How to verify a developer and an agent in Dubai before you pay: RERA, escrow, Trakheesi and red flags

Information current to October 2026: verify the developer’s registration, the project’s DLD registration and permission to sell, and the project-specific escrow account before paying. Verify the agency ORN, the individual agent’s RERA broker number (BRN), and the Trakheesi permit with its QR code on every advertisement. For an off-plan purchase, pay the agreed instalments only to the approved project escrow account, never to an agent, a personal account or in cash. A low advertised price, pressure to book “today”, or a promised return are reasons to stop and verify the documents.

Start with the project, not the sales presentation

A developer can market and sell off-plan units only within the registration framework set by Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Law No. 8 of 2007 requires a developer carrying out real estate development activity to be entered in the Register of Real Estate Developers and licensed by the competent authorities.

For an off-plan sale, the individual project matters as much as the company behind it. Resolution No. 6 of 2010 (as reported), implementing Law No. 13 of 2008, states that a developer may not start implementing a project or sell units off-plan unless it has possession and actual control of the land, a demarcation certificate, and the approvals needed to begin construction. A legal disposition involving an off-plan sale before project approval and DLD registration is not valid under that Resolution (as reported).

Ask for the project name, project registration details, confirmation that it is approved for off-plan sales, and the details of its escrow account. Do not treat a brochure, a social-media post, a floor plan or a verbal assurance as evidence that the project may legally be sold.

There is no verified public RERA ranking that identifies “the best”, “top three”, safest, largest or highest-quality developers. A buyer comparing developers should use records rather than promotional labels: delivered projects, registered projects, transaction history, prices achieved in comparable buildings and the status of current construction. Our developer pages with projects and transaction data are designed for that comparison.

Developer verification checklist before an off-plan payment

The sequence below separates company checks from project checks. A registered developer does not turn an unregistered project into a permitted off-plan sale.

DLD records project progress by project, plot or name. The percentage is useful because the consequences of buyer default under Law No. 19 of 2020 depend in part on the project’s completion percentage. A buyer should not rely on a construction image or a date in marketing material where the recorded status says something different.

For a completed resale unit, verify ownership before signing or transferring funds. The practical process is explained in our guide to checking a title deed in Dubai REST. Check that the owner’s name, unit details and property record correspond to the proposed transaction. If somebody signs under a power of attorney, do not assume that a scanned document is sufficient; have its scope and validity checked by the appropriate professional or authority.

Escrow: where your money must go

Escrow is not a generic company account. Under Law No. 8 of 2007, an escrow account is the bank account of a specific real estate development project into which payments by purchasers of off-plan units and project financiers are deposited. Each project must have a separate escrow account, and it is dedicated exclusively to the construction of that project.

The account is opened in the name of the project with an escrow agent accredited by DLD. Law No. 8 of 2007 also says that payments in the account cannot be attached for the developer’s creditors.

Pay only to the approved project escrow account stated in the sale documentation and independently verified for that project. Do not send an instalment to an employee, an agent, a personal account or an unrelated corporate account. Do not use cash because it weakens the payment trail and does not establish that funds entered the project escrow account.

Where a broker markets an off-plan project, Resolution No. 6 of 2010 (as reported) requires the broker to deposit the sale price into the project escrow account. The broker may not put that price into its own account or deduct its commission before the escrow deposit.

Payment dates, instalment amounts, registration charges and consequences of late payment must be read in the signed sale agreement. Our guide to paying a developer through escrow explains the payment route and records to keep. A broker does not exchange or receive client money, open bank accounts, provide credit or give legal or tax conclusions. For payment mechanics, lending, tax residence or document interpretation, speak to a bank, tax adviser or lawyer qualified for the relevant question.

Oqood, the SPA and what registration proves

Oqood is the commonly used name for registration of an off-plan sale in Dubai’s Interim Real Property Register. It is not a substitute for checking the project and escrow account before payment. It records the legal disposition while the property is still under construction.

