Oqood Dubai is the name buyers use for the Dubai Land Department (DLD) system that records an off-plan sale before the building is finished. If you sign a contract for a unit that is still under construction, this registration is what puts your name against that unit in the official record.
This guide explains what Oqood is, when it is paid, how it protects you and what changes at handover. Fees and rules change, and broker sources disagree on several figures, so we mark each point that you should verify before paying.
It is general information, not legal advice. Check every number with the DLD and a licensed lawyer.
Table of Contents
- What Is Oqood Dubai?
- Why Oqood Dubai Registration Matters for Off-Plan Buyers
- How Off-Plan Contract Registration Works, Step by Step
- Oqood Dubai Fee: What You Pay and When
- How Oqood Dubai and Escrow Protect Your Money
- Oqood Dubai vs Title Deed
- Form A and Form B: Where They Fit
- Resale, Mortgage and Golden Visa at the Oqood Dubai Stage
- What Happens at Handover
- Oqood Dubai Checklist Before You Pay
- Frequently Asked Questions
What Is Oqood Dubai?
Oqood Dubai is the DLD’s online system for registering off-plan sales. The word means “contracts” in Arabic. In DLD material it appears as the self-registration system for off-plan contracts and as the portal developers use to register projects.
Behind the portal sits the law. Dubai Law No. 13 of 2008 created the Interim Real Estate Register for units under construction. The DLD’s investor guide says disposals of off-plan units, such as a sale or a mortgage, must be recorded there, or they are considered null and void.
In simple terms, Oqood Dubai is the interim record that sits between your signed contract and the final title deed.
Why Oqood Dubai Registration Matters for Off-Plan Buyers
An unregistered off-plan purchase is only as strong as the paper in your drawer. Oqood Dubai registration gives the sale an official footing. Here is what it does for you.
- It records your interest. Your contract is entered against a specific unit in a registered project.
- It supports resale and financing. Disposals of off-plan units must go through the interim register, so a registered sale is the starting point for any later step.
- It ties the sale to a registered project. The DLD guide states that off-plan sales made before the required approvals and project registration are null and void.
- It creates a paper trail. The DLD record shows the unit, the parties and the contract terms in one place.
For a wider view of why buyers choose this route, read our article on why off-plan properties are taking over Dubai.
How Off-Plan Contract Registration Works, Step by Step
The exact flow depends on the developer, but the logic is the same. These steps follow DLD guidance and common market practice.
Step 1: The project is registered first
Before units can be sold, the developer registers the project with the DLD. The DLD service page for developers says this includes opening an escrow account for off-plan sales. It is done through the Oqood Dubai portal.
Step 2: You check the project and sign the contract
The DLD guide tells buyers to confirm the project is registered with RERA, to ask for the escrow account number and agent, and to check the developer’s permits. Do this before you sign the sale and purchase agreement (SPA).
Step 3: The sale is registered on the interim register
The signed contract is submitted for Oqood Dubai registration. Guides disagree on who submits it. Some say the developer files it, others say the buyer or a trustee does. Ask in writing who files it and by when.
Step 4: Registration fees are paid
The registration fee is due as part of this step. We cover the numbers in the next section.
Step 5: You receive proof of registration
You should receive a registration document or certificate that you can keep. Store a copy with your SPA and payment receipts.
How long do you have?
The DLD guide says real estate transactions must be registered within 60 days from the date the contract is signed. Late registration can attract a fine on top of the fees. Some broker guides say registration happens only after a set share of the price is paid, for example 20-25%. Treat that as developer practice, not a rule, and verify it.
Oqood Dubai Fee: What You Pay and When
This is the area where sources disagree most, so read carefully.
The 4% registration fee
The DLD’s investor guide lists the registration of a sale and purchase contract at 4% of the purchase price. It states this is to be paid in equal parts by the seller and the purchaser, unless they agree otherwise. In off-plan sales, the contract or the developer’s offer often decides who pays. Some developers advertise a waiver or a split, so read the SPA.
As a simple illustration only: on a AED 1,000,000 unit, 4% is AED 40,000. If it were split equally, each side would carry AED 20,000.
Admin and service fees: verify before paying
Broker sources quote different extras. Some add an AED 580 administration fee. Others quote AED 430 or AED 4,000 for certificate or service items. Older articles describe different small fees again. We could not confirm a single official buyer-side Oqood Dubai figure for these extras.
One official data point: the DLD mortgage registration page lists a service partner fee of AED 5,000 plus VAT for a mortgage registered at the Oqood stage. That is for mortgages, not for the sale itself.
Verify before paying: ask the developer for a written fee breakdown, then compare it with the current schedule on dubailand.gov.ae. Our guide to the hidden costs of buying property in Dubai shows where Oqood Dubai sits among the other charges.
When is it paid?
Most buyers pay at or soon after signing the SPA, but timing varies by developer. This is separate from your instalments. See our guide to Dubai off-plan payment plans to see how registration fees fit around the schedule.
How Oqood Dubai and Escrow Protect Your Money
Registration is one half of buyer protection. The other half is the escrow account.
Under Law No. 8 of 2007, developers selling off-plan must open a separate escrow account for each project. The DLD guide says all amounts paid by off-plan buyers must be deposited there. They are used only for building the project and settling project finance. RERA audits and monitors these accounts.
