What's in this guide
Dubai property diligence is not complicated. It is a set of specific questions that a legitimate seller can answer quickly.
The value is not only in the answers. It is in noticing which questions cause discomfort.
1. About the property
- What is the exact built-up and net usable area? Marketing area and usable area can differ meaningfully.
- Which direction does it face? West-facing means afternoon heat and higher cooling costs. See our viewing checklist.
- What is approved on the plots around it? Views get built out.
- Is the parking allocated, and how many bays? Confirm it exists and its size.
- Is the building on district cooling? If so, there is a separate bill with a fixed capacity charge. See our utilities guide.
2. About the building
- What is the RERA-approved service charge per square foot? The approved figure, not an estimate.
- How has it moved over the last three years? A rising trend in an older building signals maintenance catching up.
- What is the reserve fund balance? An underfunded reserve means a special levy is possible.
- Has there been a special levy, or is one anticipated?
- Is the building registered on Mollak? If not, that is a genuine flag. See our service charge rights guide.
- Does the Owners’ Association permit short-term letting? Critical if that is your plan. See our short-let guide.
3. About the developer (off-plan)
- What is the DLD project registration number? No number, no conversation.
- Which escrow account do payments go to? Project-specific, at a RERA-approved bank.
- What are your last three completions, promised versus actual handover?
- How did your launch service charge estimates compare to the eventual approved rates? See our developer guide.
- What are the assignment terms if I want to sell before handover? Minimum payment threshold and fee. See our assignment guide.
Send Ali the property. He will run these checks himself and tell you plainly what he finds — including when the answer is that you should not buy it.
4. About the money
- What have comparable units in this building actually sold and rented for? Achieved figures from DLD data, not asking prices.
- Who pays the DLD 4%, and is any of it waived? Frequently negotiable, especially off-plan. See our negotiation guide.
- How long has this unit been on the market? A long listing means either the price is wrong or something is.
- How long does a comparable unit in this building take to sell? Your exit risk in a single number. See our exit strategy guide.
5. Reading the answers
A good answer is specific, sourced and offered without hesitation. "The approved rate is AED 18 per square foot, here is the index entry" is a good answer.
A weak answer is approximate where precision exists. "Around fifteen, maybe eighteen" on a published figure means they have not checked — or would rather you did not.
A deflection redirects. "Everyone in this building is happy with the charges" is not an answer to what the charges are.
You are not being difficult by asking. These are ordinary questions with public answers, and a professional seller expects them. If asking twenty reasonable questions damages the relationship, that tells you something about the relationship.
6. Frequently asked questions
What should I ask before buying property in Dubai?
The approved service charge and its trend, the reserve fund balance, what is approved on surrounding plots, achieved sale and rental figures for the building, and for off-plan the DLD registration number, escrow details and delivery record.
What is the most important question to ask a Dubai agent?
"What is the RERA-approved service charge for this building?" It is public, precise, and directly determines your net yield. Vagueness on a published figure is itself informative.
How do I know if a Dubai seller is being straight with me?
Good answers are specific and sourced. Weak answers are approximate where precise figures exist. Deflections redirect the question. Watch which questions cause discomfort.
Should I ask a broker what they would not recommend?
Yes. Anyone genuinely advising has opinions about what to avoid. A broker who says every project is a good buy is distributing inventory rather than advising — and that applies universally.
Is it rude to ask a lot of questions when buying property?
No. These are ordinary questions with public answers and a professional seller expects them. If asking reasonable diligence questions damages the relationship, that is useful information in itself.
Where can I verify the answers I am given?
The DLD Service Charge Index for approved rates, DXB Interact for achieved transaction data, and the Dubai Land Department for project registration and escrow verification.
Want someone to run these for you?
Send Ali the property. He will work through the full list, pull the public data himself, and give you a straight answer on what he finds — including when it is a no.
Sources & verification. Verification routes: Dubai Land Department for project registration, escrow and the Service Charge Index; DXB Interact for achieved transaction data; RERA for broker licensing and Mollak registration. Figures reflect the position as at 3 September 2026 and can change — always confirm current rules with the relevant authority before you commit.