Law No. 13 of 2008 regulates the Interim Real Property Register, while Resolution No. 6 of 2010 (as reported) provides the implementing rules. Once the project is completed and the purchaser has fulfilled contractual obligations, the Resolution requires the developer to register the unit and allocated facilities, including parking where applicable, in the purchaser’s name on the Real Property Register.

Before signing the SPA, compare the unit number, net area, price, payment milestones, completion date, specifications, parking, cancellation terms and registration details with what was advertised. Article 13 uses the net area in the sale agreement and plan as the basis for calculating excess or shortage. If the actual net area is more than 5% below the contractual net area, the Resolution provides for compensation based on the agreed unit price.

Read our Oqood off-plan registration guide before treating registration as complete. Keep the signed SPA, payment confirmations, escrow receipts, Oqood record and written correspondence together. These documents are also the practical starting point if a dispute has to be referred to DLD or a specialist adviser.

How to verify an agent, agency and advertisement

A real estate agent is not verified merely because they have a business card, a messaging account or a listing on a portal. Check the agency’s ORN, meaning its office registration number, and the individual broker’s RERA card and BRN, meaning broker registration number. The broker must be entered in the relevant register and hold a RERA broker card linked to the licensing position.

Ask the person presenting the property to identify the agency, their BRN and the role they have in the transaction. For a resale transaction, clarify whether they represent the seller, the buyer or another broker. For an off-plan project, check whether the project is registered and whether the broker has authority to market it. Resolution No. 6 of 2010 (as reported) requires a project marketed through a broker to be registered with DLD, requires the broker to be licensed, and requires the project marketing agreement with the broker to be registered.

Each property advertisement should carry a Trakheesi permit number. Since 24 April 2023, Trakheesi permits include a QR code under the Madmoun system for printed and audiovisual property advertising. Scan the code and review the displayed authenticity and listing information. The QR result can indicate relevant listing status, including whether the property has been sold or rented. An advertisement without a permit number and QR code should not be used as the basis for a payment or reservation.

Agency paperwork should also reflect who has authorised what. Form A is used for the seller-broker marketing relationship, Form B for the buyer-broker relationship, and Form F is the sale agreement or memorandum of understanding between seller and buyer. Commission is a contractual matter recorded in the applicable documents; do not assume that a fixed commission rate applies in every transaction.

Cold calling is prohibited under RERA enforcement practice. An unsolicited caller who has your number does not become a verified broker because they quote a project name or offer an unusually low price. Do not send identity documents, sign a power of attorney or transfer a booking amount until the individual, agency, advertising permit and project have been checked.

Price checks against registered transactions

A registered transaction price is different from an asking price, a launch price or a promised future resale value. DLD transaction data is updated daily and includes registered sales, price information, price per square foot, project records and area data. Use comparable transactions to test whether the quoted figure sits within a plausible range for the same project, building, area, unit type and transaction period.

The 2026 market should not be approached on the assumption that every unit will rise in price or rent without interruption. DLD data for the 12 months to October 2026 shows 12.7% fewer transactions and a 7.1% lower median price than a year earlier. DLD data for the 12 months to October 2026 shows 12.7% fewer transactions and a 7.1% lower median price than a year earlier. DLD data for the 12 months to October 2026 shows 12.7% fewer transactions and a 7.1% lower median price than a year earlier. A lower advertised price can reflect unit attributes, seller circumstances or a genuine market change; it can also be used to attract an upfront payment before the buyer has verified the listing. If the figure is materially below the median of comparable DLD transactions, stop and ask for the unit number, title or project record, permit and seller authority.

Area selection should be based on recorded prices and transactions rather than a claim that one district is guaranteed to outperform another. Our Dubai area pages with DLD prices and transaction data let buyers compare locations on the same evidence base. A broker can help identify comparable transactions and prepare documents, but cannot promise a resale price, rental income or occupancy.

