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Oqood Registration, Legal Validity, and Buyer Protections Under the Interim Register
The Interim Property Register in Dubai is the official record in which the Dubai Land Department (DLD) registers all off-plan property sales, provisional mortgages, and other dispositions before they are transferred to the permanent Property Register. Under Law No. (13) of 2008 Regulating the Interim Property Register in the Emirate of Dubai, any sale or legal disposition of a real property unit sold off-plan that is not entered in this register is considered void. Registration is processed digitally through the DLD's Real Estate Developers Portal, known as Oqood, and buyers receive a provisional registration e-certificate confirming their recorded interest.
EGSH (Emirates Government Services Hub), as an authorised DLD Real Estate Registration Trustee Centre, assists buyers and developers with initial sale registration and related off-plan procedures.
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What the Interim Property Register Is and Why It Exists
Dubai operates a dual-register system for real property. The permanent Property Register, maintained by the DLD under Law No. (7) of 2006 Concerning Real Property Registration in the Emirate of Dubai, records completed ownership. The Interim Property Register exists alongside it to capture transactions that are not yet eligible for permanent registration — primarily off-plan sales, where construction is still in progress and the buyer has not yet received a finished unit.
The DLD defines the Interim Property Register as the documents maintained by the Department, in written or electronic format, in which sale contracts, off-plan sales, and other off-plan legal dispositions of real property are registered prior to inclusion in the Property Register. This definition appears in Article 2 of Law No. (13) of 2008.
The register was introduced to address a gap in the regulatory framework. Before 2008, off-plan property sales in Dubai had no mandatory registration mechanism. Buyers who paid deposits or instalments to developers held only a contractual claim with no public record at the DLD. This created risks of double-selling, unregistered encumbrances, and disputes that were difficult to resolve without an official record of who held rights over which unit. Law No. (13) of 2008 closed that gap by mandating provisional registration for all off-plan dispositions and making unregistered transactions legally void.
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Legal Framework Governing the Interim Property Register
The Interim Property Register is governed by several layers of Dubai real estate legislation. Understanding the hierarchy is relevant for buyers, developers, and their advisers.
Law No. (13) of 2008 — The Primary Statute
Law No. (13) of 2008 Regulating the Interim Property Register in the Emirate of Dubai is the principal law. Article 3(1) establishes the core rule: any disposition that occurs in respect of any real property unit sold off-plan will be entered in the Interim Property Register, and any sale or any other legal disposition that transfers or restricts ownership or any ancillary rights will be void unless entered in that register. This voidness provision applies to sales, mortgages, and any other encumbrance.
Article 4 prohibits developers from commencing a project or selling units off-plan before taking possession of the land and obtaining the required approvals from the competent entities. The DLD must designate the property entry as "under development" in such cases.
Article 5 requires that the application to enter a unit in the Interim Property Register be submitted on the form prepared by the DLD, with all required information and supporting documents.
Article 6 confirms that units registered in the Interim Property Register may be disposed of by way of sale, mortgage, or any other legal disposition — meaning that buyers can resell or mortgage their off-plan interest while it remains in the provisional register, provided the transaction is also recorded.
Amendments — Law No. (9) of 2009, Law No. (19) of 2017, and Law No. (19) of 2020
The original law has been amended three times. Law No. (9) of 2009 superseded Articles 2 and 11 of the original text, updating definitions and default procedures. Law No. (19) of 2017 introduced a structured framework for handling purchaser defaults, including mandatory DLD notification, mediation attempts, and tiered remedies based on the project's completion percentage. Law No. (19) of 2020 further refined the default and termination provisions, introducing updated retention percentages and refund timelines.
Executive Council Resolution No. (6) of 2010 — Implementing Bylaw
Executive Council Resolution No. (6) of 2010 approved the Implementing Bylaw of Law No. (13) of 2008. This bylaw expanded on several provisions. It clarified that a developer who applies to register within the statutory time limit (even if the registration itself is processed later) is deemed to have complied with the law. It introduced a penalty of AED 10,000 for late registration applications by developers. It also added the requirement that developers must obtain a demarcation certificate and take actual control of the plot before commencing off-plan sales — conditions beyond those stated in the primary law.
