The Sales and Purchase Agreement (SPA) is more than just paperwork — it's the legal backbone of your off-plan property deal in Dubai. In this blog, we break down the key clauses you’ll find in your SPA, explain what they really mean, and help you spot what to look out for before signing.
Nobody buys a home because they’re excited about the paperwork. Especially not in Dubai, where the Sales and Purchase Agreement — or SPA — tends to arrive just when you're daydreaming about your future living room layout.
Still, that document? It's the thing that protects you. It's the official rulebook for everything you’ve agreed to with the developer. And yet, most people never really read it. They flip through, sign the last page, and hope for the best.
Let’s change that. Here's what’s in your SPA — explained like a real person, not a lawyer.
It kicks off with the basics: your full name, the developer’s name, and the details of the unit. Think of it like a label on your investment.
🟢 Quick tip: Double-check the spelling of your name. Seriously. Typos here can slow things down later when you register with the Dubai Land Department.
The type, the floor, the size (usually in square feet), and any specific features tied to your unit.
🟢 Watch out: Some developers list gross area, others net area. Gross includes walls and shared space. Net is what you actually live in. Know the difference.
Probably the section you paid the most attention to when you booked. It breaks down your total cost and the schedule for each installment.
🟢 Pro move: Make sure it says whether payments are linked to construction milestones or just dates on a calendar. That makes a difference, especially if there are delays.
This is when the developer intends to give you the keys. But there’s usually a grace period tucked in there too — maybe 6 or 12 months.
🟢 Reality check: Delays happen. What you want to know is — if the handover takes longer than promised, then what? Is there compensation? Can you walk away?
If you’re late — or skip a payment altogether — this clause outlines what happens next.
🟢 Important: Some developers are flexible. Others? Not so much. In extreme cases, they can cancel your contract and keep part of what you’ve already paid.
The reverse of the above. If the developer doesn't meet their obligations, this clause explains your rights.
🟢 Check: Is there a clear refund policy? Will they offer alternatives? Can you file a dispute?
This one matters if you’re thinking of flipping the unit later. The SPA will say whether you're allowed to resell — and after how much of the payment is complete.
🟢 Heads up: Some developers allow resale after 30–50% is paid. Others lock you in until handover. Always ask.
You’d think this would be obvious, but the details about flooring, kitchens, bathrooms, etc., live here — and not always in the brochure.
🟢 Reality: If it’s not in the SPA, it might not show up in your actual apartment. Show units are representative. Your contract is the real promise.
This is the “life happens” clause — delays caused by things outside anyone’s control. Think natural disasters, government restrictions, pandemics.
🟢 Fair enough, but check how vaguely it’s worded. You don’t want it to be a catch-all excuse.
If something goes wrong and you need legal recourse, this clause tells you where and how disputes are resolved.
🟢 FYI: Most SPAs in Dubai follow UAE law. That’s normal. But make sure you understand whether mediation, arbitration, or court is your path forward.
These usually include the floor plan, finishing specs, and maybe even the developer’s trade license or escrow info.
🟢 Don’t ignore this. Sometimes the most useful (and specific) information is hiding in the annex.
Look — reading your SPA might not be the most thrilling part of the home-buying journey. But it’s easily one of the most important.
So take your time. Ask questions. Don’t let a tight deadline push you into signing something you don’t fully understand.
Because once that pen hits the paper, this agreement becomes the rulebook. And trust us — it’s better to know the rules before the game begins.
About QUBE Development:
QUBE Development, a subsidiary of DHG Investments, is a leading real estate developer in Dubai of high-quality residential and commercial properties. Standing on a 30-year legacy of experience and excellence, QUBE is dedicated to transforming living spaces in the UAE by integrating sustainable architecture, captivating design, and unparalleled amenities.
As a community-focused property developer in Dubai, QUBE Development aims to set the benchmark for real estate development by creating the foundation for generational wealth for customers. The company prioritizes durability and quality in every project. Expanding its portfolio throughout the UAE, QUBE Development responds swiftly to the evolving market demands, maintaining a commitment to providing the highest quality builds through collaborations with world-renowned architects and in partnership with a dedicated contractor to ensure meticulous attention to design and construction.
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