# Buying an off-plan resale with only an Oqood and no title deed: checks, costs and risks

> How to buy an under-construction unit from a private seller: verifying the Oqood and escrow, developer NOC, paying the 4% DLD fee again, trustee office, taking over the payment plan, risks under Law 13/2008.

Page: https://continentalclub.ae/articles/buying-off-plan-resale-oqood-no-title-deed/ · updated 2026-10-27 · Continental Club Property LLC, Dubai real estate brokerage, RERA ORN 31933

Information current to October 2026: buying an off-plan resale with an Oqood and no title deed is legally possible, provided the transfer is registered in Dubai’s Interim Real Property Register and the developer issues an NOC. An Oqood is not a missing title deed; it is the registered off-plan right that exists before completion. The buyer should verify the project, seller’s payment position, SPA and Oqood status before paying, then budget for DLD registration charges (4% in total under the 2% + 2% structure, with the allocation and calculation base to be confirmed) and trustee-office fees (indicatively AED 4,000 plus the service fee). Do not send money to a broker: remaining instalments must follow the project escrow arrangements and the transfer must be completed through the approved process.

## Oqood versus title deed: what you are actually buying

“Oqood” is the commonly used name for Dubai’s electronic Interim Real Property Register. It records rights in units sold off-plan, before the building is completed and before a title deed can be issued. The formal registration process is explained in our guide to [Oqood registration in Dubai](/oqood-off-plan-registration-dubai/).

Under Law No. 13 of 2008, Article 3, a legal disposition involving an off-plan unit must be entered in the Interim Real Property Register. A sale or other disposition that transfers or restricts the right without that registration is void. This is why a private receipt, a seller’s copy of an SPA, or an informal assignment agreement cannot replace the Oqood transfer process.

Article 6 of Law No. 13 of 2008 expressly allows an off-plan unit registered in the interim register to be sold, mortgaged or otherwise disposed of. So the absence of a title deed does not by itself make the resale improper. It means the asset is still at the construction-stage registration level.

A title deed is different. It is issued after the project receives its completion certificate and the buyer has fulfilled contractual obligations. Under Article 8 of Law No. 13 of 2008, the developer must register completed units in the main Real Property Register in the names of purchasers who have performed their contracts. If the developer refuses despite full performance, DLD may register the unit on the buyer’s request or on its own initiative.

For a completed unit, a title deed can be checked through the relevant official channels; our guide to [title deed and Dubai REST ownership verification](/how-to-verify-property-ownership-in-dubai-complete-guide-to-title-deed-and-dubai-rest/) explains that process. For an off-plan resale, there is no existing title deed to verify. The object of verification is the Oqood status, the SPA, the project record and the seller’s payment position.

## Can an individual safely buy an apartment without a title deed?

It can be a lawful purchase, but it is not a ready-property transaction. You are taking over an existing purchaser’s contractual position and future payment obligations before the property enters the main register. The practical risk is not “no paper title deed today”; the risk is buying a right that is blocked, unpaid, incorrectly described or not transferable under the SPA.

Law No. 13 of 2008 also provides a basic protection against unapproved off-plan sales. Under Article 10, off-plan contracts in projects not approved by the competent authorities are void. That makes project registration and escrow information part of the buyer’s first checks, not a formality after price negotiations.

Dubai REST can show off-plan project information including construction progress, construction photographs, escrow account details and investment payments. A Property Status Enquiry should be requested for the particular unit and Oqood position. Market guidance describes possible statuses such as valid, restrained, blocked or invalid; if any status is unclear, ask DLD and the developer to explain it before signing or paying.

Do not rely on a QR code in an advertisement as proof of an Oqood. QR verification is available for Trakheesi advertising permits, not as a confirmed Oqood-verification mechanism. A listing can be checked through the [Trakheesi permit verification guide](/verify-dubai-property-listing-trakheesi/), but that only helps confirm the advertisement’s permit. It does not prove that the seller can transfer the unit.

## Documents and checks before you agree a price

Ask the seller for the signed SPA, the Oqood record or certificate available to them, every payment receipt, and a current payment statement issued by the developer. Compare the unit number, building, floor, unit type, area, parking allocation, original price and payment plan across all documents. One wrong character in a unit number can prevent an effective transfer or later main-register registration.

Ask the developer directly whether the seller is eligible to sell, whether any amount is overdue, whether the unit is subject to a restriction, and what documents are required for its NOC. The seller’s representation that “everything is paid” is not an alternative to a developer statement.

Resale eligibility may depend on a minimum amount paid under the SPA. Market practice is often described as 30% to 40%, but there is no single official threshold confirmed for all projects. The exact percentage, if any, must be read in the SPA and confirmed with the developer. Do not assume that a threshold mentioned by another buyer applies to your unit.

