How to Check the Status of a Real Estate Project in Dubai

Buying property in Dubai—particularly an off-plan unit—requires more than reviewing brochures, payment plans and projected returns. An investor should independently confirm that the project is properly registered, identify its officially recorded construction progress and check whether its regulatory status has changed.

This verification should be completed before signing a reservation form or sale and purchase agreement. It should also be repeated periodically throughout construction.

Dubai Land Department, commonly known as DLD, provides official digital services through which purchasers can review registered project information. The principal service is Project Status Enquiry, also known as Project Status (Mashrooi).

This guide explains how to use that service, how to understand the information displayed and what to do when the official record raises concerns.

Why Is It Important to Check a Project’s Official Status?

Marketing material is not a substitute for an official regulatory record.

A developer or broker may describe a project as progressing normally, approaching completion or awaiting minor approvals. However, the information available through Dubai Land Department may show a different completion percentage or indicate that the project is under regulatory review.

An official project-status search can help an investor identify:

• Whether the project appears in DLD’s records.
• The registered name and number of the project.
• The identity of the registered developer.
• The officially recorded construction percentage.
• The latest recorded inspection information.
• The project’s escrow-account details.
• Whether the project is active, frozen, under review, under cancellation or otherwise subject to regulatory action.
• Whether the information supplied by the broker is consistent with the official record.

The Project Status Enquiry service is available to all users and provides information concerning project completion percentages and project details in the Emirate of Dubai. DLD currently lists the service as immediate and accessible through its website, the Dubai REST application and WhatsApp.

What Is Project Status (Mashrooi)?

Project Status (Mashrooi) is Dubai Land Department’s official project-tracking service.

DLD directs users to access Mashrooi through the Dubai REST application. The service allows users to search for a development using the project name or project number and review the available project information.

Dubai REST provides real-time information relating to off-plan projects, including:

• The recorded completion percentage.
• Actual project photographs.
• The project escrow-account number.
• Payments recorded as due from owners.
• Information about certified developers.
• The ability to save and follow selected projects.

The application is available in Arabic and English through the Apple and Android app stores.

How to Check a Project Through the DLD Website

Dubai Land Department provides a Project Status Enquiry service through its official website.

The general procedure is:

1. Open the Dubai Land Department website.
2. Select the information-services section.
3. Choose Project Status Enquiry.
4. Enter the project name, project number or land number.
5. Review the information displayed in the search result.

DLD confirms that the website service may be searched using the land number, project number or project name.

Investors should search using more than one identifier where possible. Project names may have similar spelling, branding or transliteration, while a project or land number provides a more precise match.

How to Check a Project Through Dubai REST

The Dubai REST application usually provides the most detailed and convenient method of following an off-plan project.

The steps are generally as follows:

1. Download and open Dubai REST.
2. Select Services.
3. Search for Project Status (Mashrooi).
4. Enter the project name or project number.
5. Select the correct project from the results.
6. Review its recorded details, completion percentage, photographs and escrow information.
7. Add the project to your favourites where that option is available.

DLD’s current interface allows searches by project name or project number and includes additional search filters.

Owners should also review their real-estate wallet in Dubai REST. Where the investment and purchaser details have been properly registered, the unit may appear within the owner’s portfolio.

Can Project Status Be Checked Through WhatsApp?

Yes. DLD currently lists WhatsApp as one of the official channels for the Project Status Enquiry service.

The published procedure directs the user to save DLD’s number, 800 4488, open WhatsApp and communicate with DLD’s virtual assistant, Malik, to access the service.

When using WhatsApp or any other communication method, investors should confirm that they are dealing with an official DLD channel. They should not send identity documents, contracts or banking details to an unverified number.

What Information Should an Investor Record?

When reviewing a project, do not look only at the headline completion percentage. Prepare a record of all relevant information displayed.