Foreign individuals may buy property only in the ownership areas and through the procedures applicable to the transaction. The sequence is set out in our step-by-step guide for foreign buyers in Dubai. Questions about tax reporting in Russia, the UAE or another jurisdiction require a tax adviser; ownership structure and contractual rights require a qualified lawyer.

Red flags that should stop the transaction

• A request to pay a developer, agent or intermediary outside the confirmed project escrow account.
• A request for cash, a transfer to a personal account, or a transfer to an account unrelated to the named project.
• A claim that payment must be made immediately because the offer expires “today”, while permit, escrow or contract checks remain incomplete.
• A power of attorney presented by an agent without independent confirmation of its authenticity, scope and continuing validity.
• An advertisement missing its Trakheesi permit number or Madmoun QR code, or a QR result that does not match the unit, broker or listing.
• A price far below comparable DLD transaction levels without a documented explanation and property-specific verification.
• A statement that returns, rental income, resale timing or capital growth are guaranteed.
• A refusal to provide the SPA, project registration details, escrow information, payment receipt or Oqood registration evidence.

Do not try to solve these warning signs by accepting a verbal explanation. Pause the payment. A properly documented transaction can withstand direct questions about the project, authority, account details and contractual documents.

If a developer delays, a payment is disputed or an advertisement looks false

A handover delay does not automatically establish a right to a specific compensation amount. The SPA, the project’s recorded status, the reason for delay and the applicable procedure matter. Resolution No. 6 of 2010 (as reported) allows a purchaser to seek termination through the competent court in defined circumstances, including material deviation from agreed specifications, material defects making the unit unfit for use after handover, or failure to link payments to construction milestones proposed by RERA.

If the dispute concerns an off-plan project, retain the SPA, Oqood information, payment confirmations, escrow receipts, notices, correspondence, advertising screenshots and a clear chronology. DLD may undertake conciliatory efforts between developer and purchaser under Article 14 of the Resolution. The correct route depends on the facts, so a lawyer should advise on contractual claims, termination, court proceedings or powers of attorney.

Where RERA cancels a project, the project’s financial position is audited and refunds are handled through the cancellation framework. These provisions do not replace individual advice on entitlement or timing.

For advertising or broker conduct concerns, complaints can be made through the relevant DLD channels, including 800 4488 and ecomplain. Provide permit details, screenshots, dates, broker or agency identifiers, payment records where relevant and the documents you signed. Avoid publishing accusations about named companies or individuals; use the formal complaint process and preserve evidence.

See also: how a broker gets licensed in Dubai: RERA course, exam, BRN and costs (2026).

Frequently asked questions

Can I buy an off-plan unit, pay instalments and sell it again after a few months?

A resale may depend on the SPA, the developer’s transfer requirements, the buyer’s payment position and DLD registration procedures. It is not an assured exit strategy, and no broker can promise a future buyer or resale price.

How do I know whether a Dubai developer is safe?

There is no verified RERA ranking that makes a developer “safe”. Check developer registration, project registration, permission to sell, the project escrow account, recorded construction status and transaction history for comparable projects.

What if the developer delays handover without giving a clear explanation?

Request the contractual position and verify the recorded project status. Keep all documents and correspondence. DLD may conduct conciliation, while termination or compensation questions depend on the SPA and facts and should be reviewed by a qualified lawyer.

Do I have to pay an agent’s commission in a secondary-market transaction?

Commission is a contractual matter. Confirm who pays it, the amount and the payment condition in the relevant brokerage documentation before signing Form F or making a transfer.

Is a Trakheesi QR code enough to prove that a listing is genuine?

No. The QR code helps verify the advertising permit and listing information. You should still verify the broker’s BRN, agency ORN, seller authority, ownership record or project registration, and the payment destination.

Can a developer promise guaranteed rental income or a fixed resale profit?

Do not treat such a statement as a property verification result. Rental performance, resale timing and market price are not guaranteed by the registration, escrow or advertising systems.

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.