### Ten questions for the seller and developer

- Is the unit registered in the Interim Real Property Register, and can its status be checked through a Property Status Enquiry?
- What is the exact unit number, project name, floor, layout, net area and parking allocation under the SPA?
- Can the seller provide the complete SPA, all amendments and the Oqood-related documents?
- What payments have been made, and can the developer issue a current statement?
- Are any instalments, administrative charges or other obligations overdue?
- Does the SPA permit a resale now, and what paid percentage or other condition applies?
- What is required to issue the NOC, who may apply, and what approved administrative charge is payable?
- What instalments will remain after transfer, on what dates, and to which project escrow account?
- What is the current construction percentage, planned completion date and escrow account number shown for the project?
- Has the SPA been amended, and has any change been made to specifications, area, payment milestones or handover terms?

If documents conflict, pause the transaction. A broker can help collect documents, explain the sequence and compare the unit with available DLD transaction data, but cannot provide a legal opinion on an SPA, tax treatment or a disputed entitlement. For contractual interpretation, use a Dubai-qualified lawyer.

## NOC and the Oqood resale procedure

An NOC is a No Objection Certificate from the developer. DLD’s FAQ states that resale is possible after obtaining the developer’s NOC. The certificate is central because the developer confirms whether it objects to the transfer under the project’s contractual and administrative requirements. See [what an NOC is and how it is obtained for Dubai property](/what-is-an-noc-in-the-uae-and-how-to-obtain-it-when-buying-property-in-dubai/) before treating it as a routine letter.

Law No. 13 of 2008, Article 7, restricts the developer to administrative fees approved by DLD for sales, resales and other dispositions. A universal NOC fee is not established. Market figures range from hundreds to several thousand dirhams, but the applicable amount must be confirmed for the specific unit and agreed between buyer and seller in the transaction documents.

The usual sequence is:

- Buyer and seller agree the resale price, the treatment of costs, the seller’s premium and the payment mechanics.
- The seller supplies SPA, payment evidence, identification documents and any documents required for the NOC application.
- The developer reviews the file and issues the NOC if its conditions are met.
- The parties attend the relevant trustee-centre process for the Oqood re-registration and submit required documents.
- The buyer is recorded as the new interim-right holder and assumes the remaining payment obligations under the accepted arrangements.

Off-plan resale documentation may differ from a completed resale. A Form F or a 10% deposit is not confirmed as a universal legal requirement for Oqood resales. Do not copy a ready-property template without checking that the developer and trustee process accept it.

On transfer day, use the procedure and payment instructions confirmed by the trustee office and developer. Our explanation of [payment for a resale through a trustee office](/resale-property-payment-dubai-trustee-office/) describes why the settlement route matters. The broker should not receive, hold, convert or exchange client funds.

## Costs: what is confirmed and what must be checked

Costs should be calculated from the signed resale documents, not from an informal message stating a “net” price. The buyer may pay a negotiated premium to the seller, while remaining instalments belong to the project payment plan. The legal and commercial treatment of each amount should be clear before the NOC application.

| Cost item | What is known | Who pays |
| --- | --- | --- |
| DLD registration charge | 4% of the sale value is the stated registration structure, split 2% and 2% under the legal framework. Market practice often places the full amount on the buyer in a resale. | Contractual allocation; confirm in writing. |
| Trustee registration fee | Indicatively AED 4,000 plus the required service fee at Real Estate Registration Trustee offices; confirm the current tariff. | Confirm the allocation before attendance. |
| NOC administrative charge | Only approved administrative charges may be imposed. No universal amount applies. | Negotiated and project-specific. |
| Remaining instalments | Due under the SPA payment plan after transfer. | New buyer. |
| Seller’s premium | Contractual difference between the resale arrangement and prior payments; no separate rule was identified. | As agreed by the parties. |

The 4% figure should not be treated as already paid because the original buyer paid registration charges at the initial developer sale. Market practice indicates that a new 4% DLD charge is paid on the resale price. The precise calculation base and allocation should be confirmed in the transaction paperwork and with the trustee centre. You can model known fees using the [Dubai property purchase fees calculator](/dubai-property-fees-calculator/), then request a transaction-specific figure before funding the deal.

Do not add an unconfirmed “Oqood fee” to your budget; request the transaction-specific figure.

## Payment plan, escrow and the seller’s premium

After the Oqood transfer, the buyer normally takes over outstanding instalments under the same project payment plan. Payments for off-plan units are intended for the project escrow account. Under Law No. 8 of 2007, purchaser payments go to the project’s escrow account, which is dedicated to that project.

The project’s escrow account is not the broker’s account. For practical payment checks, see [how to pay a Dubai developer through escrow](/how-to-pay-developer-dubai-escrow/).

There may be two separate financial streams: the agreed sum payable to the seller for the resale, and future instalments payable under the SPA. Their timing, proof of payment and release conditions require carefully drafted transaction documents. A lawyer should advise where substantial funds, disputed arrears or complex assignment terms are involved.