On completion and handover, the bylaw stipulates that the developer may not refuse to hand over any unit or register it in the purchaser's name in the permanent Property Register, provided the purchaser has fulfilled all contractual obligations — even if the purchaser owes the developer financial dues unrelated to the sale agreement for that unit.
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Registration Process Through the Oqood Portal
The Oqood portal is the DLD's dedicated digital platform for developers. All provisional registration applications are submitted by the developer, not the buyer. The buyer's role is to ensure the SPA is signed, identification documents are complete, and the developer confirms registration once processed.
Step 1 — Developer Logs In and Selects the Service
The developer accesses the Oqood portal through the DLD's website and selects the appropriate provisional registration service (for example, "provisional sale registration" for a standard off-plan sale).
Step 2 — Property Selection and Data Entry
The developer selects the property unit from the project's registered inventory, enters the transaction details (buyer information, sale value, payment terms), and fills in the fields required by the DLD form.
Step 3 — Document Upload
Scanned copies of the required documents are uploaded. For individual buyers, the DLD requires a copy of the signed SPA, a valid UAE ID, and a valid passport for non-residents. For companies, additional documents are needed depending on entity type — including trade licences, memoranda of association (legally translated into Arabic), shareholder certificates, and powers of attorney where applicable. Foreign companies purchasing outside free zones must submit a Ministry of Foreign Affairs–attested memorandum of association.
Step 4 — Payment Method Selection
Payment for provisional registration through the Oqood portal can be made using the Noqodi wallet or via deduction from the escrow account associated with the project. The DLD does not list credit card or cash options for the Oqood portal itself.
Step 5 — Online Submission and Certificate Issuance
The developer submits the application electronically. The DLD states a service time of one business day. Once processed, the provisional registration e-certificate is issued and sent by e-mail to the purchaser. This certificate confirms that the off-plan transaction has been entered into the DLD's Interim Property Register.
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Buyer Protections Within the Interim Property Register
The legislative framework surrounding the Interim Property Register creates several layers of protection for off-plan buyers.
Voidness of Unregistered Transactions
The central protection is the voidness provision in Article 3(1) of Law No. (13) of 2008. Any off-plan sale, mortgage, or other disposition that is not recorded in the Interim Property Register has no legal effect. This prevents developers from selling the same unit to multiple buyers without detection, because each registration is verified against the DLD's central database.
Mandatory Escrow Accounts
Law No. (8) of 2007 Concerning Escrow Accounts for Real Estate Development in the Emirate of Dubai requires every developer selling off-plan to open a dedicated escrow account for each project. All buyer payments must be deposited into this account, and funds may only be released to the developer upon verified construction milestones. This mechanism operates in parallel with the Interim Property Register to ensure that the buyer's financial outlay is protected independently of the provisional registration record.
Prohibition on Unauthorised Developer Fees
Article 8 of Law No. (13) of 2008 prohibits developers from charging any fees on the sale, resale, or any other legal disposition of off-plan units — except for administrative costs approved by the DLD. This prevents developers from imposing transfer fees or penalties beyond those authorised by the Department.
Structured Default Procedures
Under Article 11 of Law No. (13) of 2008, as most recently amended by Law No. (19) of 2020, developers must follow a defined procedure before terminating a sale agreement with a defaulting buyer. The developer must notify the DLD, which then issues a 30-day notice to the buyer and attempts mediation. Only after this process is exhausted may the developer proceed with contract termination, and the percentage the developer may retain depends on the project's completion stage:
The 90-Day Registration Deadline
The DLD requires registration within a fixed timeline: the SPA must be entered in the Interim Property Register within 90 days from the date of signing the contract.
The 90-day deadline applies to the developer, who is responsible for submitting the Oqood application. Under the Implementing Bylaw (Executive Council Resolution No. (6) of 2010), a developer who applies within the deadline is deemed compliant — even if the DLD processes the application after the 90 days have elapsed. Developers who fail to apply within the window face a penalty of AED 10,000.
Buyers typically confirm in writing with the developer that Oqood registration will be submitted within the statutory period. Under Article 3(1) of the law, an unregistered disposition is void, not merely incomplete. Without Oqood registration, the buyer holds no recognised legal interest in the DLD's records.
