EOI Process in Dubai 2026: 7 Steps and Refund Rules for Off-Plan Buyers
- Published 6 Jun 2025
- Updated 10 November 2026
- 8 min read
- Data verified on 10 Nov 2026
In short
The EOI process is a developer pre-booking: you submit a form and a deposit, get a place in the allocation queue, then book a unit and sign the SPA. The EOI amount and its refund are set by the developer’s form, not by law. The legal protections start at the SPA: Oqood registration within 90 days, a 4% DLD fee and payments into escrow. If you later default, the developer may keep up to 25% to 40% depending on progress.
Dubai Land Department, 3 Nov 2026 Ā· Law No. 13 of 2008, Art. 11 (as amended 2009) Ā· Law No. 8 of 2007
7 stepsEOI to escrow
From shortlisting to construction payments
Source: Valorisimo, based on DLD rules
90 daysto register the SPA
Developer must enter the sale in the DLD provisional register
Source: Dubai Land Department, 3 Nov 2026
25,559units launched
New off-plan units launched in Dubai in Q3 2026, in 70 projects
Source: DXBinteract / DLD, Q3 2026
An EOI secures a place in the queue; the SPA and Oqood make the purchase.Photo: Ā© VALORISIMO
In this article Ā· 9 sections
What is the expression of interest (EOI) process?
An expression of interest (EOI) is a pre-booking: you pay a deposit to a developer to get a place in the queue for a project that has not opened sales yet. It is not a purchase, and it is not registered with the Dubai Land Department (DLD).
No Dubai law sets the EOI amount, the refund period or the allocation order. Those are written by each developer in the EOI form. What the law does fix is everything around it: who may sell off-plan, where your money must go, when the sale must be registered and what happens if you or the developer later fail to perform.
This page is the short version: the steps in order, what to check at each one, and the refund rules. For the full guide aimed at overseas buyers, with payment methods, Abu Dhabi and due diligence, read our complete EOI guide for international buyers.
What are the steps of the EOI process in Dubai?
Most Dubai launches follow the same seven steps. The timings below are the ones set by law or by the DLD; the rest depend on the developer.
| Step | What happens | Official rule or check |
|---|---|---|
| 1. Shortlist the project | You compare developer, location, price per sq ft and payment plan | Developer must be on the DLD Register of Real Estate Developers (Law 8/2007, Art. 4) |
| 2. Submit the EOI form | Name, passport, budget and unit preferences go to the developer or its broker | Broker must be registered with the DLD (Law 8/2007, Art. 16(7)) |
| 3. Pay the EOI amount | Refundable or adjustable deposit, amount set by the developer | Pay only to the developer’s company account, never in cash |
| 4. Allocation or launch day | Units offered in EOI order or by ballot | Project must be approved and the land possessed (Law 13/2008, Art. 4) |
| 5. Booking and SPA | Down payment; EOI usually credited; SPA signed | Contract in an unapproved project is void (Law 13/2008, Art. 10) |
| 6. Oqood registration | Developer registers the SPA with the DLD | Within 90 days of signing; 4% fee, 2% + 2% by default |
| 7. Construction payments | Instalments paid into the project escrow account | Escrow account in the project’s name (Law 8/2007, Arts. 7 and 9) |
Source: Law No. 8 of 2007 and Law No. 13 of 2008, DLD legislation compendium; Dubai Land Department, āRequest to register the initial saleā, updated 3 Nov 2026.
What should you check before paying an EOI?
Five minutes of checks before you transfer anything remove most of the risk of an EOI.
- Developer. Search the DLD list of approved developers. Under Law No. 8 of 2007 no developer may operate unless it is on the DLD register.
- Marketing permit. Article 5 of the same law forbids developers from advertising off-plan units or promoting them at exhibitions without written DLD authorisation. Ask for it.
- Escrow. The DLD publishes certified escrow agents and escrow account details. Your SPA payments must go to the project's escrow account.
