Off-plan property purchases in Dubai are tightly regulated, and buyers are increasingly aware that getting the paperwork right from day one is just as important as choosing the right unit. Whether you are a UAE resident, an overseas buyer, or purchasing through a company, understanding how your sale is recorded with the Dubai Land Department (DLD) helps reduce avoidable delays and compliance risks.
This guide explains how off-plan sales are registered in the DLD’s provisional register via the Real Estate Developers Portal—Oqood, what documents and fees apply, and how different scenarios, such as mortgage financing, rent-to-own, or switching units, affect the process.
Understanding Oqood And Provisional Registration
Oqood is part of DLD’s Real Estate Developers Portal and is used by developers to manage contracts and registrations for off-plan projects. Under DLD rules, the sale and purchase agreement (SPA) for any off-plan unit must be registered in the provisional register via Oqood within the deadline specified by DLD after the SPA is signed, provided that the project is off-plan and the sale is valid. The same requirement applies to land plots where the purchase price has not yet been fully settled.
Through the “Request to register the initial sale” service, the developer submits an online application to record the SPA, attaching the executed sale agreement and buyer documentation and paying the prescribed fees. Once DLD processes the application, the system issues a provisional registration e-Certificate by email, confirming that the off-plan transaction has been entered into DLD’s provisional register in accordance with the official rules.
Why Provisional Registration Matters For Buyers
When your off-plan transaction is registered in the provisional register, the core details of your SPA are formally recorded with the DLD rather than held only between you and the developer. This supports transparency around off-plan sales within a regulated framework that also includes mandatory project registration and escrow account requirements for developers.
As a buyer, you should be aware that the DLD specifies a strict deadline: the SPA for an off-plan unit must be registered in the provisional register within 90 days from the date of signing the contract. Ensuring your developer complies with this 90‑day window is an important practical step in keeping your purchase aligned with the DLD’s official processes.
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Before You Buy: Project And Developer Prerequisites
Before any developer can sell units off-plan in Dubai, the underlying real estate project itself must be registered with the DLD. This is handled through the “Request for registration of a real estate project” service (often referred to as “Register Project”), which is also processed via the Oqood portal and linked to the trust account (escrow) system.
For buyers, this background process is important because it indicates that the project is operating within the DLD’s regulatory framework. For developers, it is a mandatory prerequisite before marketing and selling units off‑plan.
Key conditions for registering a real estate project for off-plan sales include:
- The land must be located within freehold or long‑term lease areas recognised by the DLD.
- An ownership deed for the land must be available and submitted.
- The developer must be registered in the Trakheesi system (the DLD permit system for real estate activities).
- Units and project plans must be uploaded to the DLD Survey Department.
- A 30% guarantee must be provided in one of the following forms: completion of 30% of construction, a bank guarantee for 30% of the construction, or a cash deposit equivalent to 30% of the construction value in the institution’s account.
The project registration process is submitted through Oqood. It typically includes: submitting the application and documents, opening a unit survey request and a technical report request, the developer obtaining and providing escrow account data from the account custodian, DLD reviewing the project and either approving or rejecting it, and payment of the registration fee. When approved, the developer receives an electronic project approval certificate.
The DLD specifies that the fee for registering a real estate project for off‑plan sales is AED 150,000, plus AED 10 Knowledge fee and AED 10 Innovation fee. Buyers may wish to ask the developer to confirm that this project registration has been completed and that the escrow account has been opened under this framework before signing an off‑plan Sales and Purchase Agreement (SPA).
| Condition / Aspect | Key Requirement (per DLD “Register Project” service) |
|---|---|
| Land location | Within designated freehold or long‑term lease areas |
| Land ownership | Ownership deed available |
| Developer registration | Developer registered in the Trakheesi system |
| Plans and units | Units and project plans uploaded to the DLD Survey Department |
| 30% guarantee | 30% completed construction or 30% bank guarantee or 30% cash deposit |
| Escrow linkage | Project linked to trust account (escrow) system |
| DLD project registration fee | AED 150,000 + AED 10 Knowledge fee + AED 10 Innovation fee |
| Output | Electronic project approval certificate via Oqood |
Who Registers The Initial Off-Plan Sale And When
Per the DLD’s rules, the application to register the initial off-plan sale is submitted by the real estate developer, not the buyer. The “Request to register the initial sale” service allows the developer to register units sold off-plan or partially paid land plots in the provisional register using Oqood.
