Short answer
- What to check before handover in Dubai, for Australian buyers: the final measured area, visible defects, the approved service charge and the steps to your title deed.
- The DLD FAQ says extra area is not charged unless the contract says so, and developers must compensate for shortfalls beyond 5%.
- Under Article 14 of Law No. 8 of 2007, 5% of the escrow account is retained after the completion certificate and released one year after units are registered to buyers; the DLD calls it a defects guarantee.
- The title deed is issued after the developer registers the completed project and the unit is fully paid (DLD FAQ). The certificate fee on the DLD page for completed units is AED 250.
- Snagging is not legally required in Dubai but is widely recommended before you sign acceptance.
Decide first whether you will be in Dubai or send someone, because that changes what you can realistically check. It also helps to review the project's registry status before you book anything.
Start
Handover notice received
Decision
Unit fully paid?
- No
Outcome
Settle balance, then deed
- Yes
Decision
Area within 5%?
- Shortfall over 5%
Outcome
Raise compensation in writing
- Within range
Decision
Who inspects?
- You, in Dubai
Snag list before signing
Outcome
Defects acknowledged in writing
- A representative
Written brief and photos
- You, in Dubai
- Shortfall over 5%
What should Australian buyers check before handover in Dubai?
Australian buyers should check four things before accepting a Dubai unit: area, defects, service charges and the payment status that unlocks the title deed. Each one has its own rule.
Handover is the moment the developer gives you the keys and you sign acceptance. Once the completion certificate is issued, Article 8 of Law No. 13 of 2008 requires developers to enter completed projects in the Property Register.
| Check | Rule | Source |
|---|---|---|
| Final area | Extra area not charged unless the contract says so; shortfall beyond 5% compensated | DLD FAQ |
| Defects | 5% escrow retention held for one year after registration | Law No. 8 of 2007, Art. 14 |
| Service charges | Collection needs RERA approval | Law No. 6 of 2019, Art. 27(a) |
| Title deed | Issued after project registration and full payment | DLD FAQ |
Branch 1: the unit is not yet fully paid
The title deed does not move until the unit is fully paid. The DLD FAQ ties issue of the deed to two conditions: the developer registering the completed project, and the buyer's balance being cleared. If a final instalment is due, confirm the amount and the receiving account before transferring from Australia.
Branch 2: the measured area differs
Ask for the final area in writing and compare it with your SPA. A shortfall of more than 5% triggers compensation under the DLD FAQ, and extra area cannot be charged unless your contract allows it.
Example: a hypothetical SPA area of 1,000 sq ft against a final 940 sq ft is a 6% shortfall, which is over the 5% line. A final 970 sq ft is a 3% shortfall, within it.
Branch 3: snagging before handover in Dubai from Australia
Snagging means listing defects, from cracked tiles to faulty sockets, before you accept the unit. It is not a legal requirement in Dubai, but property portals recommend not signing acceptance until the developer has acknowledged the defects in writing.
Brief for a representative inspecting on your behalf
…but until this moment, I did not receive the property…
Branch 4: defects that show up after you take the keys
The 5% retention gives a window. Under Article 14 of Law No. 8 of 2007, the escrow agent keeps 5% of the account's value after the completion certificate and releases it one year after units are registered to buyers. Report defects in writing inside that year.
Handover checklist for Dubai off-plan: what changes for Australia investors
Australia investors face the same Dubai rules as residents, with a longer clock and fewer official helpers.
If the handover date itself keeps moving, see what to do when the handover date changes. If the developer will not acknowledge defects or the area gap, the options are laid out in our Australia guide to off-plan disputes. The global handover checklist and the hub for Australian buyers cover the rest.
FAQ
Do Australian buyers need to fly to Dubai for handover?
Australian buyers do not have to inspect a Dubai unit in person, but someone should. A representative can photograph rooms, test fittings, record the final area and obtain the developer's written acknowledgement of defects. Snagging is not legally required in Dubai, yet signing acceptance without a written defect list leaves the buyer with less to point to later.
What happens if my Dubai unit is smaller than the SPA says?
A Dubai unit that is smaller than the SPA area by more than 5% entitles the buyer to compensation, according to the Dubai Land Department's FAQ. Extra area is not charged unless the contract allows it. Ask the developer for the final measured area in writing and compare it with the figure in your SPA before signing acceptance.
Is snagging before handover in Dubai required by law?
Snagging before handover in Dubai is not a legal requirement. It is a practical step that property portals recommend: list every defect and get the developer to acknowledge the list in writing before you sign acceptance. The 5% escrow retention under Law No. 8 of 2007 is described by the DLD as a guarantee for defect repairs.
When do I receive the title deed for a Dubai off-plan unit?
The title deed for a Dubai off-plan unit is issued after the developer registers the completed project and the unit is fully paid, according to the DLD FAQ. The DLD's sale-registration page for completed units lists a title deed certificate fee of AED 250. Until then, the Oqood pre-registration is the record of the buyer's interest.
Related guides
- GuideWhat to check before handover in Dubai: snagging, area, the 5% retention and your title deed
- Country hubDubai off-plan problems for Australian buyers: every stage, every guide
- Australia guideRERA Service Charge Index for buyers in Australia: which route fits your situation
- Australia guideHandover date changed on your Dubai off-plan unit: a guide for Australian buyers
- Australia guideAn off-plan dispute with a developer in Dubai, handled from Australia
Sources
- Dubai Land Department: frequently asked questions
- Law No. 8 of 2007 Concerning Escrow Accounts for Real Estate Development in Dubai (Dubai Legislation Portal)
- Law No. 13 of 2008 Regulating the Interim Real Property Register in Dubai (Dubai Legislation Portal)
- Dubai Land Department: request for sale registration (completed units)
- Australian Consulate-General Dubai: List of Legal Practitioners in Dubai & the Northern Emirates (July 2026)
- ATO: foreign and worldwide income for Australian residents
This guide is general information, not legal advice. Laws and procedures change; check the official source before acting. Published 12 October 2026, last updated 12 October 2026.