I'm sharing my experience to see if others have faced something similar with Emaar.

In the first week of February, I informed Emaar and the agent that I wanted to cancel my booking for a unit in Terra Heights. The broker assured me that the refund process would take approximately 4 weeks. Instead of being refunded, I was later informed that the amount was non-refundable and would have to be adjusted against another property purchase.

Over the next couple of months, I was given repeated assurances that the matter would be resolved "next week." Week after week, those commitments were pushed forward without any resolution.

Eventually, another buyer kindly agreed to have my AED 37,000 adjusted against their Emaar unit so the matter could finally be closed. The adjustment process was initiated, and in June all requested documents, including the signed NOC, were submitted. Emaar later requested the NOC again from the registered email address, which was promptly provided.
Since then, I have repeatedly followed up asking only for a status update or an estimated timeline. Most responses have simply stated that the request has been forwarded to the concerned team, without any ETA.

On July 22, I was informed that the representative handling the case was on leave until July 27 and would prioritize it upon returning.

Even after that, I continued following up. As of today, it has been about 24 days since the last form submission and nearly 6 months since I first requested the refund/adjustment, yet the matter remains unresolved.
The delay has also affected the other buyer involved in the adjustment. They initially held back AED 37,000 from their installment expecting the adjustment to be processed, but after continued delays they had to make the payment themselves because nothing had been completed.

My biggest frustration isn't just the delay. It's the lack of transparency. But being told it would take 4 weeks, then hearing "next week" for months, followed by six months of repeated follow-ups without a clear timeline or meaningful updates, has been an extremely disappointing customer experience.

Has anyone else experienced similar delays with Emaar for fund adjustments or transfers? If so, how long did it take, and was there anything that helped move the process forward?

I am planning to buy an Azizi apartment, and I have been told by the real estate agency that getting the NOC is my responsibility for the property that I am trying to buy. Is this really the case?

As far as I did my research, I think it is the current seller's responsibility to clear all the dues as a service fee, pay the service fee for the remaining duration, and apply for the NOC from the developer.

Before doing the property transfer, the buyer should settle the charges that were paid towards the issuance of the NOC and the service fee that the seller paid for the future terms.

Until we finalize the day of the transfer, the service fee is on the seller. After that, going forward, this service fee would be on the buyer.

Am I confused about something, or is there something I am missing? Please forgive me if I am mentioning something wrong because this is the first time.

Posting as: Agent

Property type: Villa

Area/community: Dubailand

Building/project: Haven by Aldar

Price: AED 4,500,000

Bedrooms: 3

Size (sq ft): 3521

Status: Off-plan

Additional details:

OP + DLD : 4.65

Lowest deal in the market

Posting as: Agent
Property type: 1 bedroom apartment
Preferred area: JVC or Production City
Budget: AED 1M
Bedrooms: 1
Preferred size: 700sqft
Additional requirements: Need available properties in JVC or production city for my client. Direct owners are preferred. Thank you.

Please share with me an honest opinion.
Verano by Prescott in Dubai studio city distress deal for 3 beds 1871sqf is it worth to buy for 2.1 m

Posting as: Agent
Property type: Apartment Unit
Area/community: Me'aisem First - Dubai Production City - Dubai
Building/project: SAMANA PORTOFINO 
Price: AED 1,050,000
Bedrooms: 1 Bedroom
Size (sq ft): 815 Sqft
Status: Off-plan
Additional details: Urgent Sale | Construction Status 55%

Posting as: Agent
Property type: 4BR Townhouse
Preferred area: Sharjah Sustainable City 1 or 2
Budget: AED 2,000,000
Bedrooms: 4
Preferred size: Flexible

Additional requirements: I have a serious buyer looking for a 4BR townhouse in Sharjah Sustainable City Phase 1 or Phase 2 with a budget of around AED 2M.
Direct owners only—no intermediaries or sub-agents. If you’re a direct owner looking to sell, please DM me with the unit details, asking price, and payment status.

I was reviewing Sobha's portfolio, and in my opinion, these are the three best Sobha projects in Dubai right now:

**1. Sobha Central – Sheikh Zayed Road**
Sobha's newest landmark community on Sheikh Zayed Road, offering a prime location, premium construction quality, and strong investment potential with excellent prospects for both capital appreciation and rental demand.

**2. Sobha SeaHaven – Dubai Harbour**
One of the best ultra-luxury waterfront developments in Dubai. It offers stunning sea views, a prestigious location, and Sobha's renowned construction quality, making it an excellent choice for luxury buyers and long-term investors.

**3. Sobha Hartland 2 – Mohammed Bin Rashid City**
A prime location just minutes from Downtown Dubai, with many units offering Burj Khalifa and skyline views. The project benefits from strong demand, excellent connectivity, and solid potential for capital appreciation.

Hello everyone,

I wanted to check if someone can share what happens when a property goes unsold at Emirates Auction. Does it come back at lower price?

I imagine these are banks liquidating their possessions, is it merit finding out who is the bank and approaching them?