Buyers also participate in this process because the SPA and buyer identification documents form part of the submission. One of the explicit service terms is that the sale and purchase contract must be signed by the developer and the purchaser. The SPA must then be registered in the provisional register within 90 days from the date of signing the contract.
There are specific signing rules and documentation requirements for certain categories of purchasers:
- Minors: If the purchaser is a minor, the sale and purchase contract must be signed by the guardian. A copy of the guardian’s passport or ID must be attached to the application.
- Decree holders: If the purchaser is a decree holder, a valid “To Whom It May Concern” letter issued by the Federal Authority for Identity and Citizenship must be attached, in line with what is specified on the DLD service page.
Being aware of these requirements helps buyers and their representatives ensure that the information and documents they provide to the developer are complete and compliant before the Oqood application is submitted.
Step-By-Step: Initial Sale Registration Via Oqood
Although the developer is the party that interacts with Oqood, understanding the steps helps buyers track progress and know what to expect. According to the DLD’s service description, the procedure for registering an initial off-plan sale via Oqood is as follows:
-
Log in to the Oqood portal
The developer logs in to the Real Estate Developers Portal—Oqood via the DLD website. -
Select the provisional sale registration service
From the e-Services available in Oqood, the developer selects the “Request to register the initial sale” (provisional sale registration) service. -
Select the property
The relevant off-plan unit or land plot is chosen from the project inventory already set up in Oqood. -
Fill in the details
The developer enters the required details of the transaction, including information about the seller (developer), purchaser, property, and sale terms as required by the DLD form.
-
Attach the required documents
Scanned copies of required documents are uploaded, including the signed SPA and buyer identification or company documents (as outlined in the next section). -
Select the payment method
For provisional sale registration, the DLD specifies that payment through Oqood can be made using the Noqodi wallet or via deduction from the escrow account associated with the project. The relevant option is selected. -
Send the application online
Once all fields are completed and documents attached, the developer applies electronically through the portal. -
Receive the provisional registration e‑Certificate by email
After the DLD processes the application (with a stated service time of one business day), the provisional registration e‑certificate is issued and sent by email.
DLD also notes a developer self‑registration fee for provisional sale via Oqood of AED 1,000. This fee is part of the cost structure associated with developers using the Oqood portal for such registrations.
Accessing Oqood Through the DLD’s Centralised Login
Oqood sits within the DLD’s wider ecosystem of digital services that share a centralised login. According to the DLD, this single sign-in serves as an entry point to services including Oqood, Ejari, Trakheesi, the Rental Disputes Centre (RDC), Registration Trustee and Mollak.
In this system, a business user representing a company can log in using a username, Emirates ID, or UAE Pass. An individual owner or tenant can log in using an Emirates ID, UAE Pass, a title deed, or a registered mobile number.
Developers use this environment to access the Oqood portal, from which they manage initial sale registration and other project-related services.
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Documents Required For Different Purchaser Types
The documents that must be provided for provisional off-plan sale registration depend on the type of purchaser. The DLD sets out distinct requirements for individual buyers, one-person establishments, and several categories of companies. Ensuring that the correct documents are available and valid helps avoid delays within the one-business-day processing window advertised by the DLD.
Individuals Buying Off-Plan
For individuals purchasing an off-plan property, the required documents for the provisional sale registration service are:
- A copy of the sale and purchase agreement(SPA).
- A copy of a valid UAE ID.
- For non-residents, a copy of a valid passport.
Where the purchaser is a minor, the guardian must sign the SPA, and a copy of the guardian’s passport or ID must be attached to the application in addition to the usual individual documents. If the purchaser is a decree holder, the DLD requires a valid “To Whom It May Concern” letter from the Federal Authority for Identity and Citizenship to be attached.
- Foreign company:
- A copy of a valid trade licence.