- The form itself. Read the refund clause, the refund deadline, any deduction, and what happens if you decline the unit offered.
- Receipt. Get a receipt in the developer's company name with the project, amount and date.
Is an EOI refundable, and what are the refund rules?
EOI refunds depend on the form you signed; refunds after the SPA depend on the law. The two are often confused.
Before the SPA
Because the EOI is a private pre-booking, the refund is whatever the form says. Many forms promise a refund if no unit is allocated, and some deduct an administration fee if you change your mind. Keep a copy of the signed form and of the developer’s written refund terms.
After the SPA
Once you sign an SPA, Article 11 of Law No. 13 of 2008, as amended in 2009, takes over if you default. The DLD must first give you 30 days’ notice to pay. After that, how much the developer may keep depends on how far construction has progressed.
| Situation | What governs the refund | What you can expect |
|---|---|---|
| EOI paid, no unit offered | The EOI form’s own terms | Usually a refund of the amount; check the deadline and any deduction written in the form |
| EOI paid, you decline the unit offered | The EOI form’s own terms | Depends on the form: some refund in full, some deduct an admin fee |
| Project not approved by the authorities | Law No. 13 of 2008, Article 10 | Any off-plan sale contract in an unapproved project is null and void |
| SPA signed, project revoked by RERA | Law No. 13 of 2008, Article 11(5); Law No. 8 of 2007 | Developer must return all payments received, under the escrow law procedure |
| SPA signed, buyer defaults, works not started | Article 11(2)(d) | Developer may terminate and keep up to 30% of payments made |
| SPA signed, buyer defaults, works under 60% | Article 11(2)(c) | Developer may terminate and keep up to 25% of the unit value |
| SPA signed, buyer defaults, works at least 60% | Article 11(2)(b) | Developer may terminate and keep up to 40% of the unit value |
| SPA signed, buyer defaults, works at least 80% | Article 11(2)(a) | Developer may keep all payments and claim the balance, or ask for a public auction |
Source: Law No. 8 of 2007 and Law No. 13 of 2008 (as amended by Law No. 9 of 2009), English texts in the Dubai Land Department legislation compendium. The DLD must first give the buyer 30 days’ notice; refunds under (b) and (c) are due within one year of termination or 60 days of resale, whichever is earlier. Check the current text with a UAE-qualified lawyer.
Two other rules protect you. Article 10 makes any off-plan sale contract in a project that the authorities have not approved null and void. And if RERA revokes a project, the developer must return all payments received from buyers under the escrow law.
What happens between launch day and handover?
Launch day turns your EOI into an offer. What you sign next is what binds you.
Allocation and booking
Developers allocate units either in the order EOIs were received or by ballot when a launch is oversubscribed. You choose from what is offered, pay the booking amount set by the developer and, in most cases, see your EOI credited to it. Check the unit number, floor, view and area on the booking form before paying, because they will be copied into the SPA.
SPA and Oqood
The SPA is the real contract. The developer then registers it on the DLD’s Oqood portal; the DLD requires registration in the provisional register within 90 days of signing and charges 4% of the price, split 2% + 2% unless the SPA allocates it differently. The DLD then issues a provisional registration e-certificate, explained in our guide on how to read a DLD Oqood certificate.
During construction
Instalments go to the project’s escrow account, which Law No. 8 of 2007 dedicates exclusively to building that project and protects from the developer’s creditors. You can follow progress with the DLD project status enquiry on its website, the Dubai REST app or WhatsApp (8004488). At completion the escrow agent keeps 5% of the account for a year after units are registered in buyers’ names, an extra safeguard if defects appear.
How many off-plan launches are there in 2026?
EOIs matter because so much of Dubai’s market now starts with a launch.
