How to Judge a Developer: Delivery Record, Escrow and RERA Checks
When you buy off-plan, you are buying a promise. The developer behind that promise matters more than the brochure, the location or even the price. In a market where many projects complete in 2027, choosing the right developer is the single best protection you have.
1. Look at what they have finished
Ask for a list of the developer's completed projects and go and see one or two. Are the common areas well kept? Do residents complain about leaks or lifts? How quickly did units rent out? A developer with ten finished towers that look good after five years has proved something that a first-time developer cannot.
2. Check whether they deliver on time
Delays of a few months are common in Dubai and usually covered by a grace period in the contract. Delays of years are a different matter. Compare the original handover dates of the developer's past projects with the dates they were actually completed. A consistent record matters more than any single launch.
3. Follow the construction progress
Registered projects report their construction progress to the Dubai Land Department, and buyers can follow it through official channels such as the Dubai REST app. For a project already under way, the completion percentage tells you whether the building is moving at the pace the payment plan assumes.
4. Confirm the escrow and registration
Every off-plan project must be registered with RERA, and buyers' payments must go to the project's escrow account. This protection works for every developer, but it only works if you pay into the right account. Check the account name on every payment request.
5. Judge the quality, not only the design
Renders all look beautiful. Ask instead about the specification: the brands of kitchen and bathroom fittings, the air-conditioning system, the glazing, the size of the balconies. Visiting a finished project by the same developer shows you the quality you are likely to receive.
6. Ask about after-sales service
A good developer fixes defects promptly after handover and appoints a capable management company. Ask how defects are handled in the first year and what the expected service charges are. High charges for modest facilities are a warning sign.
Questions to ask the sales team
A few direct questions reveal a lot: Which of your projects were handed over late, and why? Can I visit a completed building this week? Who will manage the building after handover? What service charge do you expect per square foot? A confident developer answers clearly. Vague answers, or pressure to book before you have them, are worth noticing.
Size is not everything
Large developers such as Emaar, DAMAC, Binghatti, Azizi, Samana and Aldar have long track records, and we hold marketing agreements with many of them. Smaller developers can also build excellent projects, often with more attractive payment plans; they simply deserve a closer look.
How we help
For every project on our Off-Plan Finder we can tell you what the developer has delivered before and how its completed buildings perform today. Book a free consultation and we will go through the checks with you.