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Before signing a Dubai off-plan reservation form, SPA or payment instruction, perform two separate checks in Dubai Land Department (DLD) records: confirm that the developer appears in DLD’s licensed-developer directory, then verify the specific project through DLD’s Project Status Enquiry or Dubai REST’s Mashrooi service. A directory entry does not prove that a particular project is registered or that an advertisement is authorised.
For an off-plan purchase, continue by checking the project’s registration, marketing permit and QR code, designated escrow account, developer authority and the intended registration of your unit sale. Use the exact legal names, project numbers and land numbers shown in official records; records and payment details can change, so repeat the checks immediately before signing and transferring funds.
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What you are actually verifying
“Developer approved” and “project registered” describe different records. The first question is whether the legal entity selling to you appears on DLD’s licensed-developer list. The second is whether the named development has its own project record, status and associated approvals. Both checks are necessary.
| Check | Official route | What to match | What the result establishes |
|---|---|---|---|
| Developer listing | DLD Licensed Developers service or Dubai REST | Precise legal name and developer details | The entity appears on the approved/listed developer directory |
| Project record | DLD Project Status Enquiry or Dubai REST Mashrooi | Project name, project number or land number; developer name and number | A specific project record and its displayed registration/status information |
| Marketing authorisation | Project-linked permit information and the QR code on the advertisement | Project identity and permit details | Whether the advertisement points to the permit for the project being offered |
| Payment destination | Project escrow information in official records | Escrow account number, escrow agent and beneficiary | Whether the proposed payment destination is the designated project account |
| Unit-sale registration | DLD registration process and Interim Real Estate Register | SPA, unit and project identifiers | How the off-plan disposition is to be recorded |
Do not treat a broker’s message, a developer’s general corporate account or a similar-sounding project name as a substitute for these records.
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Step 1: Verify the developer’s legal identity
- Open the DLD Licensed Developers service on the official DLD website or in Dubai REST.
- Search the exact legal name printed on the reservation form, draft SPA, invoice and payment instructions. Check spelling, legal suffixes and any developer number shown in the record.
- Compare every document with the directory result. A sales brand, project brand or broker name may differ from the registered legal entity, so ask the seller to identify the contracting developer in writing.
- Save the result with the date and the name searched. Repeat the search if the contracting entity changes before signing.
A match supports that the entity is listed. It does not, by itself, confirm that your project is registered, that the developer owns the development land, that a permit covers the advertisement or that a payment account is correct.
Step 2: Check the project in DLD records
Use DLD’s Project Status Enquiry. In Dubai REST, the equivalent project-status feature is labelled Mashrooi. Search by project name, project number or land number. A project number or land number is preferable when available because names can be abbreviated, translated differently or shared by more than one development.
- Enter the identifier exactly as shown in the seller’s documents or advertisement.
- Open the result whose developer, location and other identifiers match the proposed purchase.
- Record the displayed project number, registration or status, developer name and number, location, completion information and any escrow details.
- Review the available full fact sheet and inspection information.
- Compare those fields with the reservation form, SPA, brochure, permit, unit details and payment request.
If a name-only search returns several projects, do not choose the closest-looking result. Resolve the project number, land number, developer number and location with the seller and DLD before proceeding. If the project cannot be found, or the returned developer and location do not match, treat the project as unverified rather than assuming a database delay or a harmless naming difference.
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DLD’s investor guidance tells buyers to ask whether the project is registered with RERA, whether the developer is registered, whether the required DLD and RERA permits and approvals exist, and whether the developer owns the development land or has a development agreement. Ask these questions about the exact project and legal entity, not about a corporate group in general.
“Is the real estate project registered with RERA?”
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“Is there an escrow account for the project? What is the escrow account number and the name of the escrow account agent?”
“Does the developer have the required permits and approvals from DLD and RERA to sell units off-plan in the relevant project?”
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For off-plan marketing, RERA Circular 02-2025 states that developers must complete project registration and obtain an official permit before marketing. Advertisements must include a QR code linked to the project’s marketing permit.
How to use the advertisement QR code
- Scan the QR code from the original advertisement, hoarding, brochure or digital listing rather than relying on a screenshot supplied separately.
- Check that the destination identifies the same project, developer and permit information as the DLD project record.
- Compare the project name, number and any validity or permit details with the SPA and reservation documents.
- Keep a dated copy of the advertisement and the QR destination for your transaction file.
A QR code that opens a generic home page, a different project, an expired or inconsistent permit, or no verifiable permit record is a reason to pause. A QR code is evidence to reconcile with DLD records, not a guarantee that every sales statement is accurate.
Step 4: Verify the designated project escrow account
For an off-plan sale, obtain the project’s escrow account number and the name of its escrow agent from official project information. Confirm that the beneficiary in the payment instruction is the designated project account, not merely an account bearing the developer’s name.
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- Compare the account number and escrow agent with the project record.
- Check the beneficiary name and bank details on the final payment instruction.
- Ask for a corrected instruction if any character, account number, agent or beneficiary differs.
- Do not transfer money while the account is being “updated,” explained only by a broker or sent from an unverified email address.
DLD’s investor guide describes Law No. 8 of 2007 as requiring a separate project escrow account for off-plan developments and explains that the account is used and monitored for the project. RERA Circular 02-2025 prohibits collecting project payments outside the designated project escrow account. A developer’s ordinary corporate account is not confirmation that the payment is permitted.
Step 5: Understand how your off-plan sale is registered
DLD’s investor guide identifies Law No. 13 of 2008, as amended, as requiring registration of off-plan dispositions on the Interim Real Estate Register. Before signing, ask the developer or conveyancer to explain the registration route for your unit, the documents they will submit and when you will receive evidence of registration.