Dispositions Available While a Unit Remains in the Interim Register
A common question among off-plan buyers is whether they can sell, mortgage, or otherwise deal with their unit before the project is completed. Article 6 of Law No. (13) of 2008 confirms that real property units entered in the Interim Property Register may be disposed of by way of sale, mortgage, or any other legal disposition. This means:
Resale (assignment). A buyer may resell their off-plan interest to a third party, provided the transaction is recorded through Oqood. The DLD offers a dedicated transfer service for this purpose. The resale attracts the standard 4% registration fee on the new transaction value. The developer's approval and a No Objection Certificate (NOC) may also be required under the terms of the original SPA.
Provisional mortgage. An off-plan unit can be mortgaged while in the Interim Property Register. The DLD distinguishes between provisional (Oqood) mortgages and standard title-deed mortgages. For mortgage-linked purchases, buyers can process sale and mortgage registration simultaneously through an authorised Real Estate Registration Trustee Centre such as EGSH.
Lease-to-own registration. Rent-to-own contracts for units still under construction are also registered provisionally through Oqood, using the DLD's dedicated rent-to-own registration service.
Transition from the Interim Register to the Permanent Property Register
The Interim Property Register is, by design, temporary. Every record in it is intended to migrate to the permanent Property Register once the underlying project is completed and the relevant conditions are met.
Developer Obligations at Completion
Under Article 7 of Law No. (13) of 2008, developers must enter completed projects in the permanent Property Register once they receive the completion certificate from the competent entities. This includes registering sold units in the name of purchasers who fulfilled their contractual obligations.
The Implementing Bylaw adds that the developer may not refuse to hand over a unit or register it in the buyer's name, even if the buyer owes the developer financial dues that are unrelated to the sale agreement for that specific unit. Under this provision, the developer may not withhold title deed issuance on the basis of unrelated financial dues, for example, unpaid service charges on a different unit in the same project.
The DLD's Power to Register on the Buyer's Behalf
Article 7 also grants the DLD the authority to register a unit in the permanent Property Register in the purchaser's name, either upon the buyer's request or on the DLD's own initiative, provided the buyer has fulfilled all contractual obligations. This provision gives the DLD an alternative registration pathway where the developer has not completed the transfer.
The "Completing Initial Procedures" Service
The DLD's completing initial procedures service is the Oqood pathway through which a provisional record is converted into a permanent title deed. Where the 4% registration fee was previously collected at the provisional stage, the buyer pays only the title deed issuance fee (AED 250 for apartments, villas, or land) and the map fee (AED 250 for units or villas; AED 100–225 for land plots, depending on municipality jurisdiction).
Once this process is completed, the buyer receives an electronic title deed certificate and the record moves from the Interim Property Register to the permanent Property Register.
Related Government Services
Verifying Off-Plan Registration Status
Buyers who wish to confirm that their off-plan purchase has been correctly registered in the Interim Property Register have several verification options.
The Dubai REST application, the DLD's official smart platform, displays Oqood-linked project and unit data. Buyers can view the project completion percentage, unit registration status, and contract details. However, the level of transactional detail visible in the app depends on the project and the buyer's login credentials.
For a formal, DLD-verified confirmation of property registration status, buyers can submit a property status inquiry through EGSH or another authorised Real Estate Services Trustee Centre. This inquiry accesses the DLD's central database and confirms the legal registration status of any property in Dubai, whether in the Interim or permanent register.
Additionally, title deed verification can be performed once the property has been transferred to the permanent register, confirming the authenticity and validity of the issued title deed certificate.
Role of EGSH in Interim Property Registration
EGSH is an authorised DLD Real Estate Registration Trustee Centre that processes off-plan and ready-property registration transactions on behalf of the DLD. For transactions related to the Interim Property Register, EGSH assists with initial sale registration, provisional mortgage registration, rent-to-own registration, and the conversion of provisional records into permanent title deeds.
Buyers who wish to understand their off-plan property's broader context, including what an off-plan purchase in Dubai involves, the escrow framework, and the distinction between Oqood and title deed registration, can access EGSH's expert resources alongside the DLD's official e-services.
All registration transactions at EGSH are processed through the DLD's official systems at government-regulated fees. Final approvals and issuance of certificates remain the responsibility of the DLD.
