What happens at off-plan handover in Dubai
Handover begins when the developer issues a completion notice, usually 30 to 60 days before keys. You inspect the unit and submit a snagging list, pay the final instalment and any outstanding fees, then receive the title deed and the keys. Service charges start from handover, and the defects liability period runs from the same date.
The completion notice
The developer notifies you that the building has received its completion certificate and sets a window for handover. From that notice you generally have a defined period to complete payment and take possession — check the period in your SPA.
Snagging — do it properly
Snagging is the inspection that produces your defect list. Most buyers appoint an independent snagging company; it typically costs a few thousand dirhams and finds things a walkthrough will not — sloping floors, failed seals, incorrect fixtures, HVAC balance.
Final payment and the title deed
You settle the final instalment plus any DLD balance and administrative fees. The Land Department then issues the title deed in your name, replacing the Oqood record.
What starts on handover day
Service charges, chiller registration, DEWA connection, and the defects liability period during which the developer remains responsible for specified defects. If you are letting the unit, this is also when it can first be listed.
| Stage | Typical timing | What you do |
|---|---|---|
| Completion notice | 30–60 days before keys | Diarise the deadline in your SPA |
| Snagging inspection | Within the handover window | Appoint an inspector, submit the list |
| Developer rectification | Days to weeks | Re-inspect before you accept |
| Final payment | Before keys | Settle instalment, DLD balance, admin |
| Title deed and keys | On completion of the above | Register DEWA and chiller |
What people get wrong
- Accepting keys can limit your snagging position. Inspect and submit the list before you accept handover, not after. Once you have signed for the unit, the conversation about defects becomes a warranty claim rather than a condition of acceptance.
- Delay in taking handover still costs you. Service charges generally run from the handover date the developer sets, not the date you collect the keys.
- Budget for the move-in costs, not just the final instalment. DEWA deposit, chiller registration, Ejari if you let it, and the first service charge invoice all land in the same month.
Handing over next, on our book
The developers’ stated dates for the projects we hold that hand over soonest.
- Cove Edition 2 — October 2026 · From AED 1.34M
- Parkgate 2 — Feb 2027 · From AED 14.12M
- Peace Lagoons — Q2 2027 · From AED 1,030,000
- Creek Waters 2 — Dec 2027 · From AED 1.7M
- Sunset Bay Grand — Q4 2027 · From AED 2.34M
- Anantara Sharjah Residences — Dec 2027 · From AED 2.51M
Common questions
Your SPA sets out the anticipated completion date and what applies if it slips. Dubai's framework allows a grace period before a buyer has remedies. If a delay runs long, take specific advice — the position depends on the contract and the cause.
Developers typically warrant general defects for a period after handover, with a longer structural warranty. The exact terms are in your SPA — read them rather than relying on a market average.
No. You can appoint someone under a power of attorney to inspect, sign and collect keys. Many overseas owners do exactly that and use a snagging company as their eyes.
You can decline to accept and raise the discrepancy formally. Whether that is a valid ground depends on the deviation and the tolerances your SPA permits, so put it in writing early and take advice if it is material.
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