There is a moment in a Dubai resale purchase when the deal stops being a conversation and becomes an obligation. It is not the handshake and it is not the transfer at the trustee office.
It is the signing of Form F.
The Unified Forms, Briefly
RERA publishes a set of standard forms that structure a brokered property transaction in Dubai. Four matter:
- Form A is the agreement between the seller and their broker, giving the broker the mandate to market the property.
- Form B is the agreement between the buyer and their broker.
- Form I is the agreement between two brokers where the buyer and seller each have their own, setting out how the commission is split.
- Form F is the memorandum of understanding between buyer and seller. It is the contract of sale.
The forms are generated through the Dubai Land Department's systems, which is part of the point: a Form F issued through the official channel is traceable, and the brokers on it are verifiable as licensed.
What Form F Contains
At minimum: the parties, the property, the agreed price, the deposit, the intended transfer date, who bears which costs, and what happens if either side fails to complete.
The clauses that decide real outcomes are the last two. Everything else is description.
The 10% Deposit, and What It Really Is
Convention in Dubai is a 10% deposit paid by the buyer on signing Form F, usually by manager's cheque made out to the seller and held by the seller's broker until transfer.
Two things buyers routinely misunderstand:
It is a security, not a part payment held by the government. It sits with the broker as stakeholder under the terms of the MOU. Who holds it, and on what terms it is released, should be written in the form rather than assumed.
It is the measure of what you lose. If the buyer walks away without a contractual right to, the standard position is that the deposit is forfeited to the seller. If the seller walks away, the standard position is that they return the deposit and pay an equivalent amount. That symmetry only exists if the form says so, and it is the first thing to check.
The Dates That Matter
Form F carries a transfer date, and a well-drafted one says what happens if it is missed, by whom, and with how much grace.
Where a mortgage is involved, that date has to be realistic. A buyer who signs a Form F committing to transfer in 21 days when their bank needs 30 has created a default for themselves. Where the seller has an existing mortgage to settle, the timeline needs to accommodate the settlement and release of the property, which adds weeks.
Negotiate the date against the slowest step in the chain, not the fastest.
The Costs to Allocate Explicitly
| Item | Usual position |
|---|---|
| DLD transfer fee, 4% plus admin | buyer |
| Agency commission, typically 2% plus VAT | each side pays its own broker, subject to agreement |
| Trustee office fee | buyer, sometimes split |
| Developer no objection certificate fee | seller |
| Seller's mortgage settlement | seller |
| Service charge arrears | seller, to the transfer date |
"Usual" is not "automatic". Every line above can be varied by agreement, and the place to record the variation is Form F.
The Mistakes That Cost Money
Signing before checking the title. Confirm ownership, mortgage status and any restriction on the property through the Land Department before you sign anything.
Ignoring service charge arrears. Unpaid charges follow the property into the owners association's ledger and become your problem. Ask for a clearance figure.
Assuming the NOC is a formality. The developer's no objection certificate has a fee, a processing time, and conditions, and a developer will not issue it while charges are outstanding.
Letting the broker hold the deposit without terms. Write down who holds it, under what conditions it is released, and what happens on default.
The Short Version
Form F is the deal. Check the title before you sign it, make the transfer date match the slowest party in the chain, write down who holds the deposit and on what terms, and allocate every cost line explicitly rather than relying on convention. Most Dubai transactions that go wrong go wrong in a clause somebody skimmed.
This is general information about Dubai property transactions, not legal advice. Forms, fees and procedures change. Confirm current requirements with the Dubai Land Department or a qualified UAE lawyer before relying on them.
Frequently Asked Questions
01What is Form F in Dubai property?
Form F is the RERA unified memorandum of understanding between a buyer and a seller of completed property in Dubai. It is the binding contract of sale, setting out price, deposit, transfer date and the consequences of default.
02Is Form F legally binding?
Yes. Once signed by both parties it is a contract. The deposit and default clauses within it determine what each side loses if the transaction does not complete.
03How much is the deposit on a Dubai property purchase?
Convention is 10% of the price, paid on signing Form F and typically held by the seller's broker until transfer, though the amount and the holding arrangement are matters for the contract.
04What happens if the buyer pulls out after signing Form F?
The standard position is that the buyer forfeits the deposit to the seller, unless the form gives them a right to withdraw. If the seller withdraws, the usual position is return of the deposit plus an equivalent amount, but only where the form provides for it.
05What is the difference between Form A, Form B and Form F?
Form A is the seller's agreement with their broker, Form B is the buyer's agreement with their broker, and Form F is the memorandum of understanding between buyer and seller. Form I governs the commission split between two brokers.
06Do I need a lawyer to sign Form F?
It is not required, but it is sensible on a high-value transaction or where the terms depart from the standard ones. At minimum, read the default, deposit and cost allocation clauses yourself before signing.
