Dubai’s skyline is dotted with cranes for a reason: off-plan sales account for nearly 60% of residential transactions (Dubai Land Department, Q2 2025). Buying during the construction phase can lock in launch prices and flexible payment plans, but it also transfers part of the development risk to you, the buyer.

Before wiring your first deposit, sit down with the developer (or their authorized broker) and get clear answers to the following 11 crucial questions. Treat this as your personal due-diligence checklist—it can save money, legal headaches, and months of frustration.

For detailed guidance on investing in Dubai, check out our real estate investment services.

1. Are You Registered with RERA and What is Your Delivery Track Record?

The Real Estate Regulatory Agency (RERA) licenses all legitimate Dubai developers (RERA Official Website). Registration proves the company meets capital and compliance requirements.

Ask for:

• Current RERA license number (verify via the RERA app or website)

• A list of projects delivered in the last five years, with original vs actual handover dates

• Any outstanding disputes or court cases

Insider tip: Look for at least three successfully delivered projects with less than six months’ average delay.

2. Which Escrow Account Will Hold My Deposit?

Dubai Law No. 8 mandates that all off-plan payments go into a project-specific escrow account managed by a trustee bank. Funds are released only after construction milestones are certified (Dubai Land Department Escrow Guidelines).

Confirm:

• Escrow account number and trustee bank

• Payment confirmations from the bank, not just the developer

• Percentage of construction completed

Red flag: Paying into any other account is unsafe.

3. What Are the Exact Payment Plan Milestones and Penalties?

Payment schedules can vary: 10–80% during construction and post-handover plans stretching years.

Clarify:

• Timing and size of each installment (e.g., 10% on booking, 10% at 20% completion)

• Grace periods and late payment penalties

• Interest on post-handover installments

Tip: Transparent plans align your mortgage drawdowns or cash flow with construction progress. Learn more from our apartments for sale in Dubai page.

4. What Is Included in the Purchase Price?

Inclusions can impact the effective cost per square metre by up to 15%.

Ask if the price covers:

• Kitchen appliances and wardrobes

• Parking bays (titled or not)

• Air-conditioning chiller fees

• Amenities access (pool, gym, beach club)

Tip: Always obtain a signed specification sheet. Verbal promises are unenforceable. See examples of Dubai homes for sale.

5. When Is the Scheduled Handover and What Is Your On-Time Delivery Ratio?

Construction delays are common. Request:

• Target completion date in the Sales & Purchase Agreement (SPA)

• Contractual compensation in case of delays

• Past delivery timelines—ideally less than 12 months’ slippage

6. What Construction Standards and Warranties Apply?

Dubai’s Building Code sets minimum standards, but quality varies.

Verify:

• Structural warranty (usually 10 years) and underwriter

• Finishing warranty (1–2 years) covering tiles, paint, HVAC

• Brand names of key materials (sanitary ware, lifts, glazing)

Tip: Ask to view a mock-up unit or materials board with QR codes.

7. How Will the Homeowners Association (HOA) and Service Charges Be Structured?

Service charges (AED 10–45 per sq ft annually) directly affect your rental yield (Property Monitor, 2025).

Ask:

• Estimated service charges at launch and cost-control mechanisms

• Who manages facilities: developer or independent HOA

• Voting rights and budget approval process for owners

8. What Rental Yields and ROI Can I Realistically Expect?

Developers may project optimistic yields, but you need verified data.

Check:

• Recent rental transactions for similar units within 2 km (Dubai REST App)

• Expected occupancy rates

• Net yield after service charges, management fees, and vacancy

Tip: A net yield above 5.5% on a freehold apartment in prime areas is currently healthy. For more insights, see our real estate market guides.

9. What Post-Handover Maintenance and Defect-Liability Support Is Provided?

Beyond warranties, clarify:

• Response time for snagging issues

• Maintenance options (in-house app or third-party support)

• Cost of annual maintenance after defect-liability period

10. Can I Tour Existing Projects or the Live Construction Site?

Visiting completed projects reveals true build quality: lobby finishes, elevator speed, and common areas.

Tips:

• Be escorted by project engineer

• Verify floor-plan layouts on-site

• Request drone or progress photos if physical access is limited

11. What If I Need to Exit Early or Resell Before Completion?

Transfers mid-construction are common for foreign investors.

Confirm:

• Minimum payment percentage before resale (often 30–40%)

• Transfer fees (usually 2% of sale price)

• Marketing restrictions on listing portals

Tip: Flexible resale policies protect your liquidity.

Next Steps: Document Everything

Once satisfied with answers, request written confirmations appended to the SPA. Have all documents reviewed by a Dubai-licensed conveyancing lawyer.

For hands-on support, Dubai Invest’s Remote Investment Concierge can validate escrow details, conduct site inspections, and liaise with RERA on your behalf.