SPA Signing Checklist: 10 Documents Every Dubai Property Buyer Needs

The Sale and Purchase Agreement is the single most important document in your Dubai property transaction. It is the legal contract that transfers ownership, and every party involved — buyer, seller, bank, developer, and the Dubai Land Department — needs specific paperwork before the deal can proceed.

I have seen transfers delayed by weeks because a buyer showed up at the trustee office with an expired passport or without a translated Power of Attorney. Do not let that be you. Here is exactly what you need, and why each document matters.

The 10-Document Checklist

1. Valid Passport (All Buyers)

   Every person named on the title deed must present an original passport with at least six months of remaining validity. If you are buying jointly with a spouse or partner, both passports are required. Expired passports are rejected at the trustee office — no exceptions. If your passport expires within the next six months, renew it before starting the purchase process.

2. Valid UAE Visa or Entry Stamp

   If you are a UAE resident, bring your residence visa page (stamped in your passport or printed from ICP). Non-residents can buy property in designated freehold areas and need only their entry stamp or tourist visa. The trustee office checks this to confirm your legal status in the country at the time of transfer.

3. Emirates ID (UAE Residents)

   Your physical Emirates ID card or the digital version from the ICA UAE app. This is mandatory for all UAE residents. Non-residents are exempt. If your Emirates ID is expired, the transfer will not proceed — renewal takes three to five working days through approved typing centres.

4. Original Title Deed

   For resale (secondary market) purchases only. The seller must present the original title deed issued by the Dubai Land Department. If the title deed is lost, the seller must apply for a replacement through DLD, which takes up to ten working days and costs AED 250. Off-plan purchases from developers do not require this — the Oqood (pre-registration certificate) serves as the equivalent.

5. NOC from the Developer

   The No Objection Certificate confirms that the seller has no outstanding service charges or developer fees on the property. The seller applies for this directly from the developer, and fees range widely: some developers charge AED 500, others charge up to AED 5,000. Processing time is typically two to five working days. Without the NOC, the DLD will not process the transfer. Make sure the NOC is dated within 30 days of the transfer appointment — most NOCs expire after that.

6. Signed Sale and Purchase Agreement (SPA)

   The SPA itself, signed by both buyer and seller (or their authorised representatives). The trustee office reviews the SPA to confirm the agreed price, payment terms, and any special conditions. Ensure the SPA price matches the amount declared to DLD — discrepancies will flag the transaction and cause delays.

7. Manager's Cheque(s)

   You will need manager's cheques (cashier's cheques) from a UAE bank for the DLD transfer fee (4% of the purchase price + AED 580 admin fee), the trustee office fee (AED 4,000 for properties above AED 500,000), and the remaining payment to the seller. Personal cheques are not accepted at the trustee office. Order manager's cheques from your bank at least two working days before the transfer appointment.

8. Mortgage Pre-Approval Letter

   If you are financing the purchase, your bank must provide a formal pre-approval letter confirming the loan amount, interest rate, and validity period. The trustee office will verify this before processing the transfer. Cash buyers can skip this document, but if you are using a mortgage, the bank will also send a representative to the trustee office to coordinate the simultaneous mortgage registration.

9. Property Valuation Report

   Required for all mortgage-financed purchases. Your bank commissions a property valuation from an approved firm, which typically costs AED 2,500 to AED 3,500 and takes three to five working days. The valuation determines your maximum loan amount. If the property values below your purchase price, you will need to cover the difference in cash. Get the valuation started immediately after your offer is accepted.

10. Power of Attorney (If Applicable)

    If you cannot attend the trustee office in person, a trusted representative can sign on your behalf with a valid Power of Attorney. The POA must be notarised by Dubai Courts or a UAE embassy/consulate if issued abroad, and it must specifically authorise property transactions. General POAs are sometimes rejected — request a specific POA that names the property, the transaction type, and the representative. POAs issued outside the UAE must be attested by the Ministry of Foreign Affairs.