How to Check a Dubai Developer and Off-Plan Project: Escrow, RERA, Permits

General information, not legal or financial advice. Rules and fees change, so confirm current terms with the Dubai Land Department (DLD), RERA or a lawyer before you sign. Official sources were checked on 3 November 2026.

Short answer: To check a Dubai off-plan developer and project, use the Dubai Land Department (DLD) tools: look up the project's status and escrow details in the Project Status (Mashrooi) service or the Dubai REST app, check the developer on the approved developers list, and verify the advert's RERA permit through its QR code. Never pay outside the project's escrow account.

How do you check that a project is registered?

A developer must register a project with DLD before selling off-plan. DLD's registration service requires the developer to be registered in Trakheesi, have final building permits and an escrow account opened with an accredited escrow agent, and provide a guarantee equal to 30% (through construction progress, a bank guarantee or a cash deposit). Marketing before registration and escrow opening is a violation of Law No. 8 of 2007 according to a RERA circular of March 2025, and a January 2026 circular tells brokers not to market unregistered off-plan projects.

1. Open Dubai REST or the DLD website and search the project in Project Status (Mashrooi). It shows project and developer details, status, completion percentage and escrow account details.
2. Match the project name, developer and escrow information with your reservation form and SPA. DLD pages differ on whether the app shows the bank name or the account number, so check what the live app displays.
3. Check the escrow agent is on DLD's list of certified escrow agents.

How do you check the developer?

• Use DLD's approved real estate developers list on the website or Dubai REST.
• Use DLD's licence and permit verification service to confirm licences issued through Trakheesi.
• Check delivered projects yourself: visit them, speak to owners and check handover dates against the original promises. A total such as "projects delivered" in a press release is a company statement. See how one developer's figures vary over time in the Danube Properties comparison.

What does the Trakheesi permit and QR code mean?

Trakheesi is DLD and RERA's system for real estate licences and advertising permits. Advertisers must obtain a permit before publishing a real estate ad, and RERA circulars require a QR code on advertising so that customers can check that the ad is RERA-approved. A permit number or QR code proves the advert is permitted, not that the project will be delivered on time or at the promised quality. Do not treat it as a rating.

How do you check the agent?

Verify the broker's registration and card with DLD, and check the permit on the listing: how to verify agents and listings.

Red flags

• Requests to pay a deposit or instalment to a personal or company account instead of the project escrow account. RERA says collecting project payments outside the designated escrow account is prohibited.
• An off-plan project that cannot be found in the project status service.
• Marketing without a permit or QR code, or a permit that does not match the project.
• Guaranteed returns or pressure to pay a large deposit before you see the contract.
• A developer or agent who will not give the SPA, payment plan and handover date in writing.

Next steps: read what happens if a developer delays or cancels, payment plans explained and the off-plan guide.

Related: how to buy property in Dubai, Dubai market and prices, the off-plan guide, the Dubai mortgage calculator and our Dubai city guide. Figures change, so confirm current rules with official sources. This is general information, not financial or legal advice.

Sources

• DLD: Register Project (checked 3 Nov 2026)
• DLD: Project Status (Mashrooi) (checked 3 Nov 2026)
• DLD: Dubai REST (checked 3 Nov 2026)
• DLD: Approved real estate developers (checked 3 Nov 2026)
• DLD: Certified escrow agents (checked 3 Nov 2026)
• DLD: Verify licences and permits (checked 3 Nov 2026)
• RERA circular 02-2025 on marketing and escrow compliance (19 March 2025)
• Law No. (8) of 2007 on escrow accounts for real estate development in Dubai

Frequently asked questions

How do I check if an off-plan project is registered in Dubai?

Search the project in DLD's Project Status (Mashrooi) service on the website or Dubai REST app, which shows project and developer details, status, completion and escrow details. Match them to your contract.

How do I check a developer in Dubai?

Use DLD's approved developers list and licence verification service, then check delivered projects and handover dates yourself. Published delivery totals are company statements.

What is a Trakheesi permit?

The RERA advertising permit number issued through DLD's Trakheesi system. Adverts must carry it, and RERA circulars require a QR code that lets customers verify the permit. It does not prove the project will be delivered.

Where should I pay off-plan deposits?

Into the project's escrow account named in your contract. RERA says collecting project payments outside the designated escrow account is prohibited.

Does Bellokey rank Dubai developers?

No. This guide shows how to verify a developer and project using official DLD tools.