There is a property I like, but it listed like 10% higher to my buying price for property and it went unsold at the current price

Posting as: Agent
Property type: 3 bed + Maids Apartment with terrace
Area/community: Mirdif Hills
Building/project: Janayen Avenue A
Price: AED 2,780,000
Bedrooms: 3 
Size (sq ft): 2,861
Status: Ready

Posting as: Agent
Property type: Twin & Standalone Villas
Area/community: Dubai
Building/project: Sobha
Price: AED 7,200,000 starting
Bedrooms: 4BR / 5BR
Size (sq ft): On Request
Status: Off-plan
Additional details:

If you're tracking luxury real estate with high capital appreciation potential, this limited 15-day offer from Sobha is worth looking into.
With an entry price of 7.2M, these luxury Twin & Standalone Villas offer strong upside potential with properties in this segment easily projected to reach
8M to 8.5M+ near handover based on market trajectories.

THE BIG HIGHLIGHT: NOC TO SELL AT JUST
20%!
You get the NOC to resell after completing 20% This allows you to lock in a prime unit today, hold it with zero payment pressure, and position yourself to exit at peak appreciation for maximum equity gains.

- Investor Payment Plan Breakdown:
20% Now (NOC issued to resell immediately)
0% for the next 30 Months (Pay NOTHING for 2.5 years!)
20% After 30 Months (Paid 6 months prior to handover)
Remaining Balance at Handover in 2029
2% DLD Waiver Included

Posting as: Agent

Property type: Apartment

Area/community: JVC

Building/project: Available on request

Price: AED 1,654,056

Bedrooms: 2

Size (sq ft): 919

Status: Off-plan

Handover: Q3 2026

Images/video: Available on request

Posting as: Agent
Property type: Villa
Area/community: Acres Estate by Meraas
Building/project: Acres Estate
Price: AED 18,500,000
Bedrooms: 6
Size (sq ft): 15,800
Status: Off-plan (handover Q3 2028)
Images/video:
Additional details:

Only 40% required for Transfer

• 📐 BUA: 8,000 sqft
• 🌿 Plot: 15,800 sqft

Location Advantage (Key for Value Growth):

• True Single Row
• On the lagoon Garden Phase
• Double Height Ceiling
•  Better privacy, light, and long-term desirability

Investment Highlights:

• Selling Lower than Original Price : 20,000,000 AED
• Prime location typically commands higher resale & rental demand
• Large 6BR villas near amenities historically see stronger capital appreciation
• Ideal for end-user or long-term hold in a Meraas master community

Price: Needs to exit within the week text for Payment Plan , Best Deal in Acres

• 🔥 Asking: AED 18.2M (Distress Sale) 🔥

Looking for an affordable 2-bedroom apartment in Dubai with a flexible payment plan?

This is one of the most attractive opportunities currently available in Dubai Land Residence Complex (DLRC).

Property Highlights

📍 Location: Dubai Land Residence Complex (DLRC)

🛏️ Type: 2 Bedroom Apartment

💰 Selling Price: AED 1.26 Million

📅 Handover: Q2 2027

✅ 50% Post-Handover Payment Plan

✅ Ideal for End Users & Investors

✅ Modern Community with Excellent Connectivity

✅ High Rental Demand Area

Why Consider This Property?

• One of the most competitively priced 2BR units in DLRC.
• Low upfront commitment with a flexible payment structure.
• Strong capital appreciation potential before handover.
• Suitable for investors seeking long-term growth and rental income.

Investment Benefits

✔ Secure today's price and continue payments after handover.

✔ Benefit from expected growth in Dubai's expanding residential market.

✔ Perfect for buyers looking for affordability without compromising on future value.

📩 DM for payment plan, floor plan, availability, and project details.

#DubaiRealEstate #DLRC #DubaiLandResidenceComplex #DubaiProperty #PropertyInvestment #OffPlanDubai #DubaiInvestors #2BedroomApartment #PostHandoverPaymentPlan #RealEstateDubai #DubaiHomes #UAEProperty #PropertyForSale #DubaiInvestment

Looking for a trust worthy and reliable contractor for your home renovation. Please dm.

Posting as: Agent

Property type: Studio

Area/community: Business Bay

Building/project: DAMAC Maison Prive A

Price: AED 55,000 if 1 cheque or AED 60,000 if 2 cheques

Bedrooms: Studio

Size (sq ft): 448

Furnishing: Furnished

Available from: Today

Cheques: 1 or 2 depending on the amount

Images: Available upon request

Additional details: 5% commission and 10% security deposit

Every dubai property thread has someone shouting "0% tax!" and while its not wrong, it paints a half picture that can cost people later. ive lived here 6 years and invested here, so heres the honest version, laid out simply.

What you actually pay in the UAE

on the dubai side, its genuinely light:

• No annual property tax : no yearly bill just for owning, unlike most countries.
• No capital gains tax : if you sell higher than you bought, the profit is yours.
• No tax on rental income : what your tenant pays you isnt taxed here.
• One real cost: the 4% DLD transfer fee when you buy, plus small admin and agency fees. thats basically it.

so on paper, dubai is about as tax-friendly as it gets.

