website or in the Dubai REST app, which also lists certified developers.

Also ask who owns the land. A developer may not start a project or sell off-plan before taking possession of the plot (with its demarcation certificate) and obtaining all required approvals (Art. 4 of Law No. 13 of 2008 and Art. 4 of Executive Council Resolution No. 6 of 2010). The DLD investor guide recommends checking whether the developer owns the land or has a development agreement with the owner.

Step 2. The project is registered and has an escrow account

DLD's "Know Your Rights" guide lists what a buyer should check before signing an off-plan contract:

1. Is the project registered with RERA?
2. Does the project have an escrow account, what is its number, and who is the escrow agent?
3. What is the completion percentage and the expected completion date?
4. Is the developer registered with RERA, and does it own the land (or have a development agreement)?
5. Does the developer hold DLD and RERA permits to sell off-plan in this project?

Two official tools answer these questions. The Project Status Enquiry service (DLD website, Dubai REST app or WhatsApp on 8004488) finds a project by land number, project number or name and shows its completion percentage and details. The Mashrooi section of Dubai REST shows completion percentage, construction photos, the escrow account number and owners' payments. RERA's guide for brokers says plainly that project licensing and registration are verified in Dubai REST — Mashrooi.

Step 3. Take completion percentage only from an official source

Marketing can describe progress however it likes, but the legally relevant completion percentage is determined differently. Under Art. 17 of Resolution No. 6 of 2010, it is confirmed by a technical report from a RERA-approved consultant after a site inspection, and Law No. 19 of 2020 also calculates completion under RERA standards. So compare the seller's claims with the figure in Project Status Enquiry and Dubai REST: that figure drives, for example, the termination rules if payments are missed.

Step 4. Advertising and the permit number

• A developer may not advertise off-plan in the media or at exhibitions without written DLD authorisation (Art. 5 of Law No. 8 of 2007).
• The Real Estate Ad Permit is issued through the Trakheesi system and covers online and newspaper ads, SMS, outdoor advertising, project launch events, exhibitions and seminars. RERA's guide requires the permit number to be shown on the ad itself.
• Since 24 April 2023 the Madmoun service has been in force: every permit gets a QR code that companies must display on print and audiovisual ads. Scanning it confirms that the ad is RERA-approved, shows the advertiser and property details, and tells you whether the unit has been sold or rented.
• Licences and permits of market participants can be checked in the DLD Verify License and Permits service.

DLD explicitly advises engaging only with ads that carry the QR code.

Step 5. The broker: licence, card and contract with the developer

• The list of RERA-licensed brokers is public in the Licensed Real Estate Brokers service on the DLD website and in Dubai REST.
• Every practising broker receives an electronic RERA professional card through Trakheesi. Its validity is checked in Dubai REST (the Ecard verification service): choose the card type and enter the number.
• A developer may market a project through a broker only under a contract with a licensed broker registered with DLD (Art. 9 of Law No. 13 of 2008; Art. 10 of Resolution No. 6 of 2010). Dealing with an unregistered broker is an offence for the developer itself (Art. 16 of Law No. 8 of 2007).
• A broker must route the buyer's money only into the project escrow account and may not deduct commission from it (Art. 12 of Resolution No. 6 of 2010).

Red flags and questions about the SPA

Before signing, ask the developer or broker:

• What are the project number and escrow account number, and do they match Dubai REST?
• What handover date does the SPA state, and what does it provide if that date moves?
• How is the area stated? If the actual area is more than 5% below the contract area, the developer must pay compensation (Art. 13 of Resolution No. 6 of 2010).
• Who pays the DLD registration fee, and in what share?
• Do the late-payment clauses match Article 11 of Law No. 13 of 2008? Its rules are a matter of public order, and acts that bypass them are void (Law No. 19 of 2020).

Developer profiles with official data are in the developers section, and projects are in the new developments catalogue. This article describes official ways to verify and is not legal advice: to review a specific contract or dispute, consult a lawyer in Dubai.