The Dubai Property Red Flags Checklist: 15 Things to Check Before You Buy

I've compiled this checklist from the most common problems buyers encounter in Dubai. Print it, save it, bring it to viewings. It could save you a lot of money and headaches.

Before Viewing

1. Check DLD transaction data. What did similar units in this building actually sell for in the last 6 months? If the asking price is more than 10% above recent transactions, you're overpaying unless there's a clear reason (higher floor, renovated, unique view).

2. Verify the agent's RERA licence. Go to the DLD broker check tool and search their name. Unlicensed agents exist, and dealing with them puts you at risk.

3. Check the Trakheesi permit. Every legitimate property listing in Dubai must have a Trakheesi permit number. No permit = don't proceed.

During Viewing

4. Check the AC. Turn it on. Does it cool effectively? Window units in older buildings often struggle. Central AC with district cooling is better but check the chiller fee history.

5. Water pressure. Turn on all taps simultaneously. High-rise buildings sometimes have pressure issues on upper floors.

6. Check for moisture. Look at ceiling corners, behind furniture, and under sinks. Dubai's humidity means water damage is common in older buildings.

7. View at different times. An apartment that's quiet at 2pm might be noisy at 10pm (bar below) or 7am (construction next door). Visit at least twice at different times.

Before Signing

8. Get 24 months of service charge statements. Not just the current rate — the trend matters. A building that's gone from AED 15 to AED 22/sqft in two years is a warning sign.

9. Check for any outstanding charges. The seller must clear all service charges, DEWA bills, and community fees before transfer. Get written confirmation.

10. Verify the title deed. Go to the DLD Trustee office and verify the title deed is legitimate and has no encumbrances (mortgages, liens, disputes).

11. Check if there's a tenant. If the property is tenanted, the Ejari contract transfers to you. You cannot evict the tenant until the lease expires (plus 12 months notice for personal use). Factor this into your timeline.

Financial Checks

12. Get mortgage pre-approval first. Don't make offers until you know exactly how much the bank will lend you. Pre-approval is free and takes a few days.

13. Budget 28-30% cash, not 20%. Down payment plus DLD fees, agent fees, mortgage costs, and admin adds up to significantly more than the down payment alone.

14. Stress-test at 7% interest. Your rate might be 4.99% today but it will adjust after the fixed period. Make sure you can afford payments at 7%.

15. Check the developer's track record. For off-plan: has the developer delivered previous projects on time and to specification? Check RERA's project registry and talk to residents of their completed buildings.