The investor should note:

• Project name.
• Project number.
• Developer name and registration details.
• Master development.
• Location and land details.
• Project start date.
• Anticipated or recorded completion date.
• Current project status.
• Recorded construction percentage.
• Date of the most recent inspection.
• Escrow-account number.
• Actual project photographs.
• Any available project description or regulatory remarks.

DLD’s open real-estate data includes fields for project number, project name, developer details, start and end dates, project value, escrow-account number, project status, completion percentage, inspection date and completion date.

Save a dated screenshot or export of the result. This can help demonstrate how the project was officially recorded at a particular point in time.

How Should the Completion Percentage Be Interpreted?

The construction percentage shown in DLD’s records is an important indicator, but it must be interpreted carefully.

DLD explains that project progress is confirmed according to the latest approved technical audit.

Accordingly, the displayed figure may not change every time visible construction work takes place. It may be updated following an inspection, technical report or approval process.

The official percentage should also not be treated as a complete legal assessment of the developer’s performance.

For example, a project recorded as 70% complete is not necessarily:

• Ready for occupation.
• Capable of being handed over immediately.
• Compliant with every contractual specification.
• Connected to all utilities.
• In possession of a building-completion certificate.
• Free from disputes or regulatory issues.

Similarly, a slow increase in the recorded percentage does not automatically establish that the developer has committed a fundamental contractual breach. The contractual completion date, extension provisions, force-majeure clauses, payment plan and circumstances of the delay must also be examined.

What Do Different Project Statuses Mean?

The precise terminology shown in DLD records should be reviewed in its context. Common regulatory descriptions may include active, frozen, under review, under cancellation, cancelled or completed.

Active

An active status ordinarily indicates that the project remains registered as an operating development. It does not guarantee that construction is proceeding at the speed promised in the sale agreement.

The investor should compare the current completion percentage with:

• The contractual construction schedule.
• Previous DLD records.
• Instalments demanded by the developer.
• The expected completion date.
• Recent site photographs.

Frozen

A frozen status may indicate that development activity or regulatory processing has been suspended.

The reason should be investigated. A freeze may relate to technical, administrative, financial, land or developer-related issues. It should not automatically be treated as final project cancellation.

Under Review

A project under review may be undergoing technical or regulatory assessment.

An investor should seek clarification from DLD and the developer and should preserve all contractual and payment records. The status may later return to active, remain suspended or move towards cancellation.

Under Cancellation

“Under cancellation” does not mean that the project has already been finally cancelled.

DLD explains that a project under cancellation must pass through several stages, which may include a grievance, consideration of that grievance and further committee procedures before a cancellation decision is reached.

This distinction is legally important. The statutory refund and liquidation procedures applicable to a finally cancelled project may not yet apply while the project remains merely under cancellation.

Cancelled

A cancelled project has progressed beyond delay or review and has been subjected to a formal cancellation process.

DLD states that where a project is cancelled, the account is transferred to the project-liquidation function, which requests the developer to return amounts paid by investors. If the developer does not comply, the matter may be referred for judicial action to protect investors’ rights.

Completed

A completed status indicates that the development has been recorded as completed, but the purchaser should still verify the individual unit, title documentation, handover position and building-completion requirements.

Project completion and the legal transfer of a particular unit are separate matters.

Project Status and Property Status Are Different

Dubai Land Department provides both a Project Status Enquiry service and a Property Status Enquiry service.

They should not be confused.

Project Status Enquiry

This concerns the overall real-estate development. It is particularly relevant to off-plan and under-construction projects.

Property Status Enquiry

This concerns a particular property and may be searched using property-related information such as the area and land number. DLD lists the service as immediate and available through its website and Dubai REST.

For a completed property, an investor may also use DLD’s Verify Title Deed service to confirm the validity of a title deed issued by the Department.

A purchaser conducting proper due diligence may therefore need to check both the project and the individual property.

How to Verify the Developer

A project appearing in DLD’s system is important, but the investor should also confirm the developer’s identity.