- A copy of the national ID or passport of the licence holder.
- A power of attorney, where applicable.
- A legally translated (into Arabic) copy of the MoA and annexes, attested by the Ministry of Foreign Affairs.
- A no-objection letter from the relevant free zone (for a purchase contract), valid for one year.
- A copy of the shareholder certificate.
- GCC company:
- A copy of a valid trade licence.
- A copy of the national ID or passport of the licence holder.
- A power of attorney, where applicable.
- A legally translated (into Arabic) and Ministry of Foreign Affairs–attested copy of the MoA and its annexes.
- A copy of the shareholder certificate.
Buyers should ensure that translations into Arabic and any Ministry of Foreign Affairs attestations are completed before or promptly after signing the SPA so that the developer can submit a complete Oqood application within the 90‑day registration window.
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Fees, Payment Methods And Timelines
For standard provisional registration of off-plan sales, the DLD sets out a clear fee structure in the “Request to register the initial sale” service:
- The purchaser pays a fee equal to 4% of the sale value.
- In addition, AED 10 Knowledge fees and AED 10 Innovation fees are charged.
- A developer self‑registration fee of AED 1,000 applies for provisional sale registration via the Oqood portal.
The DLD notes that payment can be made through Oqood using the Noqodi wallet or by deduction from the escrow account associated with the project. Buyers may wish to clarify with the developer how these fees are handled in their payment plan and sale documentation.
The timeline is also clearly defined: the SPA must be registered in the provisional register within 90 days from the date of signing. DLD’s stated service time for processing the provisional sale registration, once submitted via Oqood, is one business day.
| Fee / Aspect | Amount / Detail |
|---|---|
| Purchaser registration fee | 4% of sale value |
| Knowledge fee | AED 10 |
| Innovation fee | AED 10 |
| Developer self-registration (Oqood) | AED 1,000 |
| Payment methods (via Oqood) | Noqodi wallet; deduction from escrow account |
| Registration deadline | SPA must be registered within 90 days of signing |
| Stated DLD processing time | One business day (for provisional initial sale registration) |
Special Cases: Mortgage, Rent-To-Own And Transfer Of Fees
Beyond standard cash or instalment-based off-plan sales, the DLD provides additional Oqood services for more complex scenarios.
Off-Plan Sale Associated With An Initial Mortgage
For off-plan purchases that are financed by a mortgage, the DLD offers the “Request to register a sale associated with an initial mortgage” service via Oqood. This service records both the provisional sale and the associated initial mortgage with the DLD.
The DLD specifies that, as with standard provisional registration, the SPA must be registered in the provisional register within 90 days from the date of signing the contract. In terms of fees, the purchaser pays 4% of the sale value plus AED 10 Knowledge fees and AED 10 Innovation fees, in addition to title deed and map fees and a mortgage fee of 0.25% of the mortgage value.
The online procedure: the developer logs in, selects the “provisional sale accompanied with mortgage registration” service, chooses the property, fills in the required details, attaches documents, selects the payment method, submits the application, and receives the output by email.
Initial Rent-To-Own Off-Plan Registration
For rent-to-own arrangements involving off-plan property, the DLD provides the “Request for registration of a rent-to-own property (initial)” service via Oqood. This service records the initial rent-to-own contract in the provisional register.
Again, the DLD emphasises that the sale and purchase contract must be registered in the provisional register within 90 days from the date of signing. The fee structure for this service includes:
- 2% of the rental value from the lessee (tenant).
- 2% of the sale value from the seller.
- 2% of the sale value from the purchaser.
- AED 10 Knowledge fees and AED 10 Innovation fees.
- A developer self‑registration fee of AED 1,000 for provisional sale via Oqood.
The DLD’s described procedure includes logging into Oqood, selecting the provisional lease-to-own contract registration service, entering details of the financing entity and financing amount (where applicable), filling in the required contract details, attaching documents, selecting the payment method, and submitting the application online. The output is a provisional Lease‑To‑Own e‑Contract emailed to the applicant.
Transfer Of Registration Fees From One Property To Another
If a buyer changes from one off-plan property to another, DLD allows registration fees paid for a provisional off‑plan sale to be transferred via the “Request for transferring registration fees from one property to another” service in Oqood.
