What the Law Says
Dubai’s real estate market isn’t what it was 10 years ago. The rules are tighter — and that’s actually a good thing.
If you’re planning to resell your off-plan property before it’s completed, you’ll need:
- To hit the developer’s required payment threshold (usually 30–50%)
- A No Objection Certificate (NOC) from the developer
- To register the resale with the Dubai Land Department (DLD)
- To be fully up to date on your escrow payments
If you try to resell before hitting those steps, the developer has the right to reject it. Or worse, cancel your contract.
Timing It Right
You don’t want to flip too early. No one’s paying a premium for a unit with no progress. On the flip side, wait too long and you might compete with post-handover resales or face a market dip.
Somewhere between 40% to 60% construction is where many investors try to sell. That’s when the unit feels more “real” and the resale market starts to heat up — especially if the location is solid.
A few people even wait until handover is just a few months out. Depends on your risk appetite — and your cash flow.
Understand the Costs (There Are a Few)
It’s not free money.
You’ll likely pay:
- A resale admin fee to the developer (often AED 3,000–5,000)
- An NOC fee
- DLD fees for registering the new buyer
- Commission if using a broker
- Possibly VAT on fees, depending on the setup
Also — double check if your payment plan is milestone-based or date-based. You don’t want to commit to a resale and then find yourself owing the next 10% on a deadline you forgot about.
Who Buys Pre-Handover Units?
Flipping only works if someone wants to take over the contract.
Your ideal buyer:
- Has cash or mortgage pre-approval
- Is looking for a lower price than what new launches are offering
- Understands they’re stepping into your payment plan
- Is okay with waiting for handover
Most are investors, sometimes end-users who missed out on the launch price. Some are just looking for a good deal with an early move-in timeline.
Pick the Right Developer (It Matters More Than You Think)
If you’re buying off-plan with flipping in mind — or just want that option later — choose a developer that makes resale easy.
Take QUBE Development, for example. Their off-plan projects like Cubix Residences in JVC and Arisha Terraces in Studio City have:
- Clear resale rules
- Easy-to-understand payment plans
- Realistic timelines
- Good appeal to future buyers
A branded or lifestyle-focused property is easier to sell. And being able to say “30% already paid, handover in 18 months” — that’s appealing if the project actually has credibility behind it.
Watch Out for the Trap: Delays
What happens if the project gets delayed?
This is where you need to know what your Sales & Purchase Agreement (SPA) says. RERA requires developers to outline delay penalties — but you should also be realistic.
Flipping only works when:
- Construction is progressing
- The developer is transparent
- Buyers still feel confident
Delays shrink margins, and you may end up holding longer than expected. Not necessarily a loss — but not ideal if you needed a quick exit.
Can You Use a Mortgage?
Sort of. But usually only after construction hits 50–60%.
Most banks won’t lend on off-plan until they can physically inspect the unit or the project’s on track. So if you’re flipping early, assume you or your buyer will need to pay in cash or from their own funding.
Once the project is closer to handover, a mortgage is more doable — and resale becomes easier for more buyers.
Final Tip: Don’t Over-Promise
If you’re selling your unit before handover, don’t market it like a done deal.
You’re offering an assignment — not a brand new resale. Be clear about:
- What’s been paid
- What’s left
- When the handover is
- Any fees due
Transparency builds trust — and gets you a smoother transaction.
Final Word
Flipping an off-plan property in Dubai before handover can work, and plenty of investors are doing it. But it’s not magic. It’s paperwork, timing, market research, and patience.
If you follow the rules — and work with a developer who’s got their process sorted — it can be a smart, repeatable move.
Just make sure you’re flipping for the right reasons. And with the right info.
About QUBE Development:
QUBE Development, a subsidiary of DHG Investments, is a leading real estate developer in Dubai of high-quality residential and commercial properties. Standing on a 30-year legacy of experience and excellence, QUBE is dedicated to transforming living spaces in the UAE by integrating sustainable architecture, captivating design, and unparalleled amenities.
As a community-focused property developer in Dubai, QUBE Development aims to set the benchmark for real estate development by creating the foundation for generational wealth for customers. The company prioritizes durability and quality in every project. Expanding its portfolio throughout the UAE, QUBE Development responds swiftly to the evolving market demands, maintaining a commitment to providing the highest quality builds through collaborations with world-renowned architects and in partnership with a dedicated contractor to ensure meticulous attention to design and construction.
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