Booking deposit refund from a Dubai developer: a playbook for US investors

In Dubai, a deposit paid before a contract and one paid under a registered SPA follow different rules.

Booking deposit refund from a Dubai developer: the route for US investors

First establish whether you signed an SPA (sale and purchase agreement). Without one, the reservation terms govern; with one, the SPA and Dubai law do.

1. Pin down your stage

   Signed SPA or not?

2. Check registration

   Do you hold an Oqood e-certificate?

3. Trace the payment

   Escrow account or other?

4. Request the refund in writing

   Cite the clause and a deadline.

5. Escalate or report

   DLD, lawyer, or IC3 if fraud.

Step 1: Work out whether a contract exists

Look for a signed SPA, not just a reservation form. Under Dubai Law No. 13 of 2008, Article 10, a contract signed before project approval is null and void.

Step 2: Check whether the sale was registered in Oqood

Oqood is the DLD's system for the Interim Property Register. The DLD says the signed SPA "shall be registered in the provisional register within 90 days from the date of signing," and the buyer receives a provisional registration e-certificate by email.

If a developer refuses or delays registration, the DLD FAQ says you can apply to the DLD's Real Estate Registration Assurance section.

Step 3: Trace where the reservation fee went

Check the beneficiary on your wire. Escrow is where the DLD says off-plan buyer money goes; a reservation fee paid before any SPA is a gray area that no official source settles. If it went elsewhere, see paid outside escrow.

Step 4: Request the refund in writing with the right rule attached

Before an SPA, quote the reservation terms. After an SPA, the position depends on why you are asking. If RERA cancels the project, or work has not started for reasons outside the developer's control, Article 11 of Law No. 13 of 2008, as amended by Law No. 19 of 2020, requires a refund of all payments.

If you, the buyer, stop paying under a signed SPA, the same article lets the developer, after DLD notice and 30 days, terminate and keep up to 25% of the unit value where the whole project is under 60% complete, or up to 40% from 60%.

Example: on a hypothetical AED 1,000,000 unit (about $272,000) below 60% project completion, up to AED 250,000 may be kept.

Step 5: Escalate in Dubai, and report in the US if it looks like fraud

The DLD may try an amicable settlement, but the DLD FAQ says termination claims go to the real estate court; arbitration applies if your SPA has a clause. See our dispute route map for US investors.

Fraud is a separate track. The FTC says to contact your bank immediately and ask it to reverse a transfer, and to report at ReportFraud.ftc.gov. An IC3 complaint at ic3.gov goes to the FBI.

Oqood deadline

90 days

From signing the SPA

Source: DLD

Max kept, below 60%

Up to 25%

Source: Article 11

Max kept, 60% and over

Up to 40%

Source: Article 11

If your payment was an EOI rather than a booking deposit, see EOI refunds for US buyers. For more, read the global booking deposit guide, the US hub for off-plan problems, or look up the developer's registry record.

Booking deposit questions from US buyers

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.