Frequently Asked Questions
What is the Interim Property Register in Dubai?
The Interim Property Register is the official DLD record in which off-plan property sales, provisional mortgages, and other pre-completion dispositions are registered before they are transferred to the permanent Property Register. It is governed by Law No. (13) of 2008 and administered digitally through the Oqood portal.
Is Oqood registration mandatory for off-plan property in Dubai?
Yes. Under Article 3(1) of Law No. (13) of 2008, any sale or legal disposition of a real property unit sold off-plan must be entered in the Interim Property Register. Transactions that are not registered are legally void.
Who submits the Oqood registration application?
The real estate developer submits the application through the DLD's Real Estate Developers Portal (Oqood). Buyers do not submit the application directly but must provide the signed SPA and valid identification documents.
What is the deadline for registering an off-plan sale in the Interim Property Register?
The SPA must be registered within 90 days from the date of signing the contract. The developer is responsible for meeting this deadline. Failure to apply within 90 days attracts a penalty of AED 10,000, and an unregistered sale is void under the law.
How much does Oqood registration cost?
The standard fee is 4% of the sale value, plus AED 10 knowledge fee, AED 10 innovation fee, and a developer self-registration fee of AED 1,000 through the Oqood portal.
Can I sell or mortgage an off-plan unit that is still in the Interim Property Register?
Yes. Article 6 of Law No. (13) of 2008 permits the sale, mortgage, or other legal disposition of units registered in the Interim Property Register. Any such transaction must also be recorded through the Oqood portal.
What happens to my Oqood registration when the project is completed?
Upon project completion and issuance of the completion certificate, the developer must register the unit in the buyer's name in the permanent Property Register. The DLD converts the provisional Oqood record into a permanent title deed through the completing initial procedures service, and the buyer receives an electronic title deed certificate.
What protections do I have if the developer defaults or delays the project?
Off-plan buyers are protected by mandatory escrow accounts under Law No. (8) of 2007, the voidness of unregistered transactions under Law No. (13) of 2008, and the DLD's oversight and complaint mechanisms. For construction delays, buyers may file a complaint with the DLD and seek remedies including compensation or contract termination through the DLD dispute process or the courts.
Can the developer terminate my off-plan contract if I miss a payment?
The developer must follow the structured default procedure under Article 11 of Law No. (13) of 2008, as amended by Law No. (19) of 2020. This includes notifying the DLD, issuing a 30-day notice, and attempting mediation. The amount the developer may retain depends on the project's completion percentage and is capped by law.
Where can I register an off-plan property sale in Dubai?
Initial registration is processed by the developer through the Oqood portal. For related DLD services, including amendments, completions, and mortgage registration, buyers can visit an authorised Real Estate Registration Trustee Centre such as EGSH.
Official Sources and References
The following government authorities and legislative sources were referenced in the preparation of this article:
- Dubai Land Department (DLD) — Regulates all real property registration, off-plan project registration, escrow account oversight, and title deed issuance in the Emirate of Dubai.
- Dubai Legislation Portal (DLP) — Official repository of Dubai emirate-level legislation, including the full text of Law No. (13) of 2008, its amendments, and the Implementing Bylaw.
- Law No. (13) of 2008 Regulating the Interim Property Register in the Emirate of Dubai — Full text
- Law No. (19) of 2020 Amending Law No. (13) of 2008 — Full text
- Executive Council Resolution No. (6) of 2010 (Implementing Bylaw) — Full text
- Law No. (7) of 2006 Concerning Real Property Registration in the Emirate of Dubai — Full text
- Law No. (8) of 2007 Concerning Escrow Accounts for Real Estate Development in the Emirate of Dubai — Full text
Important Notice
The information in this article reflects publicly available government sources and legislation as of 2026. Fees, thresholds, timelines, and procedural requirements are subject to change at the discretion of the Dubai Land Department and other competent UAE authorities. Registration in the Interim Property Register does not constitute final ownership — it records a provisional interest that is converted into a permanent title deed only upon project completion and fulfilment of all contractual obligations. Applicants are advised to verify current requirements directly with the DLD or an authorised Real Estate Registration Trustee Centre before initiating any transaction. This content does not constitute legal or financial advice.