The DLD FAQ adds that payments are released against construction stages, and that 5% of the escrow balance is retained for one year after completion as a guarantee for defects.
Together, the two systems give you a registered record of the deal and a controlled place for your money. They do not remove all risk. Projects can be delayed or cancelled. The DLD FAQ describes a grievance and committee process, and a court route, for buyers in cancelled projects.
Oqood Dubai vs Title Deed
The difference is timing and legal status.
- Oqood Dubai registration applies while the building is under construction. It sits on the interim register.
- A title deed is issued once the unit exists and the sale is transferred to the main real estate register.
The DLD FAQ describes initial registration as registering off-plan sale contracts before they are transferred to the real estate registry. In other words, the Oqood Dubai record is a placeholder that leads to the deed. It does not replace it.
For the full purchase journey, including ready homes, see our guide to buying property in Dubai.
Form A and Form B: Where They Fit
Many online guides mention Form A and Form B next to Oqood Dubai. They can confuse buyers.
In RERA brokerage practice, these are commonly described as agreements between a broker and a client. They are not the Oqood Dubai record itself. The DLD guide names Form F as the standard form of sale contract, and says parties may add terms that do not conflict with it.
The safe approach: ask your broker which forms you are signing, what each one covers and who keeps a copy. Do not treat any form as proof of Oqood Dubai registration. Only the DLD record counts.
Resale, Mortgage and Golden Visa at the Oqood Dubai Stage
Resale
The DLD FAQ says an off-plan unit can be assigned before transfer to the land registry after obtaining a No Objection Certificate (NOC) from the developer. Expect the developer to set conditions, such as a minimum paid share.
Mortgage
Lending on unfinished units is harder. Policies differ by bank. Read our guide to a mortgage in Dubai for non-residents before assuming finance is available.
Golden Visa: confirm both sources
Broker sources disagree on whether an Oqood-stage unit can support a Golden Visa. The DLD investor service page lists an e-certificate of title or title deed among the required documents. Other official wording refers to off-plan units bought from approved companies. These are not identical.
Verify before paying: check the DLD Golden Visa investor service and the ICP Golden Residency page, and ask what proof they accept. We do not repeat the rules here. Our separate article on the Dubai Golden Visa by property covers them in detail.
What Happens at Handover
When the building is complete and the unit is ready, the sale moves from the interim register to the main register. The title deed is then issued in your name.
- Completion notice. The developer tells you the unit is ready and states the final payment due.
- Inspection. Check the unit against your SPA and list any defects in writing.
- Final payments and charges. Pay the balance and any handover charges set out in the contract, including service charge items.
- Transfer and title deed. The DLD records the transfer and issues the deed.
On defects, the DLD guide cites Law No. 27 of 2007: developers are liable for structural defects for 10 years and minor defects for one year from the date of the building completion certificate. Keep your Oqood Dubai paperwork, as it ties you to the unit throughout.
Oqood Dubai Checklist Before You Pay
- Is the project registered with RERA and the DLD?
- Do you have the escrow account number and the agent’s name?
- Who files the Oqood Dubai registration, and by what date?
- What is the full written fee breakdown, and who pays the 4%?
- Will you receive proof of registration, and when?
- What are the resale and NOC conditions?
- What are the handover and defect terms?
Frequently Asked Questions
What is Oqood Dubai?
Oqood is the Dubai Land Department system used to register off-plan sale contracts on the Interim Real Estate Register. It records your purchase of a unit under construction until the project is complete and the sale moves to the main register and a title deed is issued.
Who pays the Oqood Dubai fee?
The DLD investor guide lists the sale registration fee at 4% of the purchase price, payable in equal parts by seller and purchaser unless they agree otherwise. In practice the SPA or the developer’s offer decides. Ask for a written breakdown and verify it before paying.
How much is the Oqood Dubai fee?
The DLD guide gives 4% of the purchase price for registering a sale. Broker sites add small admin fees such as AED 580 or AED 430, and they disagree. We found no single official figure for those extras, so verify before paying.
Is Oqood Dubai the same as a title deed?
No. Oqood Dubai is the interim registration while the building is under construction. A title deed is the final proof of ownership issued after the unit is complete and the sale is transferred to the main real estate register at handover.
How long do I have to register an off-plan contract?
The DLD investor guide says transactions must be registered within 60 days of signing the contract, and late registration can bring a fine plus the fees. Some developers wait until a set share of the price is paid, so ask for their timetable in writing.
Can I sell an off-plan unit after Oqood Dubai registration?
Often yes. The DLD FAQ says an off-plan unit can be assigned to a third party before transfer to the land registry after obtaining the developer’s No Objection Certificate. The developer may set conditions, so read your SPA first and get the NOC in writing.
Does an Oqood-stage property qualify for the Golden Visa?
Sources differ. The DLD service lists a title deed among required documents, while ICP wording refers to off-plan units from approved companies. Verify before paying, using dubailand.gov.ae and icp.gov.ae, and read our Golden Visa article for the full rules. Do not rely on broker claims alone.
Need Help With an Off-Plan Purchase?
Oqood Dubai registration is simple when you know what to ask. If you want a second pair of eyes on a developer, a fee breakdown or your SPA before you pay, contact the MR Real Estate team and we will guide you step by step.
