How a cash sale works in Dubai, step by step
- Enquiry. You describe the property in a short form: the building, size, condition and whether it is ready or off-plan.
- Call. We call you to talk about your price expectations, your timeline and any mortgage on the property.
- Document check. We look at the title deed, or the developer contract (SPA) for an off-plan unit, and at the service charge position, because the developer NOC depends on it.
- Matching a buyer. After you sign Form A, the agency agreement, we present the property privately to cash buyers on our list whose criteria fit it.
- Proposal. You receive the buyer's proposal, and we go through the documents and timing with you. You decide whether to accept it.
- Form F. If you accept, you and the buyer sign Form F, the standard sale contract (MOU) used in Dubai.
- Developer NOC. The developer issues a no objection certificate once the service charges are paid up.
- Transfer. Ownership passes to the buyer at a DLD trustee office. For an off-plan unit, the SPA is assigned to the buyer and registered with DLD in Oqood.
What a cash buyer is
A cash buyer is a buyer who pays the full price from their own funds, with no bank mortgage. Because no lender is involved, there is no bank valuation and no credit decision to wait for. Once Form F is signed and the developer NOC is issued, the sale can go straight to the transfer at the trustee office. A cash buyer can be a private person or a company.
How a proposal is formed
The buyer makes the proposal, and we help you read it. We start with recent transactions in your building and in the surrounding area. Then we look at the condition of the property, at current demand from cash buyers for units like yours and at the date by which you need to sell. A cash proposal is usually below a listing price. In return, there is no buyer's bank approval to wait for, which usually shortens the path to the transfer.
We do not promise a price in advance. You see how a proposal compares with recent sales, and you decide on it yourself. If you first want a sense of where your property stands, start with a valuation.
Cash buyer or public listing
| Criterion | Cash buyer | Mortgage buyer or public listing |
|---|---|---|
| Bank approval | not needed | needed (bank valuation, credit decision) |
| Price | usually below listing price | closer to listing price, not guaranteed |
| Time to transfer | no bank approval stage | adds the buyer's bank valuation and credit decision |
| Visibility | no public listing | portal listings and viewings |
Both routes go through the same legal steps. The difference lies in who the buyer is and how they pay. We compare the two routes in more detail in the guide cash buyer or public listing.
What happens after you accept
Before the property is presented, you sign Form A, the agency agreement between you as the seller and the agency. When you accept a proposal, you and the buyer sign Form F, which sets the price, the deposit and the transfer date. You then apply for the developer NOC, which confirms that no service charges are outstanding. If the property is mortgaged, your bank issues a liability letter and the loan is settled as part of the transfer. On the transfer day, ownership is registered at a DLD trustee office and the DLD fee set by the current schedule is paid, split as agreed in Form F.
The steps of selling in Dubai are the same for every seller. With a cash buyer, the buyer's bank drops out of the process.
Off-plan and mortgaged property
An off-plan unit can often be sold before handover, depending on the developer and on how much of the price you have paid. We explain the route on the off-plan sale page. A mortgaged property can also be sold. The mortgage is settled as part of the transfer, and we confirm the outstanding balance with you on the first call.
Why you will not find public listings here
Many properties reach us confidentially. Sellers who choose a cash sale often prefer to avoid a portal ad, photos online and a stream of viewings. Buyers on our list receive only the proposals that match their criteria. If you are a buyer yourself, you can join the buyer list.
Frequently asked questions
What is a cash buyer?
A cash buyer pays the full price from their own funds, without a bank mortgage. There is no bank valuation or credit approval in the process, so the sale can move to Form F, the developer NOC and the DLD transfer as soon as the documents are ready.
Does Sellova buy property?
No. Sellova does not buy property. We help you sell to the cash buyers on our list, and as CARPE DIEM REAL ESTATE L.L.C, a licensed agency, we handle the transaction under DLD procedures.
How is the proposal price set?
The buyer sets the proposal price. Before you decide, we show you how it compares with recent transactions in your building and area, with current demand from cash buyers and with your timeline.
Is a cash proposal below market value?
Usually it is below the listing price. In return, there is no wait for the buyer's bank approval. How far below depends on the building, the condition of the property and how soon you need to sell, so we do not quote a figure in advance.
Do I have to accept the proposal?
No. Registering and asking for a proposal are free, and receiving a proposal does not oblige you to accept it. You can decline any proposal, and the price is only binding once you and the buyer sign Form F.
How long does a cash deal take?
There is no fixed time. It depends on the documents, the developer, any mortgage and the DLD transfer appointment. We check those factors before you decide.
Can I get a proposal for an off-plan or mortgaged unit?
Yes. For an off-plan unit we check your SPA and how much you have paid, because the developer sets the conditions for the NOC. For a mortgaged property, the loan is settled as part of the transfer, and we confirm the balance on the first call.
Ask for a proposal
Describe your property and we will call you back with how cash buyers see similar units. A proposal comes with no obligation, and we do not promise a price before we have looked at the data.