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5 Ways to Vet a Developer Before Buying Off-Plan in Dubai

  • Better Informed
  • 20 Jul, 2025
  • 6 min read
5 Ways to Vet a Developer Before Buying Off-Plan in Dubai

The thought of getting a brand-new place, with a nice payment plan, feels like a golden opportunity. But when your hard-earned money is on the line, you have got to be smart. You wouldn't jump into a deep pool without knowing how to swim, right? The same goes for off-plan property. Dubai's real estate market is active, and it attracts all sorts of developers. Most of them are great, but some might not be as reliable. You don't want to hand over your cash only to find yourself stuck with endless delays, changes to the plan, or even worse, a project that got cancelled. That's why it's super important to "vet" a developer. So, how do you do it? We are going to break down five practical ways to vet a developer before buying off-plan in Dubai.

1. Check Their Track Record

A developer's past projects reveal a great deal about what they are capable of accomplishing. A developer with a long list of completed projects, especially those in well-known and desirable areas, is usually a safe bet. Big names like Emaar or Damac have huge portfolios. If you can, visit some of their older, completed projects. Walk around, inspect the common areas, the finishes in the apartments (if you can gain access), and assess the overall maintenance of the buildings. Sometimes, a quick chat with people who have lived in their past developments can give you honest insights. Online reviews on property portals or social media groups can also offer clues.

Check if their past projects were delivered roughly when they said they would be. Delays can be a nightmare. While some delays are almost normal in large construction projects, a pattern of major, consistent delays is a red flag. Some real estate platforms have data on developer delivery records. The Dubai Land Department (DLD) also offers a "Project Status Inquiry" service through their website or the Dubai REST app, where you can check the percentage of completion, expected completion date, and other details for registered projects.

2. DLD and RERA Registration

Every legitimate developer in Dubai must be registered with the DLD and RERA. You can easily check this on the DLD's official website or through the Dubai REST app. Verify their license activity and ensure they have obtained all necessary approvals. If a developer isn't registered, don't consider them. A developer who is fully compliant with these bodies shows they are legitimate and serious about their business.

Escrow Accounts

When you buy off-plan, your payments don't go directly to the developer's main bank account. Instead, they must go into a special, protected account called an "escrow account." RERA supervises these accounts. The money in the escrow account is only released to the developer in stages as construction milestones are met. If the project is delayed or cancelled, your funds will remain safe in the escrow account. Always verify that payments are made to a registered escrow account. If a developer requests direct payments outside of this, don't make any payments. The DLD's "Project Status Inquiry" also provides details about the project's escrow account.

3. Financial Stability

Financial Stability

Building massive towers and communities is expensive. You don't want to invest in a project where the developer might run out of cash halfway through. It can be tricky to figure out completely as a regular person, but there are ways to get a sense of it. Look for news about the developer. If they are publicly listed, you can find their financial reports on their website or online. If the developer is listed on the Dubai Financial Market (such as Emaar Properties), you can also review their financial statements for liquidity and ongoing projects. It sounds dry, but even a glance at revenue consistency can give you confidence.

Debt Levels

Some debt is normal for large companies, but excessive debt can be a warning sign. It may require more digging or professional help, but if you hear whispers of financial troubles or a lot of negative news about their financial state, be cautious.

Payment Plans

Attractive payment plans are common in Dubai for off-plan properties. If a developer insists on unusually high upfront payments or very rigid, quick payment schedules, it may indicate that they need cash quickly. It isn't always a red flag, but it's something to consider alongside other checks. Developers who offer reasonable, construction-linked payment plans tend to be more stable.

4. Understand The Sales and Purchase Agreement (SPA)

The Sales and Purchase Agreement (SPA) outlines your rights, the developer's obligations, payment schedules, and the procedures in place in the event of any issues or disputes. Read every single line. If something doesn't make sense, ask again. If it still doesn't make sense, get professional help. A good real estate agent in Dubai knows the local laws, can spot problematic clauses, and ensure your interests are protected. They can explain the complex legal language in simple terms and even negotiate on your behalf.

Look for clear details about the property, its size, the exact completion date (not just a vague estimate), and the full breakdown of all costs. Inspect hidden fees or charges that weren't discussed upfront, like maintenance fees, service charges, or transfer fees. The contract should also clearly state the refund policies and penalties for delays or cancellations.

5. Visit the Site and Understand the Surroundings

Visit the Site and Understand the Surroundings

Marketing materials show striking views, green parks, and luxury pools. But you should visit to see what the actual site looks like now. Some buyers in Dubai have faced situations where their “open sea view” was blocked within a year by a new tower. A quick site visit and some questions to the DLD about zoning in the area can save you that shock. Take photos during your site visit to track progress if you decide to proceed with booking. We recommend checking progress every month to stay informed.

Conclusion

In 2024 alone, Dubai recorded 226,000 property transactions worth AED 761 billion, with off-plan sales crossing 60% of transactions. The market is active, and many buyers are jumping in because prices are rising again. In 2025, the only way to avoid becoming one of those buyers stuck in disputes or delays is to do the slow, sometimes boring homework upfront. Look into their past projects, check with the DLD and RERA, get a feel for their financial health, understand the contract, and listen to what others say. So go ahead, be excited, but be smart about it too.

At Betterhomes, we specialise in helping smart buyers find reliable developers and secure the best off-plan opportunities. Don't go it alone. Contact us today for a free consultation. Let's find your perfect investment together.

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Frequently Asked Questions

What does vetting a developer mean?

Vetting a developer means doing a thorough background check on them before you buy. It’s about checking their history, reviewing their completed projects, and ensuring they are financially stable and legally compliant. It helps you understand if they are reliable and likely to finish your project as promised.

How do I know if the payment plan is fair?

A fair payment plan is usually linked to construction milestones, not just calendar dates. Ask your agent or a property lawyer to review your payment plan to avoid hidden risks.

Can I get my money back if the project is cancelled?

Dubai has escrow laws that protect buyers, and if a project is officially cancelled, you may be eligible for a refund from the escrow account. Always keep your payment receipts and track your payment schedule.

Can I sell my off-plan unit before completion?

You can resell your off-plan unit before completion, but this depends on the developer’s policies and the percentage of payment made. Some developers require 30–40% payment completion before allowing resale.

Do I pay service charges on off-plan units?

You only pay service charges after the unit is handed over to you, not during the construction phase.