Oqood is the Dubai Land Department's interim registration for off-plan property sales. When you buy a unit that is still being built, your sale and purchase agreement is recorded on this register, and you receive an Oqood certificate as proof of your claim until the building is finished and a title deed can be issued.
For international buyers, Oqood is the first official document you hold in a Dubai purchase, so it is worth understanding before you pay a single instalment. This guide explains how Oqood registration works, what it costs, how it differs from a title deed, and what you can and cannot do with it. If you are still weighing the market itself, our guide to the reasons to buy in Dubai's real estate market covers the bigger picture.
What Is Oqood?
Oqood is an Arabic word meaning "contracts". In Dubai, it is the name of the Dubai Land Department (DLD) system that records off-plan sales in the interim real property register. The Real Estate Regulatory Agency (RERA), part of the DLD, oversees the developers who use it.
Off-plan property is a home sold before or during construction, usually against a payment plan tied to building milestones. Because there is no finished unit to register yet, the DLD records the contract instead. That record is what Oqood does.
It exists for one main reason: buyer protection. Once your contract sits on the register, the sale is officially documented; the unit cannot quietly be sold to someone else, and you have evidence of your rights if the project is delayed or cancelled. Oqood applies to freehold areas of Dubai where foreigners are allowed to buy, which is why most overseas buyers meet it early.
How Oqood Registration Works
The developer, not the buyer, files the registration on the DLD's Oqood portal. Your role is to sign, pay, and supply the right documents. The usual sequence looks like this:
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Reserve the unit and pay the booking deposit to the developer.
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Sign the sale and purchase agreement (SPA) with the developer once the terms and payment plan are agreed.
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Provide your documents. Individuals need a copy of the SPA and a valid passport if non-resident, or a UAE ID if resident. Companies need a trade licence and authorisation papers.
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Pay the registration fee to the developer, who settles it with the DLD.
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The developer submits the application on the Oqood portal under the DLD's initial sale registration service.
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Receive the Oqood certificate by email. The DLD lists processing at one business day once the application is complete.
Speed on the DLD side does not always match speed in practice. The DLD has asked developers to start the payment process within 60 days of the buyer paying the fee, so ask your developer for the exact date your Oqood will be filed and keep the receipt.
Oqood Fees
The headline cost is 4% of the property's sale value. The DLD states that the buyer settles this registration fee through the developer. A few small charges sit on top. The table below uses figures from the DLD's own service page.
|
Fee |
Amount |
Who pays and notes |
|---|---|---|
|
Registration fee |
4% of sale value |
Paid by the buyer to the developer. The DLD service page shows it as 2% seller and 2% purchaser, but the DLD has confirmed the buyer settles the full amount. |
|
Knowledge fee |
AED 10 |
Listed on the DLD initial sale registration service. |
|
Innovation fee |
AED 10 |
Listed on the DLD initial sale registration service. |
|
Developer self-registration fee |
AED 1,000 |
Charged to the developer, not the buyer. |
|
Developer NOC for resale |
Set by the developer |
Not a DLD fee. Agency sources commonly quote AED 1,000 to AED 5,000. |
Some agency blogs quote extra administrative fees of AED 250 to AED 580, but these amounts are not shown on the DLD service page, so treat them as unconfirmed. Ask the developer for a written breakdown before you pay. On an AED 1,500,000 unit, the 4% fee alone is AED 60,000, so budget for it from day one.
Is it charged again at handover? The DLD page describes a single registration of the initial sale, and agency sources say no second registration fee applies when the Oqood converts to a title deed. Title deed issuance can carry its own small administrative charge, so confirm the final handover costs with your developer.
Developers sometimes advertise "0% DLD fee" or "DLD waiver" offers as sales incentives. Check the contract to see whether the developer is covering the fee or simply building it into the price. Ask the sales team to confirm in writing which costs they cover.
