Getting an EOI refund in Dubai: questions UK buyers ask

You paid to hold a place at a launch, the launch came and went, and the money has not returned.

What governs an EOI refund in Dubai for UK buyers?

The developer's written terms govern it. In Dubai, EOI terms, including whether and when the money is refundable, are set by the developer; we found no DLD or RERA rule or guidance on EOIs.

An EOI is an expression of interest: a payment made before a project launch to register interest in a unit, before any SPA (sale and purchase agreement) exists. It is not the same as a booking deposit paid at or after reservation.

Whether a pre-SPA EOI counts as a payment that must go into escrow is not confirmed. The DLD FAQ says all amounts received from buyers of off-plan units go into the project escrow account, but an EOI may come before you are a buyer in that sense.

What should I ask the developer for?

Ask for documents, not reassurance. A refund request backed by the developer's own terms and your proof of payment is much harder to ignore than a phone call.

1. Send one written request

   Email the developer, quoting the EOI reference, amount, date paid and the refund clause, and ask for a refund date.

2. Ask where the money sits

   Request written confirmation of which account holds the EOI money: an escrow account, the developer's account or a broker's.

3. Set a reasonable deadline

   Give a clear date for a reply and note it in your records, with UK and Dubai times.

4. Escalate with the file

   If there is no answer, take the complete file to a UAE-qualified lawyer, or to the DLD for an attempt at amicable settlement.

Was the EOI taken at a London property show?

If so, it is worth checking what was allowed. The DLD's advertising-permit rules say only preliminary reservations, not sales, are allowed at exhibitions, and advertisers may not showcase off-plan properties not registered with the Escrow Account Department.

Can my UK bank get the EOI back?

Probably not through the reimbursement scheme. The APP rules in force since 7 October 2024 cover UK-to-UK payments by Faster Payments or CHAPS, up to £85,000, so an international transfer to a Dubai account is outside them.

You can still ask your bank to attempt a SWIFT recall. Wise's documentation says recalls are not guaranteed, need explicit acceptance from the recipient, and can take several weeks, so the sooner you ask, the better.

Dubai EOI rule

None found

Developer's terms apply

Abu Dhabi EOIs

Madhmoun + escrow

ADREC announcement, Feb 2026

UK APP cap

£85,000

UK-to-UK payments only

Source: psr.org.uk

Report Fraud

0300 123 2040

England, Wales, Northern Ireland

Source: reportfraud.police.uk

When does a missing EOI refund become a fraud report?

When the facts point to deception rather than delay: no company you can identify, no project in the DLD registry, or contact cut off after payment. Report it to Report Fraud, which replaced Action Fraud for England, Wales and Northern Ireland; in Scotland, call Police Scotland on 101.

How do I chase from the UK without losing days?

Time your messages to Dubai's working day. The UAE is on UTC+4 all year: 3 hours ahead of London under BST, and 4 hours ahead once GMT returns on 25 October 2026. Emails sent by mid-morning UK time reach Dubai inboxes before lunch.

Before chasing further, check whether the project is registered at all. Our UK explainer on paying an expression of interest covers the pre-payment questions, and booking deposit refunds for UK investors covers the next stage. The global EOI refund guide and the UK buyers' hub have the wider context.

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.