## Risks that should change your decision

The most immediate risk is inheriting a payment problem. If the seller has missed instalments before transfer, the developer’s rights under the SPA can affect the unit. Under Article 11 of Law No. 13 of 2008 as amended by Law No. 19 of 2017, DLD gives a defaulting purchaser 30 days to perform after notice. Depending on construction progress, termination can lead to retention of up to 40% of the unit price, up to 25%, or up to 30% of amounts paid in the stated circumstances. The actual consequence depends on the contract, stage of construction and applicable procedure.

Requesting an up-to-date developer statement is therefore more protective than accepting a seller’s bank screenshot. It should identify outstanding instalments and charges before the unit is transferred into your name.

Project cancellation is a separate risk. RERA may cancel a project in specified circumstances. Under Law No. 13 of 2008 (Article 11), RERA may cancel a project by a reasoned decision, in which case the developer returns all payments under the escrow-account procedure of Law No. 8 of 2007. That does not mean cancellation is a quick or simple outcome for a buyer. Read our guide to [off-plan risks, escrow protection and construction delays](/articles/off-plan-risks-dubai-buyer-protection/) for the practical questions to raise.

Area is also regulated. Under Article 12 of Law No. 13 of 2008, the developer cannot claim additional payment if the actual area exceeds the registered contractual area. Where the area is reduced beyond the applicable tolerance, compensation is required under the statutory framework. Keep the SPA plan and area schedule with the final handover documents.

Delays, specification changes and SPA amendments require contract-specific review. Do not assume that a marketing completion date is the same as an enforceable handover obligation.

## After completion: title deed, mortgage and visa questions

Once the project receives its completion certificate and you have fulfilled the SPA, Article 8 requires registration in the main register in your name. If keys have been handed over but no title deed appears, first obtain written confirmation of the completion status, your payment status, the exact unit details and any reason registration has not proceeded. A mismatch between the SPA and the registered unit description must be addressed promptly with the developer and DLD. Where the issue is not resolved, legal advice may be necessary.

An Oqood can be mortgaged under Article 6, but bank lending criteria vary. Banks may impose lower loan-to-value limits or decline a particular Oqood resale depending on the project, payment stage and their internal policies. Ask the bank whether it accepts the exact unit and transaction structure before committing to the seller. Neither a broker nor a developer can approve finance on the bank’s behalf.

A Golden Visa should not be assumed from an Oqood resale. Published investor conditions refer to property valued at AED 2 million and fully owned by the applicant, while off-plan treatment needs confirmation for the individual case. See the [2026 Golden Visa guide](/how-to-get-a-dubai-golden-visa-in-2026-long-term-residence-in-the-uae/) for the general framework, then obtain immigration advice where eligibility matters to your purchase decision.

## Frequently asked questions

### Is an Oqood the same as a sale deed or title deed?

No. Oqood records an off-plan right in the Interim Real Property Register. A title deed is issued after completion and main-register registration.

### Can I buy an apartment from an owner if there is no title deed?

Yes, if the off-plan right is validly registered, transferable under the SPA, supported by the developer’s NOC and re-registered through the required process.

### How do I verify an off-plan resale at the trustee office?

Verify the project and Oqood status before the appointment, obtain the developer’s payment statement and NOC, and confirm the trustee-centre document and payment instructions.

### Does the seller need to have paid 30% or 40% before resale?

Often that range is cited in market practice, but there is no single confirmed official threshold. The SPA and developer’s current policy control.

### Will the title deed later show the original developer price or my resale price?

There is no confirmed answer for every Oqood resale structure. Ask DLD or a lawyer how the specific transaction will be recorded before relying on an assumed future record.

### Can I get a mortgage on an Oqood resale?

Article 6 of Law No. 13 of 2008 allows the unit to be mortgaged; lending depends on the bank.

### Can I move in after receiving keys but before a title deed is issued?

Possession, handover and registration are separate questions. Check the SPA, completion status and developer’s written handover documents; seek legal advice if the unit record or title registration is delayed.

## Discuss a purchase in Dubai

If you are considering a purchase, arrange a free consultation to go through the property, the transaction steps and the documents.

## Links

- Page: https://continentalclub.ae/articles/buying-off-plan-resale-oqood-no-title-deed/
- JSON: https://continentalclub.ae/articles/buying-off-plan-resale-oqood-no-title-deed.json
- Russian version: https://continentalclub.ae/ru/articles/pokupka-po-oqood-bez-title-deed/ (Markdown: https://continentalclub.ae/ru/articles/pokupka-po-oqood-bez-title-deed.md)

How to cite: "Buying an off-plan resale with only an Oqood and no title deed: checks, costs and risks — Continental Club Property, 2026-10-27, https://continentalclub.ae/articles/buying-off-plan-resale-oqood-no-title-deed/"