Buying in the first phase of a large master community can mean the best prices – and the longest wait for the schools, shops and transport that make it liveable. This guide is what we tell clients on the phone, written down, with the numbers that applied the week it was last reviewed.
The short version
Buying in the first phase of a large master community can mean the best prices – and the longest wait for the schools, shops and transport that make it liveable. This guide is what we tell clients on the phone, written down, with the numbers that applied the week it was last reviewed.
Step by step
- Pick the building, not the brochure. Ask which plot your unit is on and how far it is from the lagoon, boulevard and entrance.
- Check that building’s construction progress. Progress is reported per building – ask for the latest escrow report.
- Plan for the handover payment. Half the price is often due on completion, in cash or with a mortgage valued at that date.
- Look at what opens when. Schools, hospital, Metro link and retail are later phases – price in the wait.
- Register properly. Oqood registration at the DLD now; title deed and Ejari after handover.
What it costs
| Item | Typical amount |
|---|---|
| DLD registration (Oqood) | 4% of the purchase price |
| Developer admin / Oqood fees | approx. 1,000 – 5,000 |
| Agency commission | usually paid by the developer on primary sales |
| Service charges | from handover – ask for the developer’s estimate per sq ft |
| Mortgage at handover (if used) | ~1% arrangement fee + valuation 2,500 – 3,500 |
Where people go wrong
The three most expensive mistakes we see in large off-plan communities: assuming every building hands over on the headline date, ignoring how many identical units will hit the rental market at the same time, and paying a lagoon-view premium for a unit that faces the next building. None of those are hard to avoid once somebody points them out.
If a broker cannot tell you which building your unit is in and how far along it is, they are not close enough to the deal to advise you.
What to do next
Send us your budget, your timeline and whether this is for living in or letting out. You will get a shortlist with the numbers attached, and an honest note about which one we would drop.