AI-Powered Oqood Verification: Smarter Secondary Off-Plan Buying in Dubai

Buying a secondary market off-plan property in Dubai requires more than reviewing a standard Sale and Purchase Agreement. Investors step into an existing contract, which increases the need for accurate verification and risk assessment. The Dubai Land Department registers interim ownership through the Oqood system, making certificate validation essential before any transfer. Today, AI-driven due diligence tools enhance this process by analyzing contract data, payment histories, and registration records in real time. According to RERA, off-plan transactions exceeded 60% of residential sales in H1 2025, highlighting the growing importance of secure secondary deals. By integrating AI-supported verification with official Oqood confirmation, buyers reduce legal risks, detect inconsistencies faster, and make data-informed investment decisions.

Before handing over any deposit, buyers should check title deed status through the DLD’s free Property Status Enquiry service, which covers Oqood certificates as well as registered title deeds. The search returns four possible outcomes — valid, restrained, blocked, or invalid — and anything other than “valid” must be resolved directly with the Dubai Land Department before any agreement proceeds. A seller unwilling to share their Oqood number for independent verification is a clear red flag.

The Oqood verification process also matters for long-term residency planning. Investors aged 55 or older who intend to use their Dubai property toward a retirement visa Dubai should understand that GDRFA requires a fully issued title deed, not an Oqood certificate — off-plan properties are explicitly excluded from the retirement visa property route, per GDRFA documentation. The practical implication: handover timeline is not just a convenience issue, it is a residency eligibility issue. 

What an Oqood Certificate Confirms

Oqood (Arabic for “contracts”) is Dubai’s interim property register for off-plan transactions, managed by RERA under the Dubai Land Department and governed by Law No. 13 of 2008 Regulating the Interim Real Property Register. When a developer sells an off-plan unit and the buyer signs the SPA, the developer is legally required to register that contract through the Oqood portal. The resulting certificate records the buyer’s name, unit specifications, purchase price, payment schedule, and the DLD-approved escrow account number holding all buyer funds. It serves as legal proof of provisional ownership rights throughout the construction phase.

An Oqood certificate is not a title deed. It represents provisional ownership and does not grant the same full property rights — including unconditional mortgageability or the ability to make structural changes without developer and DLD consent. When the developer receives a project completion certificate, the Oqood converts to a full title deed. Until that conversion, the Oqood is the only DLD-recognized document establishing legal ownership. In a secondary resale, what the buyer acquires is a transfer of the seller’s SPA rights into the buyer’s name — but only after independent verification and a formal Oqood transfer at a DLD trustee office.

How to Verify an Oqood Certificate Step by Step

Step 1: Run the DLD Property Status Enquiry

Access the Property Status Enquiry service at dubailand.gov.ae or through the Dubai REST app. Select the certificate number search option — Oqood certificates use the same number-and-year format as title deeds. Enter the seller’s Oqood number exactly as shown on their document. Results appear within minutes, showing registered owner name, unit details, and any legal encumbrances. A “blocked” result means a court order is preventing transfer; “restrained” indicates an active legal dispute. Both statuses make the unit legally non-transferable until resolved. This verification is free of charge.

Step 2: Cross-Check Project Status via Mashrooi (Dubai REST)

Open the Dubai REST application and search for the project under “Project Status (Mashrooi)” — the service name means “My Project” in Arabic and is provided directly by DLD. Each project carries an official label: active, finished, or cancelled. For active projects, the app shows RERA-verified construction completion percentage, official inspection photographs, escrow account registration, and developer compliance status. In practice, cross-reference the RERA-verified completion percentage against the seller’s and developer’s marketing claims — discrepancies of 20 percentage points or more between official DLD records and developer-cited figures have appeared in multiple projects and warrant direct DLD inquiry before proceeding.

Step 3: Confirm Payment Standing with the Developer

Contact the developer’s transfer or sales team in writing and request confirmation that the seller is current on all SPA installment payments, that no cancellation proceedings have been initiated under Law No. 19 of 2017, and that the seller has met the developer’s minimum resale payment threshold. Most Dubai developers require 30–40% of the total unit value to have been paid before approving a resale and issuing a No Objection Certificate (NOC), per RERA resale guidelines. Some projects, particularly in premium areas, set this threshold at 50%. The NOC typically takes 3–7 business days once the application is submitted with all required documentation, per DLD service parameters.