- Confirm that the SPA names the same developer and project identifiers found in DLD records.
- Check that the unit number, building, floor, area and payment schedule are unambiguous.
- Ask how and when the disposition will be entered on the Interim Real Estate Register.
- Obtain the registration receipt or certificate through DLD’s process and retain it with the SPA and payment records.
If the seller cannot explain how the unit sale will be registered, ask DLD, RERA or a qualified Dubai property lawyer or conveyancer to confirm the process before paying.
How to reconcile the records with your documents
Use one comparison sheet for every identifier. Small differences can reveal that documents refer to different entities or projects.
| Document or source | Fields to compare | Questions to resolve |
|---|---|---|
| DLD developer directory | Legal name and developer details | Is this the entity signing and receiving project payments? |
| DLD Project Status Enquiry/Mashrooi | Project number, land number, developer number, location, status and completion information | Does this result describe the development and unit being sold? |
| Advertisement and QR permit | Project identity and marketing-permit information | Does the permit cover this project and current marketing? |
| SPA and reservation form | Developer, project, unit, price and payment schedule | Do all identifiers match the official records? |
| Payment instruction | Escrow account number, escrow agent and beneficiary | Is this the designated project escrow account? |
Do not “average out” conflicting information. A project number that differs by one digit, a developer name that changes between documents or a bank beneficiary that is not the escrow account should be treated as an unresolved mismatch.
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What the DLD project-registration service tells you
DLD’s current Register Project service describes the developer-facing process for registering a project and opening an escrow account for off-plan sales. The listed workflow includes submitting an application through Oqood, requesting a unit survey and technical reports, requesting an escrow account from the account custodian, DLD review, fee payment and electronic certificate issuance.
The service lists materials such as consultant project details, final permits, a main-developer no-objection certificate and, where relevant, a landowner/developer agreement. It also describes a 30% guarantee that can be satisfied by 30% construction completion, a bank guarantee or a cash deposit.
The service page lists a project-registration fee of AED 150,000, plus a AED 10 knowledge fee and a AED 10 innovation fee. These are developer-facing service charges stated on the DLD page and may change. They are not fees that a buyer should automatically be asked to pay as a condition of verifying a project.
This service description explains how a developer applies; it is not a live confirmation that a particular project is registered. For a purchase decision, use the public Project Status Enquiry or Mashrooi result and verify the current permit and escrow details.
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1Scan for outdated or missing drivers - takes under a minute2Clear out junk files and repair common Windows errors3Fix the driver behind crashes, sound loss and screen glitchesWhat changed with DLD’s Initial Registration platform
On 3 September 2026, DLD announced an Initial Registration platform integrating developer project registration, transaction registration and escrow-account management. The announcement described Project 360 as a consolidated project view covering unit status, escrow accounts, financial data, project records and early-warning indicators.
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Eng. Abdullah Ahmed Al Shehi, CEO of RERA at DLD, described the purpose this way: “The launch of the ‘Initial Registration’ platform represents an investment in the real estate sector’s efficiency and readiness for its next phase of growth.”
The announcement presents an integrated, developer-facing workflow. Buyers should still use the published DLD enquiry services to verify a live project, permit and escrow record, and should not infer that the platform announcement approves a particular development or payment.
Red flags that require a pause
- The developer name on the SPA differs from the DLD directory result.
- The project appears only under a similar name, with no matching project or land number.
- The DLD result shows a different developer, location or project number.
- An advertisement has no QR code, or the QR destination identifies another project or permit.
- The seller asks for payment into a general corporate, personal or broker account rather than the designated project escrow account.
- Escrow details are supplied in an email but cannot be matched to the DLD project record.
- The seller refuses to provide the project number, land number, permit details or escrow agent.
- The proposed SPA does not explain how the off-plan disposition will be registered.
- Completion information, inspection details or other fact-sheet data conflict with the sales presentation.
None of these points alone proves fraud, but each prevents you from treating the transaction as verified. Stop sending funds and request clarification through DLD or RERA. For document ownership, development-agreement or contract questions, obtain independent advice from a qualified Dubai property lawyer or conveyancer.
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A practical pre-payment checklist
- Search the exact contracting developer in DLD’s Licensed Developers service.
- Search the project by project number or land number in Project Status Enquiry or Mashrooi.
- Record the project status, developer number, location, completion information and displayed escrow details.
- Confirm project registration, developer registration, required permits and approvals, and the developer’s land ownership or development agreement where relevant.
- Scan the advertisement’s project-linked QR code and reconcile the marketing permit with the project record.
- Obtain the escrow account number and escrow-agent name from official project information.
- Compare the payment beneficiary with the designated escrow account immediately before transfer.
- Confirm how the SPA and unit disposition will be registered on the Interim Real Estate Register.
- Keep dated copies of the search results, advertisement, QR destination, SPA, payment instruction and receipts.
- Escalate every mismatch to DLD/RERA or independent professional counsel before signing or paying.
When to seek professional help
Official searches can establish what DLD records display, but they do not replace legal review of title, development agreements, SPA clauses, cancellation rights or a seller’s authority to sign. A qualified Dubai property lawyer or conveyancer is particularly useful when the landowner and developer are different entities, a main-developer no-objection certificate is involved, the project record and contract conflict, or the transaction uses a power of attorney.
Keep the professional review separate from any claim that DLD endorses a developer or guarantees a transaction. The purpose is to resolve the specific mismatch or contractual risk that the public record cannot answer.
How to interpret a “verified” result
A sound verification file contains a matching developer listing, a matching project record, a valid project marketing permit and QR trail, confirmed escrow details and a clear unit-registration process. It still does not guarantee completion, investment performance or the truth of every sales representation. Treat verification as a condition for proceeding, not as a promise about the eventual outcome of the development.
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