Is an expression of interest in Dubai property refundable? Check before you pay

Is an expression of interest in Dubai property refundable?

It can be, but only on the developer's terms: in Dubai, the EOI paperwork decides whether, when and how much comes back. No official DLD or RERA guidance sets EOI refund rules, so the answer sits in the document you sign before paying.

Property portals describe EOIs as "usually refundable or partially refundable" and "usually placed in escrow", but those claims have not been confirmed against any Dubai rule. Treat them as marketing context, not as a right you can rely on.

So the minutes before you pay matter more than the weeks after.

What is an EOI in Dubai?

An Expression of Interest (EOI) is an early payment that places a buyer in the queue for an off-plan launch, before a specific unit is allocated and before an SPA exists. It signals intent; it is not yet a purchase.

Three terms help when reading launch paperwork:

• SPA (Sales and Purchase Agreement): the contract that fixes the unit, the price and the payment plan.
• Oqood: the DLD's system for the Interim Real Property Register. Under Law No. 13 of 2008, an off-plan sale is void unless entered in that register, and the developer must register a signed SPA within 90 days of signing.
• Escrow account: a project-specific account at a bank approved by RERA. Under Law No. 8 of 2007, payments from off-plan buyers go into it.

An EOI usually comes before all three, while the protections of a registered sale are built around the SPA and Oqood.

Who holds the money from an EOI payment at an off-plan launch?

The payee on your receipt holds it. In Dubai, nothing confirmed requires an EOI paid at an off-plan launch to go into the project escrow account, so the recipient could be the developer, a broker or an escrow bank.

The DLD FAQ says "all amounts received from buyers of real estate units sold off-plan" go into the project escrow account; whether a pre-contract EOI counts has not been confirmed. Ask directly, in writing.

For registered off-plan projects, the DLD's Dubai REST app shows the escrow account number, so you can compare it with any account you are given.

That advice comes from the director of RERA's Real Estate Control Department, speaking in June 2024 after the DLD fined three developers AED 500,000 each for marketing off-plan projects without completing registration.

Dubai vs Abu Dhabi: how EOI rules differ

Abu Dhabi now has a written EOI rule and Dubai does not. Rules differ by emirate, so a protection announced in Abu Dhabi does not carry over to a Dubai launch.

Five checks before an EOI payment

A short routine before paying an EOI answers the questions that later decide a refund.

1. Scan the advert's Madmoun QR code

   Since 24 April 2023, permitted property ads in Dubai must carry a Madmoun QR code issued through Trakheesi, the DLD's ad permit system. Scanning it shows whether the ad is RERA-approved and valid.

2. Look the project up in DLD records

   Search by project name in the Dubai REST app's Project Status (Mashrooi) service or on the DLD website. DLD advertising rules say off-plan properties not registered with the Escrow Account Department may not be advertised.

3. Get the refund terms in writing

   Ask for the EOI form before paying. Look for when the money comes back if no unit is allocated, how long it takes, and any deduction.

4. Confirm the payee

   Note the exact company or bank account name the payment goes to, and ask in writing whether it is the project escrow account.

5. Keep the receipt and the conversation

   Save the receipt, the form and every message with dates. At exhibitions, DLD rules allow only preliminary reservations, not sales.

Is an EOI refundable in Dubai once a unit is allocated?

Allocation usually leads to an SPA, and from then on the SPA and Dubai law shape what happens to money paid, not the EOI form. Check how the SPA treats the EOI amount before signing, because that changes what you are owed if you later step back.

If plans change after paying, see getting an EOI refund in Dubai. For larger amounts, read about booking deposits and reservation fees, and before any transfer, how to verify the escrow account.

Buying from the UK, US, Canada or Australia?

Each country guide pairs the EOI basics with local reporting channels, bank rules for international transfers and time-zone practicalities.

• EOI basics for UK buyers: the UK's APP fraud reimbursement scheme covers UK-to-UK transfers only, so an international payment to a UAE account falls outside it.
• EOI basics for US buyers: the SEC's Investor.gov lists requests to pay by "wire transfer abroad" among investment fraud red flags.
• EOI basics for Canadian buyers: in British Columbia, the BCFSA says REDMA governs marketing of development properties located anywhere in the world.
• EOI basics for Australian buyers: Consumer Affairs Victoria warns about spruikers promoting off-the-plan property that does not yet exist.

When you are ready, run a check on the developer and project to see the public record before the first transfer.

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.