For this transfer service, the DLD states that the fees include:
- 4% of the sale value from the purchaser.
- AED 10 Knowledge fees and AED 10 Innovation fees.
- A developer self‑registration fee of AED 1,000 for provisional sale.
The procedure in Oqood is similar to other services: log in, select “registration from one property to another”, select the property, fill in the details, attach documents, choose a payment method, submit the application online, and receive the provisional registration contract by email.
Practical Tips For Buyers
While Oqood applications are submitted by developers, well-prepared buyers can significantly reduce the risk of registration delays or issues. The following practical considerations flow directly from the DLD rules described above:
- Confirm project registration and escrow
Before signing an off-plan SPA, ask the developer to confirm that the project has been registered with DLD under the “Register Project” service and that a trust account (escrow) has been opened, as required. Requesting the project approval certificate details can form part of your due diligence.
- Understand the 90‑day registration requirement
The SPA must be registered in the provisional register within 90 days of signing under all the key services discussed (initial sale, sale with initial mortgage, rent-to-own). You may choose how you will be informed once the provisional registration e‑Certificate or lease‑to‑own e‑Contract has been issued.
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Prepare your documents early
Ensure that your UAE ID and passport are valid, and that any company documentation (trade licences, MoA, shareholder certificates, powers of attorney) is complete, translated into Arabic where required, and attested by the Ministry of Foreign Affairs if specified. For minors or decree holders, gather the guardian or authority letters in advance. -
Clarify fees and payment handling
Understand how the 4% purchaser fee, Knowledge and Innovation fees, mortgage fees (if applicable), and any rent-to-own percentages are reflected in your SPA and payment schedule. Ask the developer to explain how these are settled through Noqodi or escrow deduction in Oqood.
FAQ About Off-Plan Property Purchase in Dubai
How to register an off-plan property in Dubai through Oqood?
The actual Oqood application is made by the developer, using the DLD’s “Request to register the initial sale” service in the Real Estate Developers Portal. As a buyer, your role is to ensure the SPA is signed, your documents are complete, and you receive confirmation from the developer once the registration is processed.
What documents are required for off-plan property registration in Dubai?
For individuals, DLD requires a copy of the sale and purchase contract, a valid UAE ID and, for non-residents, a valid passport. For one-person establishments and companies, additional documents are needed, such as a valid trade licence, ID/passport of the licence holder, powers of attorney (if any), and company documents, including a legally translated (Arabic) Memorandum of Association and shareholder certificate. Foreign companies purchasing property outside free zones must submit a Ministry of Foreign Affairs–attested Memorandum of Association. A no-objection letter from the relevant free zone authority is required if a free zone company purchases a property in a free zone area where corporate ownership is permitted.
What are the Oqood registration fees for off-plan property in Dubai?
For a standard provisional registration of an off-plan sale via Oqood, the DLD stipulates that the purchaser pays 4% of the sale value. In addition, an AED 10 Knowledge fee and an AED 10 Innovation fee apply, and there is a developer self‑registration fee of AED 1,000 for using Oqood for provisional sale registration.
What is the time limit to register an off-plan SPA in Dubai?
For initial off-plan sales, sales associated with an initial mortgage, and initial rent-to-own registrations, the SPA must be registered within 90 days from the date of signing.
How does an off-plan sale with mortgage registration via Oqood work?
Where an off-plan purchase is financed by a mortgage, the developer uses the DLD’s “Request to register a sale associated with an initial mortgage” service through Oqood. This service records both the provisional sale and the initial mortgage. The SPA still must be registered within 90 days of signing. The purchaser pays 4% of the sale value plus AED 10 Knowledge and AED 10 Innovation fees, and additional title deed and map fees apply, along with a mortgage fee of 0.25% of the mortgage value.
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 guide summarises information taken from official UAE government sources as of 2025. It is provided for general information purposes only and does not constitute legal, tax, immigration or financial advice. Buyers and their advisers should consult the relevant authorities and qualified professionals, and rely on current official publications and service descriptions, before taking any decision or action.