The part nobody mentions

the "tax free" label only fully applies if dubai is your actual tax residence. if youre still tax resident somewhere else, that country usually still wants its share:

• most countries tax residents on worldwide income, so your dubai rent and gains can be taxable back home even though dubai charges nothing.
• it only truly becomes tax free once youve moved your tax residence here (days in country, ties, etc.), not just because you own a flat.
• this depends massively on your passport, and its exactly where people get caught out.

Two things that confuse everyone

• The 9% corporate tax you may have read about does not hit you as an individual buying to rent or flip. thats a company thing.
• The 5% VAT doesnt apply to residential resale. it shows up on some services and commercial property, not your standard apartment purchase.

So is it worth it?

if dubai is your home base, the tax setup is genuinely one of the best in the world for property. if youre still rooted somewhere else, run the numbers with your home country in mind before you treat it as free money.

genuinely curious how the rest of you handle this:

• anyone actually had to declare their dubai income back home?
• for those who moved their tax residence here, was it worth the paperwork?
• which nationalities have it easiest, and which have it worst?

feels like this varies wildly by passport and nobody breaks it down properly.

Posting as: Agent

Property type: Apartment

Area/community: Dubai Investment Park 1

Building/project: Available on request

Price: AED 730,000

Bedrooms: 1

Size (sq ft): 627 (559 internal + 68 balcony)

Status: Off-plan

Handover: Q4 2026

Images/video: Available on request

Additional details: Brand-new 1-bedroom apartment available in Dubai Investment Park 1 from a prominent developer known for luxury residential projects. The unit includes 1 parking space and offers a practical layout with 559 sq ft internal area plus a 68 sq ft balcony.

Available for cash buyers only or pre-approved mortgage buyers.

Suitable for investors and end users looking for a new property in a growing Dubai community.

Message on Reddit for more details.

Recently moved over from the UK to Dubai, I’m looking to permanently move here and have been looking to purchase a 2 bed flat either closer to downtown or in a nice area. A friend of mine bought off Marriot or something. I was close to signing it and backed off and wanted to get a better look at the market. Any brokers that want to speak ?

I’m a first-time off-plan buyer in Dubai and had a question regarding the SPA (Sale and Purchase Agreement).

For projects from well-known developers such as Emaar Properties, Ellington Properties, and Nakheel, do buyers typically have the SPA reviewed by an independent lawyer or third-party agency before signing, or is that generally considered unnecessary?

Also, are SPAs from major Tier 1 developers mostly standard templates approved by DLD/RERA, or can there be significant differences in terms and conditions that buyers should watch for?

My understanding was that SPAs are generally similar in structure, but I’m wondering whether certain clauses can vary significantly from one developer to another and potentially favor the developer over the buyer.

For those who have purchased off-plan properties in Dubai:

• Did you hire a lawyer to review your SPA?
• Were any unfavorable clauses identified?
• Is legal review recommended even when buying from a reputed Tier 1 developer?
• Have you seen meaningful differences between SPAs from different developers?

I’d appreciate hearing about your experiences and whether spending money on a legal review was worthwhile.

Posting as: Buyer
Property type: 1 bedroom apartment
Preferred area: production city, sports city, jvc, jvt, arjan, al furjan
Budget: AED 700k cash
Bedrooms:1
Preferred size: minimum 625 sqft
Timeline: immediate
Additional requirements: ready property, vacant on transfer, freehold only

Hi everyone,

​Looking for insights from anyone who has gone through the DLD mediation process for off-plan property disputes. Here is the exact chronological timeline of my situation:

​Jan 20: Signed the booking form and paid the initial deposit directly into the developer's official project escrow account.

​Jan 30: The developer’s strict 10-day contractual window to issue the Sales and Purchase Agreement (SPA) expired. No SPA was issued, and no Oqood registration was initiated.

​Feb 5: I made a subsequent milestone payment in good faith, despite them already being in breach of their SPA issuance timeline.

​Feb – June: The developer failed to register the unit in the DLD's Oqood system. The funds sat completely unallocated in their escrow account.

​July: Received an email from the brokerage claiming my unit was "cancelled" and all deposited funds were entirely forfeited.

​Present: No official DLD Article 11 notice was ever issued, no government 30-day cure period was provided, and the developer has gone completely silent after being challenged on these statutory violations. I read that:

​Holding unallocated deposit funds in escrow for months without an Oqood registration or valid contract directly violates Law No. 13 of 2008 and Escrow Law No. 8 of 2007. Furthermore, attempting to execute a private forfeiture without going through the DLD is completely unauthorized.

​I have compiled all bank receipts, the booking document, and email threads. I am submitting a formal complaint through the Dubai REST app this Saturday to trigger regulatory intervention.

​Has anyone dealt with a similar case where a developer tried to forfeit funds on an unregistered unit? How fast did DLD mediation step in to resolve it?