Questions to Ask Before Buying Property in Dubai

Most buying mistakes don’t come from bad luck. They come from questions that nobody asked early enough. The questions below are grouped by who can answer them: you, the property, the developer if you’re buying off-plan, and the people involved in the sale. Some take a minute to answer and some take a phone call. All of them are easier to deal with before you sign.

Questions about your own plans

Why am I buying: to live in, to let, or both over time?

A home you’ll live in and an investment you’ll let are judged differently, and the best choice for one is often not the best for the other. Decide which one leads before you start viewing. Our end user vs investor guide can help.

How long do I expect to own it?

Buying and selling both cost money. The shorter the time you hold a property, the harder it is for any rise in value to cover those costs. If you might leave Dubai within a few years, ask yourself whether renting would give you the same life for less risk.

What is my all-in budget?

The price is only part of the cost. The Dubai Land Department charges a registration fee when a sale is recorded. Its service page (Dubai Land Department, opens in a new tab) lists this as 2% of the sale value from the seller and 2% from the buyer. Title deed and other administrative fees are added on top. Agree in writing which party pays what, and use DLD’s fee calculator (Dubai Land Department, opens in a new tab) to check the current figures. Then add agency commission, mortgage-related costs if you borrow, a year of service charges, and the cost of furnishing and moving.

If I’m borrowing, how much can I actually borrow?

The Central Bank of the UAE sets maximum loan-to-value limits (Central Bank of the UAE Rulebook, opens in a new tab) for mortgages. The limits differ between UAE nationals and non-nationals, between a first home and further properties, and by property value. Get a pre-approval before you make an offer, so the deposit you need isn’t a surprise.

Questions about the property

Does the seller own it, and is the title deed genuine?

Property in Dubai is registered with the Dubai Land Department under the real property registration law (Dubai Legislation Portal, opens in a new tab). DLD offers a title deed verification (Dubai Land Department, opens in a new tab) service, including through the Dubai REST app. Use it, and make sure the seller’s name matches the person you’re dealing with, or their properly authorised representative.

Is there a mortgage on it?

A mortgaged property can still be sold, but the bank must be paid off and must release the mortgage before ownership transfers. DLD describes the steps in its service for registering the sale of a mortgaged property (Dubai Land Department, opens in a new tab). Ask early how the existing loan will be settled and who arranges it.

Is it tenanted?

Under Dubai’s landlord and tenant law (Dubai Legislation Portal, opens in a new tab), a sale does not end a fixed-term lease. The tenant can stay in the property under the lease they signed with the previous owner. If you plan to move in, find out when the lease ends and what notice rules apply before you agree a completion date. Ask to see the registered Ejari (Dubai Land Department, opens in a new tab) tenancy contract.

What are the service charges, and what might be coming?

Check the approved charges on DLD’s Service Charge Index (Dubai Land Department, opens in a new tab), and ask for the last few years’ bills. Ask the management company whether any major repairs or upgrades are planned that owners will be asked to pay for.

Can I hold freehold title here?

Non-UAE nationals can generally own freehold only in designated areas (Dubai Legislation Portal, opens in a new tab). Confirm this for the specific plot, not just the neighbourhood name.

If you’re buying off-plan

Where does my money go?

Dubai’s escrow law (Dubai Legislation Portal, opens in a new tab) requires developers who sell units off-plan to have buyers’ payments deposited into an escrow account opened in the name of the project. The law dedicates that money to building the project and protects it from claims by the developer’s creditors. Pay only into the escrow account named in your contract, and never into a personal or unrelated account.

How is my purchase recorded before completion?

Off-plan sales are recorded in the Interim Real Property Register (Dubai Legislation Portal, opens in a new tab) until the unit is complete and a title deed can be issued. Ask the developer to confirm the registration and give you the documents.

What does the contract say about timing and delays?

Read the expected completion date, how much the developer can extend it, and what happens if it slips. Check whether payments are tied to construction progress or to fixed dates. Find out what’s included in the finished unit, and ask for an estimate of the service charges once the building is running.

Questions about the people involved

Is the broker licensed?

Real estate agents and their offices in Dubai are licensed through the Real Estate Regulatory Agency. DLD lets you verify licences and permits (Dubai Land Department, opens in a new tab) online and in Dubai REST. That applies to us too: SkyBuild Real Estate is registered with the Real Estate Regulatory Agency under number 35792.

Is the advertisement permitted?

DLD requires permits for real estate advertising (Dubai Land Department, opens in a new tab), including electronic advertisements. A listing without a permit is a reason to ask more questions.

Who represents whom, and who pays the commission?

Ask the broker to put in writing who they act for, what the commission is, and who pays it. Clear answers early make for fewer disagreements at the transfer.

Questions about the way out

However long you plan to stay, ask who would buy or rent this home from you, and what else they would be looking at when they did. Then ask what you would do if you needed to sell when the market was weaker. If you’re comfortable with that answer, you’ve probably asked enough questions.

None of this replaces legal advice on a specific transaction. If it would help to talk through a purchase you’re considering, you can start a conversation.