NOOMA Properties
New developments

The whole file, not the brochure.

Everyone sells the same developer renders. What differs is what sits under them. Each project below carries its numbers with a source, an open-items list of what we have not confirmed, and — where the register covers it — what can still be built around you.

How we cover a project

Four things every developer brochure leaves out.

What it really costs

The payment plan drawn to scale rather than written as a percentage, so you can see where the weight falls — and the government fee added on top of the headline price, because that is the number you actually pay.

Who holds your money

Which regulator governs the project and how the escrow works there. It is not the same answer in Dubai as in Abu Dhabi, and on Al Maryah Island it is different again.

What can still be built next door

Read from the Dubai Development Authority’s public plot register: for the plots around the building, what stands there now and what height the empty ones are permitted to reach. Nobody asks the developer this, and the developer would not be the right person to ask.

What we could not confirm

An open-items list on every project. During research on one scheme the aggregator sites disagreed on the handover year, the unit count and the bedroom mix — and each printed one confident figure anyway. We print the disagreement.

Buying off-plan in Dubai

Straight answers.

What does off-plan actually mean?
You are buying a home that has not been built yet, from the developer, at a price fixed today. You pay in instalments across the construction period rather than in one transfer, and you take delivery at handover — which is why the handover date and the delay provisions matter more here than anything else in the brochure.
Where does my money go before the building exists?
Into a project-specific escrow account with a bank supervised by the regulator, not to the developer directly. In Dubai that framework comes from Law No. 8 of 2007, and money is released against construction milestones rather than on request. Never pay purchase monies to a broker, including us — they belong in the escrow account and nowhere else.
Is my off-plan purchase registered anywhere?
Yes. Off-plan sales in Dubai are recorded on the Oqood register before completion, which is what gives you a documented interest in a specific unit rather than a contract with a developer and nothing else. Ask to see the registration; it is not optional and it is not a formality.
What is a typical payment plan?
Structures vary widely — 60/40, 80/20, and post-handover plans where a share falls due after you have the keys. What matters is not the label but where the weight sits: a plan that leaves half the price due at handover means the bulk of your exposure lands years from now, on a price agreed today. We draw the plan to scale on every project page so you can see the shape rather than read a percentage.
What happens if the project is delayed?
Delays of several months are common in Dubai even with established developers and do not on their own signal trouble. Your position depends on the grace period and delay clauses in your sale and purchase agreement, which is the page of the contract worth reading twice. Where we have not seen those clauses for a project, we say so in that project's open items rather than reassure you.
How do I know what will be built around it?
You can look it up. The Dubai Development Authority publishes a plot register recording, for each plot, what is permitted on it — how many storeys — and whether anything stands there yet. On our project pages we read it for the plots within 400 metres of the building. Around one beachfront project it shows an empty plot 153 metres away permitted to 43 storeys. Permitted is not planned, but it is worth knowing before you buy a view.
Can I sell before handover?
Usually yes, but on the developer's terms rather than yours: most require a minimum percentage paid before they will allow a transfer, and they charge a fee to process it. Establish that threshold before you buy if reselling during construction is part of your plan, because it varies by developer and it is rarely volunteered.