Most buyers calculate the entry to the second decimal and the exit not at all. Yet in Dubai, how cleanly a sale goes later is largely decided at purchase: by location, property type, contract terms and the question of who will want to buy at the end.
A property is not automatically liquid just because the market is. In the secondary market, apartments in established communities with known building quality, traceable service charges and common layouts sell far more easily than special formats in peripheral locations. Those who ask at purchase who will want this property in five years, and at what price, buy differently.
It starts with pricing. It is only reliable when based on actual completed sales in the same or comparable buildings, not on asking prices on portals. Once the price is set, buyer and seller agree, usually through a sale agreement with a deposit. The seller then clears the NOC, settles outstanding service charges and, if applicable, discharges the mortgage. The transfer itself takes place at the Dubai Land Department, after which the title deed is issued to the new owner.
It is rarely the transfer that costs time, but everything before it: a buyer at a realistic price, clean documents and, where relevant, a bank that issues its release only after weeks.
Anyone wishing to pass on an off-plan unit before completion generally needs the developer's consent. Many developers require a minimum share of the price to be paid already and charge a transfer fee. The process runs through Oqood, not a title deed. These terms sit in the purchase agreement, and they are why we check them before the reservation and not only when the wish to sell arises.
The seller typically bears the agency commission, which in the market usually sits around two percent and is negotiable, plus the NOC fee and outstanding service charges. The 4 percent DLD fee is usually paid by the buyer, which shapes the room on price. Those betting on capital appreciation should include the costs of both sides: a sale after a few years must first earn back the transaction costs of entry and exit before it is a gain.
TAH perspective
Before every purchase we ask about the exit: who is the next buyer, which contract terms apply to resale, and what is left after costs? A property that cannot be sold on solid grounds is not a recommendation for us, even if the entry price is convincing.
If you hold a property or are reviewing a purchase and want to think the exit through, we work through it with you before a decision is made.
The transfer itself at the Dubai Land Department is usually a matter of days to a few weeks once buyer, price and documents are in place. The real time sits before that: finding a buyer at a realistic price and clearing the NOC, service charges and, where relevant, a mortgage.
The No Objection Certificate confirms that the developer or building management raises no objection to the sale and that outstanding service charges are settled. It is issued by the developer or management company and carries a fee that varies by project.
Often yes, but not freely. Many developers tie resale to a minimum share of the price already paid and require consent plus a fee. The terms sit in the purchase agreement and differ from project to project, which is why they should be checked before buying.
It is customary for the buyer to bear the 4 percent DLD fee. The seller typically bears the agent commission, outstanding service charges, the NOC fee and, where relevant, the cost of discharging a mortgage. Deviations are a matter of negotiation.
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