Expression of interest on Dubai property: is it refundable, and what Australian buyers should settle first

Answer four questions before the transfer, starting with whether the project appears in the official registries; skipping them can cost the whole amount.

Is an expression of interest on Dubai property refundable for Australian buyers?

An expression of interest on Dubai property is refundable only on the terms the developer sets, because no official Dubai rule governs EOIs. Australian buyers should get those terms in writing, and know who is holding the money, before paying anything.

What is an EOI in Dubai, seen from Australia?

An EOI is an early payment that signals interest in a project, usually at or before launch and before a sale contract. The SPA (sale and purchase agreement) comes later and creates the binding sale. Under Article 3(1) of Law No. 13 of 2008, a sale of an off-plan unit is void unless entered in the Interim Property Register, known as Oqood.

Dubai EOI rule

None found

Developer's terms govern

Abu Dhabi EOI rule

16 Feb 2026

Madhmoun registration, ADREC escrow

Madmoun QR on ads

Since 24 Apr 2023

Mandatory in Dubai

At exhibitions

Reservations only

DLD ad-permit rules bar sales

Branch 1: an Abu Dhabi project

Each emirate has its own property regulator and rules. For Abu Dhabi, EOIs must be registered on ADREC's Madhmoun platform, with funds held in a supervised escrow account and digital refund mechanisms. No amounts or effective date were given in the announcement, so ask the developer for proof of Madhmoun registration.

Branch 2: a Dubai project with no written refund terms

Get the refund conditions in writing before paying. Ask when the money becomes refundable, how fast it is returned, to which account, and what happens if no unit is allocated.

Example: a hypothetical AED 50,000 EOI is described as "fully refundable" in a chat message. Ask for that wording in the EOI form itself.

Branch 3: the advertising cannot be verified

Dubai ads for off-plan property need a permit, and advertisers may not showcase off-plan property that is not registered with the Escrow Account Department. Scan the Madmoun QR code on the ad: the DLD says it confirms the ad is RERA-approved and valid. A project without a permit or registration is a fact worth knowing before money moves.

Branch 4: the payee is not the developer

If the account belongs to an individual, a broker or a company whose name does not match the developer, stop. Once you sign an SPA, Dubai payments belong in the project escrow account, and the DLD has urged investors not to pay outside it. Before the SPA, the rules are unclear, which makes the payee's identity your main check. See verifying a Dubai escrow account from Australia and, for cash requests, paying cash for off-plan property.

EOI payment for an off-plan launch: what Australia investors should know at home

Australian regulators have long warned about high-pressure property selling. Their guidance applies to the pitch you hear in Sydney or Melbourne, even when the property is in Dubai.

If an EOI has already been paid and not returned, go to getting an EOI refund from Australia. The global EOI explainer and the Australia hub for Dubai off-plan problems cover the rest of the buying journey.

FAQ

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.