Dubai REST provides details about certified developers, real-estate offices, brokers, valuation companies and other licensed market participants.

The investor should compare:

• The developer named in the reservation form.
• The developer named in the sale and purchase agreement.
• The developer shown in DLD’s project record.
• The beneficiary named on payment instructions.
• The company communicating with purchasers.

Be cautious where the selling entity, developer, landowner and payment recipient are different companies. The contractual relationship and authority of each company should be established before payment.

How to Verify the Broker

DLD maintains a public service through which customers can review the list of real-estate brokers licensed by RERA.

The search can be performed using details such as the broker, office, mobile number, area or office registration number.

The broker’s name and registration details should match:

• The broker card.
• The brokerage agreement.
• The advertisement.
• The contact details used during the transaction.
• The agency named on payment or reservation documents.

A person working from a legitimate office is not necessarily personally authorised to conduct brokerage activity. Both the brokerage company and the individual broker should be verified.

How to Verify the Advertisement and Permit

Real-estate advertisements in Dubai are subject to DLD and RERA permitting requirements.

DLD’s Verify License and Permits service allows users to verify electronic copies of licences and permits issued through the Trakheesi system. The service is immediate and is available through the DLD website and Dubai REST.

Investors should look for the permit number or Madmoun QR code appearing on the advertisement.

The Madmoun system generates a QR code for real-estate advertising permits. Scanning the code allows customers to review verified advertisement details.

Do not assume that an advertisement is authorised merely because it appears on a major property portal or social-media platform.

Confirm the Project Escrow Account

For an off-plan purchase, the project escrow account is one of the most important matters to verify.

Dubai law defines the escrow account as the project bank account into which payments made by purchasers of off-plan units, or by project financiers, are deposited.

DLD explains that the purpose of the escrow account is to regulate project construction and protect investors’ rights.

Dubai REST may display the registered project escrow-account number.

Before transferring money, compare that number with:

• The account stated in the sale agreement.
• The developer’s payment demand.
• The bank beneficiary details.
• The project information shown in Dubai REST.

A purchaser should be particularly cautious where instructed to pay into:

• A broker’s personal or corporate account.
• A marketing company’s account.
• A general developer account unrelated to the project.
• A foreign account without a clear legal basis.
• An account number inconsistent with DLD’s records.

Under the applicable implementing legislation, a broker marketing a project may not deposit the unit price into its own account or deduct its commission before depositing the price into the project escrow account.

Confirm That the Off-Plan Sale Is Registered

Checking the project does not, by itself, confirm that the purchaser’s individual sale has been registered.

Off-plan sales are registered through Dubai’s provisional or interim registration system, commonly associated with Oqood.

DLD’s initial-sale registration service allows developers to register units sold off-plan in the provisional register. The purchaser receives the registration output through email after the process is completed.

The purchaser should request and preserve:

• The Oqood or initial-registration certificate.
• The registration number.
• The DLD payment receipt.
• The unit details.
• The registered purchaser’s name.
• The registered purchase price.
• Any subsequent amendment or assignment record.

A reservation form, developer receipt or unsigned draft agreement is not the same as evidence of DLD registration.

Compare the Official Record With the Contract

After checking the DLD status, compare the result with the sale and purchase agreement.

Review:

• The contractual project name.
• The unit and building details.
• The developer’s legal name.
• The anticipated completion date.
• Any contractual extension period.
• Construction-linked payment milestones.
• The escrow-account details.
• The promised facilities.
• The unit area and permitted variation.
• The developer’s termination and amendment rights.

A difference between the official completion percentage and the developer’s payment demand requires careful review.

For example, where an instalment is expressly linked to achieving a particular construction milestone, the developer should be able to demonstrate that the contractual milestone has been satisfied. The official percentage is important evidence, although the precise contractual wording and any relevant consultant certification must also be examined.

