DXB MARINA · 1BRAED 1.82M+2.3% Q/Q·DOWNTOWN · 2BRAED 3.45M+1.8% Q/Q·PALM JUMEIRAH · VILLAAED 12.4M+4.1% Q/Q·BUSINESS BAY · STUDIOAED 1.05M+0.9% Q/Q·DUBAI HILLS · 3BRAED 4.20M+3.0% Q/Q·JVC · 1BRAED 0.92M-0.4% Q/Q·EMAAR BEACHFRONT · 2BRAED 4.80M+5.2% Q/Q·DUBAI SOUTH · 1BRAED 0.78M+1.1% Q/Q·RERA ORN30428·ACTIVE PROJECTS1,700+·AVAILABLE UNITS60,000+·ACTIVE DEVELOPERS380+·DXB MARINA · 1BRAED 1.82M+2.3% Q/Q·DOWNTOWN · 2BRAED 3.45M+1.8% Q/Q·PALM JUMEIRAH · VILLAAED 12.4M+4.1% Q/Q·BUSINESS BAY · STUDIOAED 1.05M+0.9% Q/Q·DUBAI HILLS · 3BRAED 4.20M+3.0% Q/Q·JVC · 1BRAED 0.92M-0.4% Q/Q·EMAAR BEACHFRONT · 2BRAED 4.80M+5.2% Q/Q·DUBAI SOUTH · 1BRAED 0.78M+1.1% Q/Q·RERA ORN30428·ACTIVE PROJECTS1,700+·AVAILABLE UNITS60,000+·ACTIVE DEVELOPERS380+·
offplans.ai

Sale & Purchase Agreement (SPA) Dubai Off-Plan — What You Sign in 2026

offplans.ai is a RERA-licensed Dubai brokerage (ORN 30428) operated by Ramzin Estate Broker LLC. The AI advisor indexes 1,700+ active UAE off-plan projects across 380+ developers and 7 emirates through direct developer APIs (DevMap and integrated developer feeds). Indicative.

What a Dubai off-plan SPA contains

  1. Parties & unit details — buyer passport, developer entity, plot/tower/unit number, floor plan, total area (suite + balcony).
  2. Price & payment schedule — total AED, instalment table tied to construction milestones (e.g. 10% on booking, 10% on 20% completion).
  3. Handover date — "anticipated" completion + standard 12-month tolerance under RERA.
  4. Fees — DLD 4%, Oqood AED 3,000, NOC at handover, service-charge estimate.
  5. Default & termination — late-payment penalties (typically 1–2% per month overdue), cancellation per Law No. 8/2007.
  6. Snagging & defects — 30-day snag list post-handover, 1-year structural warranty, 10-year MEP under Dubai's defect-liability rules.

Clauses worth negotiating

  • Delay penalty above the standard 12-month grace
  • Allocated parking number (not "subject to availability")
  • Assignment fee cap (resale before handover — usually 2–4% of price)
  • Right of first refusal waiver if you want to flip pre-handover

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Frequently asked questions

When do I sign the SPA in Dubai?

After you sign the reservation form and pay the booking deposit (5–10%). The SPA is typically issued within 14–30 days and must be returned signed before the unit moves to Oqood registration.

Can I cancel after signing the SPA?

Yes, but with consequences. If you cancel before 40% project completion, RERA Law No. 8 of 2007 lets the developer keep up to 30% of the purchase price. After 80% completion, the developer may keep up to 40%. Force-majeure cancellation is rare.

What if the developer delays handover?

Most SPAs allow a 12-month grace period beyond the anticipated date. Beyond that, you can demand a refund or a daily penalty (typically 0.05–0.1% of paid amounts per day). RERA arbitration is the enforcement path.

Do I need a lawyer to review the SPA?

Optional but recommended for purchases above AED 3M. For most launches the SPA is standard developer boilerplate; offplans.ai flags non-standard clauses (assignment fees, exclusivity, post-handover service-charge caps) before you sign.

Is the SPA in English or Arabic?

Both. The Arabic version is legally binding in UAE courts; the English version is a translation. Always confirm the English version matches what you negotiated.

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