Short answer
- For Canadian buyers, a booking deposit refund from a Dubai developer turns on one question: was an SPA signed and registered?
- Before the SPA, the developer's booking terms govern the refund; no official Dubai rule on reservation fees was found.
- After the SPA, off-plan payments belong in the project escrow account, and the SPA must be registered in the interim register within 90 days of signing.
- If the buyer walks away after the SPA, Article 11 of Law No. 13 of 2008, as amended by Law No. 19 of 2020, sets how much the developer may keep.
- Canadian banks have no duty to refund a wire you authorized; report suspected fraud to the Canadian Anti-Fraud Centre.
Booking deposit refund from a Dubai developer: where do Canadian buyers stand?
Until an SPA (sale and purchase agreement) is signed and registered, your booking form decides; afterwards, Dubai's off-plan laws take over. A booking or reservation deposit is the payment that holds a specific unit, usually after any EOI and before or at signing.
How the rules shift as a booking progresses
Reservation fee refund in Dubai from Canada: before the SPA
Pre-SPA, the booking form and the developer's written promises govern any refund. Two provisions of Law No. 13 of 2008 still matter: an off-plan sale is void unless entered in the interim register (Art. 3(1)), and a contract signed before the project is approved is null (Art. 10).
Phase 1: reconstruct the booking
He offered to return my money in instalments paid in post-dated cheques…
If a refund is offered as post-dated cheques, note that Canada's UAE travel advice warns bounced cheques can bring fines or jail in the UAE. Get any refund schedule in writing before accepting cheques.
Booking amount not refunded? Dubai rules for Canada investors after the SPA
After a registered SPA, the booking amount is part of the price, and walking away follows Article 11, which ties the developer's retention to whole-project progress.
| Whole-project completion | Developer may keep |
|---|---|
| Work not started (reasons beyond the developer), or RERA cancels the project | Nothing: full refund |
| Started, below 60% | Up to 25% of the unit value |
| 60% to 80% | Up to 40% of the unit value |
| Above 80% | Up to 40%, or keep the contract, or auction via the DLD |
Anything above the retention comes back within a year of termination, or within 60 days if the unit is resold sooner.
Phase 2: write the refund request
What can buyers in Canada do from home?
No Canadian body can order a Dubai refund, but several matter if the deposit went astray.
Phase 3: keep the clock in view
Paid an EOI instead? See getting an EOI refund. Also: when a payment missed escrow, every way to cancel an off-plan contract, the global booking deposit guide and the Canadian buyers' hub. First, check the project's escrow and registration facts.
Is a booking deposit refundable in Dubai before the SPA?
What if my SPA was never registered with the DLD?
How much can a Dubai developer keep if I cancel after the SPA?
Can my Canadian bank reverse a booking deposit wire?
Related guides
Sources
- Request to register the initial sale (Dubai Land Department)
- Law No. 13 of 2008 on the Interim Real Property Register (Dubai Legislation Portal)
- Law No. 19 of 2020 amending Law No. 13 of 2008 (Dubai Legislation Portal)
- DLD frequently asked questions
- Travel advice: United Arab Emirates (Government of Canada)
- Canadian Anti-Fraud Centre: report fraud
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.