Dubai’s real estate market is heavily regulated, yet buyers and tenants still encounter misleading ads, pressure tactics and unlawful payment requests. For new residents, overseas investors and first‑time renters, understanding where DLD draws the line between compliant marketing and risk indicators is crucial. EGSH, as a licensed one‑stop government services centre in Dubai, supports clients in navigating these procedures correctly with the relevant authorities.
This article explains how real estate scams in Dubai typically appear in advertising, communication, and payment demands. Each of the seven red flags is based on published DLD and RERA guidance, with clear explanations of what to look for, how to verify information through official tools, and when to disengage and report suspicious activity.
How Dubai Regulates Real Estate to Protect Buyers and Tenants
DLD oversees Dubai’s property sector, while RERA acts as its regulatory arm for brokerage, advertising and property management. Together, they set the RERA property rules that Dubai brokers must follow, including licensing requirements, advertising standards, the use of escrow accounts for eligible projects, and cybersecurity awareness for property‑related communications.
To reduce property fraud in Dubai, DLD has introduced systems such as the Trakheesi advertising permit and the Madmoun QR code service, which allow the public to verify real estate ads instantly. It has also fined companies for unlicensed or manipulated advertisements, accepting payments outside approved escrow accounts, promoting unregistered projects, and cold calling potential clients in breach of regulations.
DLD also publishes cybersecurity guidance warning the public about fake emails, SMS and messaging app contacts that impersonate official entities or show unusual activity in property records. Understanding these tools and enforcement measures helps you recognise when an offer aligns with official practice and when it conflicts with it.
Key DLD Tools for Safe Property Deals
| Tool / Rule | What It Does | Where You See It | Your Basic Check |
|---|---|---|---|
| Trakheesi advertising permit | Authorises a specific real estate advertisement | Printed, online and outdoor property ads | Permit number present, not obviously altered or incomplete |
| Madmoun QR code | Links ad to DLD data for verification | On licensed ads next to the property details | Scan code; confirm property, broker and project data match offer |
| RERA broker registration | Confirms broker/firm is licensed to operate | On business cards, ads, email signatures, contracts | Registration number visible and verifiable through DLD channels |
| Escrow account for projects | Safeguards buyer payments for eligible off‑plan projects | In sales agreements and payment instructions | Payments go to the named project escrow, not to personal accounts |
| Cyber security guidance | Defines suspicious messages and document activity | On DLD official website and communication channels | Treat off‑channel payment links and unusual data changes as risky |
These official mechanisms form the basis for the seven red flags below.
Red Flag 1 – Property Ad Has No Trakheesi Permit or Madmoun QR Code
DLD requires that real estate advertisements carry a valid Trakheesi advertising permit and a QR code linked to its Madmoun service. When you scan this code, you can verify key details such as the property, the project, and in many cases the broker or company behind the advertisement, directly against DLD’s records.
DLD has publicly announced fines against companies that publish unlicensed, manipulated or expired‑permit advertisements. It has also advised the public not to deal with real estate ads that lack a clear permit number and QR code, whether these appear on websites, outdoor billboards or printed flyers. If an offer looks appealing but the ad does not show a Madmoun QR code or any Trakheesi details, treat it as a major warning sign.
Before engaging, ask the advertiser to provide the permit and QR code and then verify them using DLD’s official systems. If they refuse, delay, or provide unclear images that you cannot scan properly, the safest course is to avoid the transaction and look for a fully compliant listing.
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Red Flag 2 – Broker or Company Does Not Show RERA Registration Details
RERA licenses brokerage firms and individual brokers, and DLD has stressed that their registration details must appear clearly in real estate advertisements. In a published warning, RERA identified and acted against brokerage firms that issued ads without indicating their registration information, underlining that this omission breaches advertising rules.
A compliant broker normally shares their RERA registration number on business cards, WhatsApp profiles, email signatures and marketing materials. If an agent avoids showing any registration details, claims they are “using someone else’s licence”, or tells you the number is “not necessary”, this conflicts with DLD’s guidance.
Before viewing or reserving a property, ask for the firm’s RERA registration number and the broker’s individual ID, then cross‑check them via DLD channels or by contacting DLD directly. A reluctance or inability to provide verifiable registration is a strong indicator that you should disengage.
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Red Flag 3 – Requests to Pay Outside an Approved Escrow Account
For eligible off‑plan projects, DLD obliges developers to use approved escrow accounts, and it has fined companies that received payments outside those accounts or promoted projects not registered under their name. These rules are designed to reduce real estate fraud in Dubai by ensuring that buyer funds are handled transparently.
A common risk pattern is when a seller or intermediary asks you to send booking fees, instalments or “reservation deposits” to a personal bank account, a generic company account unrelated to the project, or through informal channels. If the project is supposed to have an escrow account, but the payment instructions ignore it, this conflicts with the controls DLD expects developers and brokers to follow.
Request the exact escrow account details registered for the project, and confirm that your payments are directed to that account in accordance with the sale agreement. If you are told to bypass the escrow “for speed” or “to secure a special discount,” you should not proceed and should consider reporting the request to DLD.
Red Flag 4 – Unsolicited Cold Calls from Real Estate Brokers or Offices
The DLD has fined a brokerage office and suspended multiple brokers for cold calling and harassing customers, and has made clear that such telemarketing practices are banned in Dubai’s regulated real estate sector. Persistent, unsolicited calls are therefore not only an annoyance; they can signal disregard for RERA’s rules.
Risky behaviour typically includes repeated calls from unknown numbers, aggressive pressure to reserve immediately, offers that change from one call to the next, and reluctance to share verifiable details of a broker's registration. In some cases, callers may claim to be “from DLD” or “authorised by RERA” without evidence.