Warning Signs That Require Further Investigation

An investor should obtain professional advice where:

• The project cannot be found in DLD’s system.
• The project name in the contract differs from the registered name.
• The developer demands payment into a different account from the recorded escrow account.
• The project status changes to frozen, under review or under cancellation.
• The completion percentage remains unchanged for a prolonged period.
• Instalments are demanded despite construction-linked milestones not appearing to have been achieved.
• The broker or brokerage cannot be verified.
• The advertisement does not contain a verifiable permit.
• The developer refuses to provide Oqood registration evidence.
• The unit does not appear in the purchaser’s Dubai REST portfolio.
• The developer proposes a transfer to another project without formal documentation.
• The developer asks the purchaser to sign a waiver or revised agreement as a condition of receiving information.
• The site photographs or physical conditions appear materially inconsistent with the official or advertised progress.

One warning sign does not always establish fraud or contractual breach. It does, however, justify immediate verification and preservation of evidence.

What Should You Do If the Project Cannot Be Found?

First, repeat the search using alternative details:

• Full project name.
• Abbreviated project name.
• Project number.
• Land number.
• Master-development name.
• Developer name.

Check whether the development is marketed under a commercial name that differs from its registered name.

Next, ask the developer or broker to provide:

• The official project-registration certificate.
• The DLD project number.
• The land number.
• Escrow-account confirmation.
• Advertising permit.
• Developer and broker licence details.

Do not make further payments until the discrepancy has been satisfactorily explained.

The matter should then be raised through DLD’s official support channels where necessary.

What Should You Do If the Status Is Frozen or Under Review?

Request written clarification from the developer and preserve the DLD search result.

The letter to the developer should seek:

• The reason for the status.
• The date on which the issue arose.
• Steps being taken to resolve it.
• The expected date for regulatory clearance.
• Updated construction and completion schedules.
• Confirmation of the escrow balance and payment arrangements.
• Copies of any relevant DLD or RERA communications that may lawfully be disclosed.

Do not rely only on telephone assurances. Written responses may become important if a contractual dispute later arises.

At the same time, review whether further instalments are due and whether they are linked to time dates or construction milestones.

What Should You Do If the Project Is Under Cancellation?

Do not automatically assume that the contract has ended or that an immediate refund is available.

DLD confirms that “under cancellation” means the project has not yet been finally cancelled and must pass through further procedures before a final decision is made.

The purchaser should:

1. Obtain an updated official status record.
2. Preserve the complete contract and payment file.
3. Confirm that all payments can be traced.
4. Avoid signing a waiver or transfer without legal review.
5. Monitor DLD and RERA communications.
6. Consider whether contractual termination proceedings are available or necessary.
7. Continue assessing payment obligations carefully.

Where a project has not been formally cancelled and the investor wishes to terminate and recover payments, DLD’s published guidance states that the investor may need to resort to the competent real-estate court because DLD does not itself terminate the private contract at the investor’s request.

Should an Investor Visit the Construction Site?

A site visit can be useful, but it should supplement—not replace—the official DLD search.

During a visit, the investor may record:

• Whether construction activity is visible.
• The number of workers and machinery present.
• The condition of completed structures.
• Site access and security.
• Displayed contractor and consultant details.
• Changes to project signage.
• Whether the site appears abandoned.

Photographs should be dated and taken lawfully from a permitted location. The investor should not enter a restricted construction site without authorisation.

Visible progress should then be compared with DLD’s official percentage and photographs.

How Often Should the Status Be Checked?

There is no need to search every day, but an off-plan purchaser should review the project periodically and at important contractual stages.

A status check is particularly advisable:

• Before paying a reservation amount.
• Before signing the sale and purchase agreement.
• Before transferring a substantial instalment.
• When a construction-linked payment becomes due.
• When the contractual completion date approaches.
• When the developer requests an extension.
• When construction appears to have stopped.
• When the developer proposes a revised payment plan.
• When rumours of freezing or cancellation arise.
• Before accepting handover.

Save the result each time. A chronological record can show whether progress occurred and when the project’s regulatory position changed.

