The verification gap
In Q1 2026, DLD issued enforcement actions against 14 entities marketing unregistered off-plan projects in Dubai. Separately, RERA flagged 23 advertisements promoting projects without valid permits. These weren't back-alley scams — they were marketed through Instagram, Google Ads, and licensed brokerage firms.
The regulatory framework exists. The enforcement works. But it's reactive, not preventive. By the time DLD shuts down a fraudulent offering, early buyers have already wired deposits. Your first line of defence is verification — and it takes less than 15 minutes.
Step 1: Check DLD project registration
Every legitimate off-plan project in Dubai must be registered with the Dubai Land Department before any sales activity begins. To verify:
- Open the Dubai REST app (available on iOS and Android) or visit the DLD eServices portal
- Navigate to "Project Enquiry" or "Oqood Services"
- Search by project name or developer name
- Confirm the project status shows as Active and the developer is listed as the registered seller
If the project doesn't appear, it either hasn't been registered or is operating under a different entity name. In both cases, do not proceed until clarification is obtained directly from DLD — not from the developer or broker.
Step 2: Verify the RERA permit
RERA (Real Estate Regulatory Agency) issues permits that authorise developers to advertise and sell off-plan units. The permit number should appear on all marketing materials — brochures, website, advertisements.
To verify:
- Note the RERA permit number from any official project marketing material
- Cross-reference it on the DLD/RERA portal or call RERA directly at 800-4488
- Confirm the permit is current (not expired) and matches the specific project being marketed
A common tactic among questionable operators: using a RERA permit from a previous (legitimate) project on marketing materials for a new (unregistered) one. Always match the permit to the specific project name and plot number.
Step 3: Confirm the escrow account
Dubai law requires developers to establish a dedicated escrow account for each off-plan project. Buyer payments must be deposited into this account — not into the developer's operating account.
To verify:
- Request the escrow account details from the developer (bank name, account number)
- Confirm the account is registered with DLD through the REST app or by contacting DLD directly
- Ensure your payment instructions direct funds to the escrow account, not any other account
Red flag: If a developer asks you to pay into a "pre-registration" account, a "holding" account, or any account not explicitly listed as the project escrow, stop immediately. There is no legitimate reason for off-plan payments to go anywhere other than the registered escrow account.
Step 4: Assess the developer's track record
Registration and permits confirm legality. They don't confirm competence. A developer can be fully licensed and still deliver late, over-budget, or below quality expectations.
What to check:
- Completed projects: How many has the developer delivered? Are they on time? Visit them physically if possible — check build quality, common area maintenance, service charge levels.
- Ongoing projects: Are current sites showing active construction? A registered project with no visible progress 12 months post-launch is a concern.
- Financial stability: Is the developer publicly listed (check DFM/ADX)? If private, are they backed by a known group? Developers with thin capitalisation are most vulnerable to market downturns.
- DLD dispute history: The Dubai Courts and RERA Dispute Resolution Committee maintain records. A developer with multiple active disputes warrants extra scrutiny.
Step 5: Validate the broker (if applicable)
If you're purchasing through a broker rather than directly from the developer:
- Verify their RERA broker license number on the DLD portal
- Confirm they hold a valid Form A (developer-issued authorisation to sell that specific project)
- Ensure the broker is not collecting payments directly — all funds should go to the developer's escrow account
Approximately 30% of buyer complaints filed with RERA involve broker conduct — primarily undisclosed commissions, misrepresented payment plans, or verbal promises contradicting the SPA.
Where WealthIQ fits
Our project grading system performs this verification as a baseline — then goes further. Every project in our database has been checked against DLD registration, RERA permits, and escrow establishment. Our developer grades incorporate delivery history across every project they've launched, not just the one being marketed.
When we grade a project A, B, or C, the regulatory foundation is already confirmed. The grade reflects everything above the regulatory minimum: pricing fairness, construction progress, developer reliability, and area dynamics.
But WealthIQ isn't a substitute for your own due diligence. We provide analysis and grading. The final verification — especially confirming your specific contract matches the registered project — is yours to complete.
The 15-minute checklist
Before committing any capital:
- [ ] Project appears on Dubai REST as Active
- [ ] RERA permit number is current and matches the project
- [ ] Escrow account is confirmed with DLD
- [ ] Developer has at least 2 completed projects delivered within 12 months of stated timeline
- [ ] Payment instructions direct to escrow account only
- [ ] SPA matches the registered project specifications
If all six pass, you're dealing with a legitimate offering. Whether it's a good offering is a separate question — and that's where grading, comp analysis, and area dynamics come in.
Data as of April 15, 2026. This is research, not financial advice.