EOI refund in Dubai: what decides it and how to ask for your money back

What decides an EOI refund in Dubai?

The developer's EOI terms decide whether money comes back, when, and how much. Dubai has no published DLD or RERA rule that sets EOI refund conditions, so the paperwork from the day you paid carries most of the weight.

An Expression of Interest (EOI) is a payment to register interest in a unit, usually before a launch and before a Sales and Purchase Agreement (SPA), the contract fixing unit, price and payment plan. Until the SPA is signed, money has moved but no purchase has been agreed.

If the EOI form promises a refund within a set number of days when no unit is allocated, you have a written promise to point to. If it is silent, or says non-refundable, your records become the main tool.

Dubai rule on EOI refunds

None found

Developer terms apply

Abu Dhabi EOI platform

Madhmoun

Announced 16 Feb 2026

Source: Khaleej Times

DLD role in disputes

Settlement only

It cannot terminate contracts

Source: DLD FAQ

Who is holding your EOI money?

Start with the receipt: the payee name shows whether the EOI went to the developer, a broker or a project escrow account. Dubai law sends off-plan buyer payments to the project's escrow account, but it is not confirmed that a pre-contract EOI falls under that rule.

Under Article 7 of Law No. 8 of 2007, payments by off-plan purchasers go into an escrow account opened in the project's name: a ring-fenced account run by a bank licensed by the UAE Central Bank and approved by RERA, the DLD's regulatory arm.

The payee shapes how easy the money is to trace:

• Project escrow account: under Article 12 of Law No. 8 of 2007, depositors may see their own accounting records and ask for copies.
• Developer's company account: you depend on the developer's refund process and the EOI form.
• Broker or individual: you need their receipt, the company name and proof of who authorized the collection.

How to request an EOI refund, step by step

Make the request in writing, quote the developer's own terms, give a clear deadline and keep every reply. A dated trail is what a settlement officer or court looks at first.

1. Collect what you already have

   Gather the EOI form, the receipt, the bank or card record, and any message that mentioned refunds, saved with dates visible.

2. Read the refund wording closely

   Note the exact words on refunds, unit allocation and timing, and whether any charge is deducted.

3. Look up the project's official record

   Search the DLD's project status service by plot number, project number or project name, and note whether an escrow account appears.

4. Send a dated written request

   Email the developer's official address, quote the refund clause, state the amount and the return account, and set a response date.

5. Escalate in order

   If the date passes, send one follow-up, then consider a settlement request and advice from a UAE-qualified lawyer.

Refusals often lean on a "non-refundable" label printed somewhere in the paperwork.

Whether that label holds depends on the exact terms you accepted and, if the two sides cannot agree, on a court's reading of the documents.

What to keep when an EOI is not refunded by the developer

Keep anything that proves what you paid, to whom, on what terms, and what you asked for afterwards.

Trakheesi is the DLD's advertising permit system; since 24 April 2023, permitted Dubai property ads must carry a Madmoun QR code showing the ad is RERA-approved and valid.

Where can an EOI refund dispute go in Dubai?

The DLD can attempt an amicable settlement, but only a court or an arbitrator can order a refund the developer refuses to pay. The right route depends on what was signed.

• DLD settlement. Under Executive Council Resolution No. 6 of 2010, the DLD may try to settle developer–buyer disputes, and a settlement it approves is binding, according to Khaleej Times. The DLD FAQ says it cannot terminate a contract at an investor's request.
• Dubai Courts. Buyers may file a civil claim. Under Law No. 18 of 2021 and Resolution No. 4 of 2025, the Centre for Amicable Settlement of Disputes has exclusive first-step jurisdiction over claims up to AED 500,000; confirm with a lawyer how this applies to property.
• Arbitration. Only available if a signed agreement contains an arbitration clause.
• Wrong desk. The Rental Disputes Center handles lease disputes, not purchase money.

What if the project was never genuine?

Then the issue may be criminal. Under Article 16 of Law No. 8 of 2007, knowingly selling units in fraudulent projects or misappropriating development money can lead to jail and/or a fine of at least AED 100,000.

Buying from the UK, US, Canada or Australia?

Each country guide adds home-country detail: where to report suspected fraud, what your bank can do, and time-zone practicalities.

• EOI refunds for buyers in the UK: suspected fraud in England, Wales and Northern Ireland goes to Report Fraud (0300 123 2040); in Scotland, call Police Scotland on 101.
• EOI refunds for buyers in the US: the FBI's IC3 is the main intake for cyber-enabled fraud, and the FTC takes scam reports at ReportFraud.ftc.gov.
• EOI refunds for buyers in Canada: the Canadian Anti-Fraud Centre takes reports online or by phone, and it also asks victims to contact local police.
• EOI refunds for buyers in Australia: Scamwatch takes scam reports, and ReportCyber is the police channel when money or personal information has been stolen.

Related guides

Booking deposits and reservation fees, what an EOI is before you pay one, and building a paper trail with a silent developer. You can also run a check on the project and developer before the next conversation.

This guide is general information, not legal advice. Laws and procedures change; check the official source before acting. Published 12 October 2026, last updated 12 October 2026.