Step 4: Execute the Oqood Transfer at a DLD Trustee Office

With the developer’s NOC confirmed and all documents verified, both parties attend a DLD-approved Real Estate Registration Trustee office to execute the formal transfer. Required documents from the seller include the original Oqood certificate, original SPA, full payment receipts directed to the escrow account, Emirates ID or valid passport, and the developer’s NOC. The buyer provides Emirates ID or passport; company buyers also need a valid trade license, attested Memorandum of Association, and Power of Attorney if applicable, per DLD registration requirements. Once the transfer is processed at the trustee office, the DLD issues a new Oqood certificate in the buyer’s name. From this point, all remaining SPA installment obligations transfer entirely to the buyer. 

Fees for a Secondary Oqood Transfer

Source: Dubai Land Department published fee schedules, dubailand.gov.ae. Government fees are not subject to VAT. Fee responsibility is negotiable; confirm all allocations within the RERA Form F agreement.

Three Red Flags That Stall or Block the Transfer

Unpaid installments below the resale threshold. A seller who has paid only 10–15% of the SPA value cannot legally obtain an NOC. Sellers occasionally present the initial DLD registration receipt as “proof of payment” without disclosing how far behind they are on installments. Request a complete, itemized payment schedule and corresponding escrow account receipts — not just the initial registration document.

Blocked or mortgaged Oqood. Some off-plan units carry mortgage liens registered against the Oqood certificate by a financing bank. A DLD Property Status Enquiry will flag active mortgage encumbrances. These must be cleared or formally transferred before ownership can pass to the buyer, which adds approximately 2–4 additional weeks to the transfer timeline when coordination between seller’s bank, buyer’s bank, and DLD Escrow Department is required.

Developer cancellation proceedings. Under Law No. 19 of 2017, developers may initiate SPA cancellation if a buyer defaults on payments. A seller motivated to exit quickly may be doing so because they have already received a default notice. Confirm in writing with the developer that no cancellation proceedings are underway for the specific unit before signing the RERA Form F or paying any deposit.

FAQ

How do I verify an Oqood certificate in Dubai?

Use the DLD’s Property Status Enquiry service at dubailand.gov.ae or through the Dubai REST app, entering the seller’s Oqood certificate number and year. The service is free and returns results within minutes, showing the registered owner’s name, unit details, and any encumbrances. Results show “valid,” “restrained,” “blocked,” or “invalid” — only “valid” permits the transaction to proceed without further escalation with DLD.

What is the minimum payment required to resell an off-plan unit in Dubai?

RERA guidelines require the original buyer to have met the developer’s minimum payment threshold before a resale NOC can be issued. This is typically 30–40% of the total unit value, though individual developers may set higher thresholds up to 50%. The exact figure is specified in the original SPA; confirm the seller’s payment position directly with the developer before signing any agreement.

Can an off-plan unit with an Oqood certificate be used for a retirement visa in Dubai?

No. The Dubai retirement visa property route requires a fully issued title deed from the DLD — off-plan properties are explicitly excluded, per GDRFA documentation. The property must also be valued at a minimum of AED 1 million, located in Dubai, and the applicant must be at least 55 years old. Investors planning to use property for retirement residency must factor in the handover timeline and title deed issuance before applying.

How long does an Oqood transfer take in a secondary off-plan sale?

The process typically takes 2–4 weeks when all documents are in order: approximately 3–7 business days for the developer NOC, plus 1–2 days for the DLD trustee office appointment. Transactions involving mortgage clearance, missing payment documentation, or Oqood encumbrances can extend this timeline to 4–8 weeks. Confirm all document requirements with the relevant trustee office before scheduling the appointment.

What happens to the remaining payment plan after an Oqood transfer?

All outstanding SPA installment obligations transfer entirely to the new buyer at the moment the Oqood transfer is completed. The buyer assumes full responsibility for every future payment under the original schedule — there is no renegotiation of payment terms with the developer after the transfer is executed. Review the original SPA and all remaining payment milestones in detail before committing to the purchase price.

Is the escrow account automatically transferred in a secondary off-plan resale?

The project’s escrow account remains linked to the project — it does not change. What changes is the registered Oqood holder associated with the unit. Confirm with the developer that all future installment payments from the new buyer will be correctly directed to the same RERA-approved, project-specific escrow account as the original buyer’s payments. Under Dubai Law No. 8 of 2007, all buyer funds must be held in the project’s DLD-registered escrow account.

Do I need a RERA-licensed broker to complete a secondary off-plan transfer?

Using a RERA-licensed broker is not legally mandatory for the transfer itself, but RERA requires the Form F (Memorandum of Understanding) in any sale transaction. Brokers must hold a current RERA license, verifiable through the Dubai REST app. Engaging an unlicensed intermediary for a secondary off-plan transaction provides no legal recourse if a dispute arises, and RERA does not recognize agreements brokered by unlicensed parties.