Buyer guide
Property viewing checklist
A practical checklist for viewing a Dubai property to buy: what to inspect inside, in the building and community, which documents to request and questions to ask.
- Inside the unit
- AC, water pressure, damp, windows, finishes
- Building
- Lifts, parking, security, management, common areas
- Setting
- Noise, light, orientation, privacy
- Documents
- Deed details, Mollak statement, Ejari, mortgage status
- Best practice
- View twice, at different times of day
What should you do before a viewing?
Shortlist properties against a written brief: budget including costs (buying costs), area, size, parking, and whether you are buying to live in or let. Ask the agent for the floor plan, the permit details on the advert (Madmoun QR code), whether the property is vacant or tenanted, and the latest service-charge figure. If tenanted, ask about the tenancy end date and notice requirements; a tenant's rights can affect when you get possession.
Inside the unit
- Air conditioning: run it in every room; listen for noise and check airflow, and ask when ducts and coils were last cleaned
- Water: run taps and showers, flush toilets, look under sinks for leaks and staining
- Walls and ceilings: damp patches, cracks, repainted areas that might hide leaks
- Windows and balcony doors: seals, locks, condensation marks
- Electrics: sockets, lights, distribution board
- Kitchen and appliances: what is included in the sale
- Storage, layout and furniture fit: measure if needed
- Light and orientation: which rooms get afternoon sun, and how hot they feel
| Check | What to look for | Ask for |
|---|---|---|
| AC | Cooling in all rooms, noise, leaks | Maintenance history |
| Plumbing | Pressure, leaks, staining | Any past water damage |
| Damp | Patches, smell, peeling paint | Cause and repairs |
| Building | Lifts, parking, common areas | Management contact, planned works |
| Costs | — | Latest Mollak statement |
| Legal | — | Deed details, Ejari, mortgage status |
The building or community
Look at lift waiting times at busy hours, parking allocation and visitor parking, the condition of the lobby, corridors, pool and gym, and how clean the bin rooms are. Ask who manages the building and whether any major works or special levies are planned. For villas and townhouses, check the roof, external drainage, garden irrigation, boundary walls and any extensions (unapproved changes can delay the developer NOC — see developer NOC explained).
The setting
Visit at different times. A quiet weekday morning can feel very different on a weekend evening. Check road and construction noise, what is being built nearby that could block a view, access in and out at peak times, and walking routes to shops and transport. Compare the area with our area guides.
Which documents should you request before an offer?
- Title deed details to verify on DLD channels (title deed and Oqood)
- Latest Mollak service-charge statement
- Tenancy contract and Ejari, if tenanted
- Confirmation whether the property is mortgaged
- Any developer approvals for alterations
- DEWA and chiller account details for final bills
What are the common viewing mistakes?
- Deciding on a single viewing
- Not checking AC under load
- Ignoring service charges until after the offer
- Assuming furniture or appliances are included
- Not asking why the owner is selling and how long it has been on the market
- Forgetting to photograph defects you want reflected in the price or fixed before transfer
What questions should you ask the agent?
- Why is the owner selling, and how long has it been on the market?
- Is the price negotiable, and have there been offers?
- When would the property be vacant, and is the tenant aware?
- Are there any planned building works or special assessments?
- What is included: appliances, curtains, fitted furniture?
- Has the owner made any alterations, and were they approved by the developer?
- Is there a mortgage on the property, and is the owner's bank aware of the sale?
Ask for the answers in writing where they matter, and check them against documents before you sign Form F.
Questions people ask
Should I get a professional inspection before buying a resale property?
For older properties and villas it is often worth it. A paid inspection can spot AC, plumbing and damp issues you might miss, and gives you evidence for negotiation.
Can I view a tenanted property?
Yes, with notice to the tenant through the landlord or agent. Check the tenancy terms, because the tenant may have the right to stay until the contract ends.
Do I need to see the title deed before making an offer?
You should at least verify the deed details and seller identity before signing Form F and paying a deposit.
How many viewings should I do?
Enough to compare. Many buyers view several properties, then return twice to their favourite at different times of day.
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