If you receive such calls, avoid sharing personal documents, bank details or identification numbers. You can ask for the broker’s RERA registration and the company name, then verify them separately via official DLD channels. You may also block the numbers and report persistent cold calling to DLD, providing screenshots or call logs.
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Red Flag 5 – Messages Claiming to Be from DLD That Ask for Money or Sensitive Data
The DLD’s cybersecurity awareness materials highlight that suspicious emails, SMS, or WhatsApp messages often impersonate government departments, including DLD, to extract payments or confidential information. These messages are a growing vector for property fraud in Dubai.
Common signs include unofficial sender addresses or phone numbers, generic greetings, spelling errors, unexpected links, and urgent demands for payment of “fees”, “taxes” or “penalties” to avoid legal action. Some may ask for login credentials to portals, one‑time passwords, or scanned copies of passports and bank cards, directing you away from known DLD platforms.
If you receive such a message, do not click any links or transfer any funds. Instead, compare the sender’s contact details with those listed on DLD’s official website and, if in doubt, reach out to DLD through its published channels to confirm whether the communication is genuine. Suspected cyber incidents and phishing attempts should be reported using the mechanisms DLD describes in its cybersecurity guidance.
Red Flag 6 – Property Details Do Not Match DLD Records or Show Unusual Activity
The DLD also warns about unexpected or unexplained changes in property documents and mismatches between claimed property data and the information available in official systems. When a seller’s story and the records do not align, this can indicate attempted manipulation.
Examples include discrepancies in unit size, project name, or plot number compared with DLD data; ownership details that differ from the person claiming to sell; or documents that appear newly amended without clear supporting transactions. In rentals, a landlord may claim to own several units but cannot produce consistent ownership evidence when checked against DLD property verification tools.
To avoid property scams in Dubai linked to such inconsistencies, cross‑check core property details through DLD’s online services or official channels, or through an authorised representative acting on your behalf. If you notice unexplained changes or conflicting information, pause the transaction and report the issue to DLD, sharing copies of the documents you have received.
Red Flag 7 – Social Media or Electronic Ads Without Proper Licensing
The DLD has fined multiple real estate companies for failing to comply with the conditions for real estate advertisements on electronic platforms, including the use of unlicensed, manipulated, or expired permits. The authority has expressly advised the public not to deal with ads that lack a valid permit and QR code, even when they appear on familiar social media feeds.
High‑risk ads often promise unusually low prices, guaranteed returns, or urgent “today only” deals, yet display neither a Trakheesi permit number nor a scannable Madmoun QR code. In some cases, the images and text may be copied from legitimate listings but linked to different contact numbers or unofficial payment channels.
Before responding to any online promotion, check whether the post clearly shows a permit and QR code, and verify them using DLD’s systems. If this data is missing or appears tampered with, do not send deposits, personal documents or identification details, regardless of how professional the post looks.
What to Do If You Suspect a Property Scam in Dubai
When you notice any of these warning signs, stop all payments and avoid sharing further personal data. Take screenshots of advertisements, call logs, messages, URLs, payment instructions and any documents you have received so that you have a clear record of the interaction.
Use official DLD channels, as described on its website and cybersecurity awareness pages, to verify property information, check advertising permits and broker registrations, and report suspicious ads, brokers or messages. Where DLD provides online forms or dedicated contact points for complaints and cyber incidents, submit your evidence there, following any instructions regarding format and content.
Until you receive clarity from DLD or trusted professional advisers, do not sign contracts, transfer funds or move into any property connected with the suspected scam. This cautious approach is consistent with DLD’s own advice to the public not to engage with unlicensed or non‑compliant advertisements or to respond to suspicious communications.
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FAQ
How can I avoid Dubai property scams when buying a flat or villa?
Start by dealing only with listings that display a valid Trakheesi advertising permit and Madmoun QR code, and verify these through DLD’s official tools. Confirm that the broker and company are RERA‑registered, and that any payments for eligible projects go into the correct escrow account, not personal or informal channels.
How can I avoid rental scams in Dubai as a tenant?
Use verified portals and agents that clearly show their RERA registration details and DLD‑compliant advertising permits. Before paying a deposit or rent, check ownership or authorised management through DLD channels and refuse to transfer money to individuals if the documentation does not match official records.
How do I verify a property advertisement in Dubai using DLD systems?
Check that the advertisement displays a Trakheesi permit number and a Madmoun QR code, then scan the code or enter the permit details into DLD’s online verification services. If the ad is genuine, the core property, project and broker information in DLD’s system should match what is being advertised.
Is it safe to pay property deposits outside escrow in Dubai?
For projects where DLD requires an escrow account, deposits and instalments must be made into that approved account, not into personal or unrelated company accounts. If you are asked to pay outside escrow “for convenience” or to secure a special deal, this conflicts with DLD guidance and should be treated as a serious warning sign.
Is cold calling by real estate brokers legal in Dubai?
RERA has banned cold calling and fined and suspended brokers and offices for using it to harass potential customers. Unsolicited, persistent sales calls about property, especially when the caller refuses to provide verifiable RERA details, can indicate non‑compliant behaviour and may be reported to DLD.
What should I do if I receive fake emails or messages from the Dubai Land Department?
Do not click on links, share passwords or send payments in response to unexpected messages claiming to be from DLD. Instead, compare the sender details with those published on DLD’s official website and report suspicious communications through the cybersecurity reporting channels that DLD provides.
How can I report real estate scams in Dubai to the authorities?
Gather all available evidence, including ads, messages, payment requests and broker details, and submit them through DLD’s official complaint or cyber incident channels as described on its website or mobile applications. DLD can then review the information, take regulatory action where appropriate, and update its records to protect other users.
Reviewed by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