Oqood vs Title Deed
People often ask "what is the title deed in Dubai?" and whether it is the same as Oqood. It is not. A title deed is the final proof of full ownership, issued by the DLD once the building is complete, the unit is handed over, and the price is paid in full. Oqood is the temporary record that comes before it.
|
Point |
Oqood certificate |
Title deed |
|---|---|---|
|
When issued |
Shortly after the SPA is registered, during construction |
After completion, handover and full payment |
|
What it proves |
Your contractual right to buy the unit, held in the interim register |
Full legal ownership of the finished property |
|
Issued for |
Off-plan units not yet fully paid |
Completed, fully paid units |
|
Resale |
Possible before handover, subject to the developer's approval |
Free to sell, subject to normal transfer rules |
|
Mortgage |
Limited, only with banks that accept the project |
Standard mortgage available |
|
Registration fee |
4% of sale value, paid at registration |
No second 4% fee reported at handover |
In short, Oqood protects you during construction, and the title deed completes the transaction. When the project finishes, your Oqood record is converted into a title deed through the DLD.
How to Check Your Oqood Certificate
Never rely on a PDF alone, especially if you are buying a unit from another investor. A quick check takes a few minutes:
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Open the Dubai REST app or the DLD website and sign in with your UAE Pass or DLD account.
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Use the property status enquiry service. Enter the area and land number to view the property's current status, with results shown straight away.
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Match the details. Compare the unit number, buyer name, and sale value on the certificate with your SPA.
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Confirm with the developer that the registration is live and that your payments are recorded against it.
The DLD page describes this service in general terms and does not say it covers every Oqood unit, so use the developer's confirmation as a second check. A separate guide to title deed verification will cover the finished-property side of this process.
Can You Sell or Mortgage a Property With Only an Oqood?
Yes to both, but with conditions.
Reselling before handover. Most developers will only approve a resale once you have paid a minimum share of the price, often around 30% to 40%, though the figure depends on the developer and your SPA. The usual steps are a developer No Objection Certificate (NOC), a transfer agreement signed with the new buyer, and a transfer at the DLD trustee office. The new buyer normally pays a 4% registration fee on the new price. Because rules differ project by project, read your SPA before you list the unit.
Off-plan mortgage in Dubai. Banks can finance off-plan units, but few do so readily. UAE banks generally cap lending on unfinished property at 50% of value, and many also require the project to be partly built, a share of the price already paid, and a developer on their approved list. Once the property is complete, higher loan-to-value limits can apply, so many buyers pay by installment plan first and refinance at handover. Always get a bank's written approval before you rely on a mortgage.
If you plan to hold the unit as an investment, compare launch prices with resale listings among properties for sale in Dubai to see how the market is pricing similar units.
Does Oqood Apply Outside Dubai?
No. Oqood is a Dubai-only system run by the Dubai Land Department. Abu Dhabi and the other emirates have their own registration systems and rules for off-plan sales, so a certificate from one emirate has no standing in another. If you are buying outside Dubai, check which authority registers the contract before you pay.
Choose the Right Developer Before You Register
Oqood protects your paperwork, but it cannot make a weak developer strong. Before signing, check the developer's delivery record, confirm the project has a dedicated escrow account, and make sure the payment schedule matches construction progress. Our developers directory lists the builders behind current projects, and areas such as Business Bay properties for sale show how off-plan and ready units sit side by side in one of Dubai's busiest districts.
Remember that this article is general information, not legal advice. For a specific purchase, ask a licensed UAE lawyer to review the SPA and the Oqood record.
Ready to Find an Off-Plan Home in Dubai?
Now that you know how Oqood protects your purchase, what it costs, and when it converts to a title deed, the next step is finding the right project. Browse the latest launches: new developments in the UAE or check a builder's delivery record in the developers directory, then shortlist units through Nestopa's Dubai listings. Post your requirements through Nestopa Match, and a matched agent can walk you through project comparisons, payment plans, and registration costs before you commit.