Pre-Purchase Project Verification Checklist

Before buying an off-plan property, confirm the following:

Project

• The project is registered with DLD.
• The project name and number are consistent across all documents.
• The development status is acceptable.
• The expected completion period is commercially realistic.
• The land and master-development details are clear.

Developer

• The developer is registered and certified.
• The company signing the contract is properly identified.
• The developer’s track record has been reviewed.
• The person signing has authority to bind the company.

Broker and Advertisement

• The individual broker is licensed.
• The brokerage office is licensed.
• The advertisement permit can be verified.
• The Madmoun QR code corresponds with the advertised property.

Payments

• A project escrow account exists.
• The account details match DLD records.
• Payment demands are issued by an authorised entity.
• Receipts will identify the project and unit.
• No material payment is made to an unverified third party.

Registration

• The contract requires registration of the sale.
• Oqood or provisional registration will be issued.
• The unit details and purchaser’s name are correct.
• Registration fees and responsibilities are clearly stated.

Contract

• The completion and extension clauses are understood.
• The payment plan is clear.
• Construction milestones are objectively identifiable.
• Cancellation and termination provisions have been reviewed.
• The permitted area variation is reasonable.
• Dispute-resolution and governing-law clauses are understood.

Frequently Asked Questions

Is the DLD completion percentage legally binding?

It is an important official indicator based on the latest approved technical audit, but it does not determine every contractual or legal issue by itself.

A court or tribunal may also consider the agreement, expert evidence, developer notices, consultant certifications and the factual circumstances.

Can a project be active but seriously delayed?

Yes. An active classification does not necessarily mean that the developer has complied with the contractual completion date.

Project status and contractual performance must be assessed separately.

Does “under cancellation” mean I will receive a refund?

Not immediately. A project under cancellation has not yet reached final cancellation. Further regulatory procedures must take place.

Can I stop paying when progress is slow?

Not without reviewing the contract and the legal consequences.

Unilateral non-payment may allow the developer to treat the purchaser as being in default. The payment milestone, official percentage, developer’s breach and contractual notices should be analysed first.

Can a broker receive the purchase price?

Payments for an off-plan unit should be handled in accordance with the project’s approved payment and escrow arrangements. The implementing legislation provides that a broker may not deposit the unit price into its own account or deduct commission before depositing the funds into the escrow account.

How do I verify a completed property?

Use the Property Status Enquiry service and, where a title deed has been issued, DLD’s Verify Title Deed service.

What should I do when the developer’s information conflicts with DLD?

Request a written explanation and supporting official documents. Preserve both the developer’s representation and the DLD record. Do not make a major payment or sign an amendment until the discrepancy has been resolved.

Conclusion

Checking a Dubai real-estate project is not a one-time formality. It is an essential part of pre-purchase due diligence and ongoing investment protection.

The investor should begin with DLD’s Project Status Enquiry or Project Status (Mashrooi) service and review the project’s identity, completion percentage, inspection details, photographs, developer and escrow-account information.

That search should then be supported by separate verification of:

• The individual property.
• The developer.
• The broker and brokerage.
• The advertising permit.
• The escrow account.
• The purchaser’s Oqood or provisional registration.

Most importantly, investors should understand that an official status is an important regulatory indicator, but it does not answer every contractual question. A delayed project is not necessarily cancelled, a project under cancellation is not yet finally cancelled, and a high completion percentage does not automatically mean that a unit is legally or practically ready for handover.

Where the official record is missing, inconsistent or concerning, the investor should act promptly, preserve all evidence and obtain advice before making further payments, terminating the agreement or signing a settlement.

Legal notice: This article is provided for general informational purposes only and does not constitute legal advice. Each transaction should be reviewed by reference to its sale and purchase agreement, payment evidence, DLD registration records, official project status and applicable Dubai legislation. Official English translations are provided for convenience; where there is any inconsistency, the original Arabic legislation prevails.