Developers launched 172,053 units in 648 projects in 2025 and another 25,559 units in 70 projects in the third quarter of 2026, according to DXBinteract’s analysis of DLD records. Developer sales were 68% of all registered sales in that quarter.
| Period | Units launched (Dubai) | Projects launched | Developer (primary) sales | All sales |
|---|---|---|---|---|
| Year 2025 | 172,053 | 648 | 149,153 | 215,608 |
| Q1 2026 | 31,390 | 111 | 33,775 | 47,946 |
| Q2 2026 | 14,105 | 62 | 28,716 | 38,479 |
| Q3 2026 | 25,559 | 70 | 25,482 | 37,664 |
Source: DXBinteract analysis of Dubai Land Department records, yearly 2025 and quarterly 2026 reports, retrieved 10 Nov 2026.
Busy launch calendars mean more EOI windows, and more pressure to pay quickly. Speed is not a reason to skip the checks above. To compare two launches on price, plan and location, use our investment comparison tool, and read our guide to UAE property payment plans before choosing a schedule.
Does the EOI process work the same way in Abu Dhabi?
Abu Dhabi uses the same logic under its own framework: projects are registered and off-plan funds go to supervised escrow.
The Abu Dhabi Real Estate Centre (ADREC) says project registration is governed by Law No. 3 of 2015 regulating the real estate sector, and that registration “connects off-plan sales to supervised escrow accounts that protect buyer funds”. Off-plan demand is even more concentrated than in Dubai: ADREC reports that 89% of residential sales value in H1 2026 was off-plan, and that leading developers captured about 90% of off-plan primary sales.
The scale explains why launches in the capital also run on EOIs and priority lists. ADREC recorded AED 117 billion of real estate transactions in the first half of 2026, the strongest first half on record, including AED 70.4 billion of residential unit sales. Foreign buyers, resident and non-resident, accounted for 70% of that residential value. For an Abu Dhabi launch, apply the same checks as in Dubai: a registered developer, a registered project, written refund terms for the EOI, and SPA payments made only into the project’s supervised escrow account.
What is the quickest EOI checklist?
An EOI buys you a place in a queue, nothing more. Treat it as a reservation you can walk away from, and keep your real commitment for the SPA.
- Pay the EOI only after checking the developer, the marketing permit and the escrow account.
- Ask whether the EOI is refundable, by when, and with what deduction, in writing.
- At booking, confirm the EOI is credited to your down payment.
- After signing the SPA, expect the Oqood within 90 days and keep paying into escrow.
Watch out
Never pay an EOI in cash, to a personal account or to a broker's own account, and never sign a form without a refund clause. If a project is not listed by the DLD or the developer cannot show a marketing permit, wait for the official launch rather than paying to "jump the queue".
Frequently asked questions
What does EOI mean in Dubai real estate?
EOI stands for expression of interest. It is a deposit paid to a developer before sales open, to secure priority when units are released. It is not a purchase contract and is not registered with the Dubai Land Department; the purchase starts with the SPA and its Oqood registration.
How much is an EOI deposit?
There is no official amount. Each developer sets its own EOI amount in the form, and it varies by project. The sum is usually credited to the down payment if you book. Ask for the amount, the refund deadline and any deduction in writing before paying.
Is an EOI refundable?
Usually yes, but only on the terms of the EOI form. Most forms refund if no unit is allocated; some deduct a fee if you decline the unit offered. After the SPA, refunds follow Article 11 of Law No. 13 of 2008, with retentions of up to 25%, 40% or more depending on progress.
When is the sale registered with the DLD?
After you sign the SPA. The developer registers it on the DLD’s Oqood portal, and the DLD requires the contract to be registered in the provisional register within 90 days of signing. The fee is 4% of the price, split 2% + 2% unless the SPA says otherwise.
Can a developer take EOIs for an unapproved project?
Developers need DLD written authorisation to advertise off-plan units, and Article 10 of Law No. 13 of 2008 makes any off-plan sale contract in an unapproved project null and void. Check the developer and project in DLD records before paying anything.
Figures are indicative as of the date shown: check them with official sources before any decision.
- For information only; this is not tax, legal or financial advice.
