You’ve seen those ads. We all have. The floor-to-ceiling windows, the rooftop infinity pool, and the skyline in the background. And best of all? A price tag that makes it look doable. That’s the hook of an off plan property: you buy now, the unit is delivered later, and you (hopefully) walk away with great value. But the truth is, these deals are more complicated than they seem at first glance.
The off-plan market has exploded in recent years, especially post-Expo and with Dubai’s continued growth as a global city. New master plans and mixed-use developments are popping up in every direction. So, how do you know what’s worth it, and what might be more trouble than it’s worth?
Don’t just buy the brochure!
Developers can make anything look good on paper. It’s easy to get distracted by sleek mock-ups and promises of future beachfronts, but timelines shift and projects evolve. What you want to look at is the developer’s track record.
This is where experience with real estate property developers makes a huge difference. Look into how long they’ve been operating. Have they actually delivered projects in the past? Do they deliver on time, and more importantly, do they deliver what they advertise? You want to know what the handover process has been like for past buyers.
Try and find forums or reviews where people have documented their journey with a particular project. Did they get what they were promised? Were there delays? Did service charges later spike? It’s these kinds of first-hand experiences that give you the real picture.
Timelines, payment plans, and fine print.
One of the major attractions of off-plan is the flexible payment structure. But don’t let that be the only factor guiding your decision. Some plans are front-loaded. Others stretch into the post-handover period. Make sure your budget accounts for the full commitment, not just the deposit.
Delays are another thing to consider. Almost every project experiences some form of shift in timeline. It might not always be the developer’s fault; there can be supply chain issues, labour shortages, or changes in government regulation that can all affect progress. But it’s your job as a buyer to prepare for the possibility. If your move-in date is critical, off-plan might not be your best option.
Also, remember that a finished unit doesn’t always mean a livable one. Some developers will hand over units before all facilities are ready. You might think all’s good until you step into a building where elevators that aren’t working yet, pools still under construction, or landscaping that hasn’t been completed. Clarify what counts as “handover” in your contract and stick to it.
Location vs livability
A lot of off-plan marketing focuses on the view or the lifestyle being promised. But practical concerns matter more. What’s the road access like? Are there schools or groceries nearby? What’s the current infrastructure, and what’s planned in the next few years?
Some buyers have ended up with beautiful apartments but no functional neighbourhood around them. Others find themselves waiting years for basic amenities to show up. And nobody wants that.
Also, think about the resale market. If you’re not planning to live in the unit long-term, make sure you understand what kind of demand exists in the area. Some developments are easy to rent or resell because they cater to a wider audience. Others can be trickier.
Post-handover realities.
After you get the keys, the experience isn’t over. You want to know what the service fees are like, who manages the property, and how responsive they are. Don’t underestimate how much a bad building management team can affect your living experience or rental returns. Trust me, I’ve seen people lose so much time and resources just because of how incompetent their building management was. You’re getting this to make your life easier, not more difficult, right?
Find out if the developer continues to have any role in community maintenance or if that shifts to an owner’s association. Some communities thrive after the handover while others begin to suffer from neglect and rising costs. Ask questions now to avoid regrets later.
Working with the right people!
A big part of a smooth off-plan experience comes down to who’s guiding you. Whether it’s a real estate consultant, legal advisor, or property expert, make sure you’re getting advice from people who don’t have a stake in your purchase. And that means avoiding those who are only in it for the commission.
You want someone who can explain the downsides as much as the upsides. Someone who talks to you about inflation protection, construction-linked vs date-based plans, and the role of escrow accounts. And of course, someone who’s qualified to do all that. The more informed your guide is, the better decisions you’ll make.
There’s no doubt that buying off-plan in Dubai can be a smart move. But like anything that sounds too good to be true, it requires homework. Don’t go in blind.
And if you want to know who’s behind most of the city’s upcoming developments, keep an eye on any major property developer in Dubai. Don’t rely on anyone else. Go visit them yourself, today!
Source: Cosmo Politian
