What’s really risky about off-plan?
I like off-plan for the entry price and payment plans. But here’s the thing: you don’t control the timeline or the final product. The biggest pitfalls I see:
- Construction delays that push back move-in and rental income.
- Developer failure to deliver as promised or even bankruptcy. Protections exist, but recovery takes time.
- Market swings between purchase and handover that can squeeze resale or valuation.
- Legal and regulatory missteps if you sign weak contracts or skip approvals checks.
- Limited liquidity if you need to flip before completion.
- Quality surprises at handover because you bought from a brochure.
Dubai’s RERA and DLD add escrow and oversight that help, but they don’t replace diligence.
How I check a developer’s track record
I treat the developer like a counterparty risk. Here’s my short list:
- License and registration on DLD/RERA or the Dubai REST app. If they aren’t in the system, I walk.
- Delivered projects you can touch: go on-site, look at finishes, ask residents about defects and delivery dates.
- Financial stability from statements, funding sources, or ratings. Weak finance equals schedule risk.
- Buyer feedback across portals and socials to surface patterns of complaints.
- Certifications and approvals like ISO and current RERA clearances. Awards are a bonus, not proof.
- Market references from agents who’ve closed with the developer before.
- Escrow compliance under DLD rules for the project. Non-negotiable.
- Regulatory history for suspensions or blacklisting. One red flag is enough.
Follow this and you’ll quickly separate solid builders from storytellers.
What to request before you commit
Ask for a signed, dated dossier of what they’ve actually delivered:
- A list of completed projects with location, status, and official handover dates.
- Completion or handover certificates as evidence, not just marketing decks.
- A variance log explaining any delays versus the original schedule.
- Independent verification via site visits, public records, and buyer testimonials.
- Coverage of the most recent years to judge current execution, not just legacy wins.
This simple pack tells you whether they deliver on time and at the promised quality.
Bottom line
Off-plan can be a smart move in Dubai, yet it rewards disciplined buyers. Protect your capital by pressure-testing the developer, verifying approvals, and demanding proof of delivery. Ready to buy? Then buy like a pro.
Disclaimer: This article is for general information only and does not constitute legal advice. The author assumes no responsibility or liability for actions taken based on its contents. For advice on your specific situation, consult a qualified lawyer.
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