How selling before handover works
Until handover, you do not own a finished unit with a title deed. You hold rights under the SPA you signed with the developer. Selling off-plan means assigning those rights to a new buyer. The buyer steps into your place in the contract, pays you for what you have already paid plus any agreed premium, and takes over the remaining payment plan with the developer.
Dubai law requires every off-plan sale to be registered in the interim real estate register kept by DLD, known as Oqood. Under Law No. 13 of 2008, a sale that is not registered there is void. Registration is therefore a required step that protects both you and the buyer.
What the developer requires
The conditions come from your SPA and from the developer, not from a single rule for the whole market. Most developers allow a resale only after a set share of the price has been paid. Your SPA and the developer set that threshold, so we always read the SPA first.
The developer then issues an NOC confirming that it agrees to the assignment and that your payments are up to date. The NOC fee depends on the developer, and we confirm the amount for your case. Some developers also have their own forms or a waiting period, which is why we check this on the first call.
Steps and documents
- Contract check. We read your SPA and your payment statement from the developer to see whether a resale is allowed now.
- Matching a buyer. We present the unit privately to cash buyers on our list.
- Form F. You and the buyer sign Form F, which sets the price, the deposit and how the remaining instalments pass to the buyer.
- Developer NOC. You apply to the developer for the NOC and pay its fee.
- Oqood registration. The assignment is registered with DLD in Oqood, and the buyer becomes the new party to the SPA.
You will need the SPA, the developer's payment statement, your passport (and Emirates ID if you have one), the signed Form F and the NOC. If the unit is financed, add a letter from your bank.
Costs of an off-plan resale
| Item | Amount | Source |
|---|---|---|
| DLD registration (Oqood) | a percentage of the price set by the current DLD schedule, split as agreed in Form F | DLD, ECR 30/2013 |
| Developer NOC | depends on the developer, and we confirm the amount for your case | developer |
All amounts should be checked against the current DLD fee schedule on the day of the sale. Our guide to selling costs in Dubai explains each item, and the off-plan assignment guide goes through the procedure in full.
How we help
On the first call we go through your SPA, your payment history and the developer's resale conditions. If a sale is possible now, we present the unit to cash buyers on our list. A cash buyer does not need a bank to approve the purchase, which keeps the assignment simpler. As CARPE DIEM REAL ESTATE L.L.C, a licensed agency, we prepare Form F, coordinate the NOC with the developer and take the sale through Oqood registration. If you live outside the UAE, most of this can be done remotely; see selling from abroad. You can also read how a cash proposal is formed.
Frequently asked questions
How much do I need to have paid before I can sell?
That depends on your SPA and on the developer, not on a general law. Check the resale clause in your SPA and your payment statement before looking for a buyer.
How much is the developer NOC?
Each developer sets its own NOC fee, so it differs from project to project. We check the current fee with the developer before you sign Form F.
Who pays the DLD fee on an off-plan resale?
You and the buyer agree in Form F who pays the fee. It is a percentage of the price set by the current DLD schedule and is settled before the sale is registered in Oqood.
Does the buyer take over the remaining instalments?
Yes. In an assignment the buyer steps into your place in the SPA and takes over the remaining payment plan with the developer. You and the buyer set out in Form F what the buyer pays you for the amount you have already paid.
Can I sell an off-plan unit with a mortgage?
Often yes, but the bank that financed the unit must agree and the outstanding loan has to be settled as part of the sale. Your bank issues a letter with the outstanding amount, and we coordinate it with the developer and DLD.
Do I need to come to Dubai?
In most cases you do not. Most of the process can be done remotely, and you can give someone a power of attorney for the formalities. We explain what is needed on the page about selling from abroad.
How long does an off-plan resale take?
There is no fixed time. It depends on the SPA, the developer's NOC, your payment statement, any bank involvement and Oqood registration.
Tell us about your off-plan unit
Share a few details and we will check your contract terms and help you sell to a buyer who pays in cash.