Off-Plan
Completion: Q1 2027
Bugatti Residences
Business Bay
Apartment, Branded Residences
70/30 Payment Plan
Starting Price:
AED 19.4M
Real data. Real tools. No developer spin.
Dubai property, with the real numbers and the tools to decide for yourself.
Live Dubai Land Department data on every area and community, free tools that give you a straight answer in a minute, and an independent desk that works for you, not the developer.
RERA Licensed
Live Land Department Data
Independent & Buy-Side
Check your off-plan exit in under a minute
OR
Why Totality
An advisor protecting capital, not an agent selling inventory.
The difference shows up in every recommendation we make.
Buy-side, not a sales funnel
We represent you, not a developer's stock. That changes every recommendation.
Data-led, not brochure-led
Real comparables, yields and supply pipelines drive the shortlist.
Downside protection
Every deal stressed for oversupply, handover delay and exit liquidity.
Built for international buyers
Remote purchase, banking and visa steps handled across time zones.
25 yrs
Cross-border real estate
Live
Land Department data
55+
Areas, 9 communities covered
RERA
Licensed, independent, buy-side
Off-plan owners · Not yet handed over
Can you still get out of it, and what would you actually walk away with?
Two questions nobody answers straight. Whether your SPA lets you assign yet, and what reaches your account after the balance to the developer and every transfer cost.
Most developers won’t let you sell until you’ve paid 30–40% of the price. Then the exit itself takes 6–8% in NOC, transfer and agent fees before you clear a dirham. Here is your actual number, in under a minute, no call.
1
Have you paid the threshold?Usually 30–40% before a developer allows an assignment
2
Are you past lock-in?Some SPAs block resale until a set construction stage
3
Will the developer issue the NOC?And what it costs you to get it
Off-plan exit check
Your numbers stay in your browserYour unit
Your contract
Usually 30 to 40, sometimes 50. See the table below.
4% typical in Dubai. Edit if yours differed.
Already handed over and holding the title deed? Use the ready-property version, the maths is different.
Founder
Ber MitchellFounder, Totality Real Estate
2:14
Straight from the desk
Why I built this, and how to read your number
Two minutes on what an off-plan exit actually costs, when holding beats selling, and why I would rather tell you the number is negative than sell you an exit you will regret.
- ✓25 years underwriting cross-border property, not a call centre.
- ✓The same maths I run before I let a client sign or sell.
- ✓No call unless you ask. The report is yours either way.
Method
Every number above, and where it comes from
We publish the working, because the alternative is asking you to trust a figure from someone who benefits from you selling.
| Line | How it is derived | Source |
|---|---|---|
| Transfer price | Size in sq ft × benchmark AED per sq ft for the project and unit type | Registered DLD sales, or labelled estimate |
| Balance to developer | SPA price less everything paid to date | Your contract |
| NOC, admin and trustee | Developer NOC (around AED 5,000), a fixed admin fee (AED 2,000 to 5,000) and the trustee centre fee, all paid by the buyer at registration | Developer and DLD trustee schedule |
| Listing commission | 2% of the transfer price plus 5% VAT, the seller’s only transaction cost. The buyer pays their own 2% to their buying agent | Market standard |
| DLD transfer fee | 4% of the transfer price, paid by the buyer to reassign the Oqood | Dubai Land Department |
| Break-even per sq ft | All cash in and costs out, divided by size | Derived, no benchmark needed |
Coverage differs by emirate
Dubai transactions are published daily by the Land Department, so Dubai benchmarks come from registered sales. Abu Dhabi and Ras Al Khaimah do not publish at the same granularity, so those figures come from our own completed deals and published market reports, and we label them as estimates rather than presenting them as registered prices.
The cost nobody mentions
The registration fee you paid at purchase, 4% in Dubai, is not recoverable and does not transfer. Your buyer pays it again on the assignment. On an AED 2.7m unit that is roughly AED 110,000 that simply leaves the transaction, and it is why an off-plan position needs meaningful growth before an early exit makes sense.
Off-Plan Exit CheckSee whether your SPA lets you assign yet, and what actually reaches your account. Under a minute, no call.
Run your check
Before anything else
Three things decide whether you can sell at all
All three sit in your SPA, and most owners have never read that far into it.
01
The paid threshold
Developers require a minimum percentage of the price paid before they will permit an assignment. Commonly 30 to 40 per cent, occasionally 50. Below it, no NOC is issued and no sale can complete.
02
The lock-in period
Some contracts add a separate time bar, typically six to twelve months from signature, that applies regardless of how much you have paid. The two conditions are cumulative, not alternatives.
03
The NOC itself
Issued at the developer’s discretion, usually valid around 30 days, and priced per project. Processing runs from a day or two on an e-NOC to a couple of weeks.
Terms by developer
The column that matters most is the paid threshold: the share of the price you must have paid before the developer will release an NOC and let you assign. The fee columns are the transaction costs, and the buyer carries them at registration. Read off signed contracts, not off what circulates online.
| Developer | Paid threshold | Assignment / transfer fee | NOC fee | Last verified |
|---|---|---|---|---|
| Emaar Properties | 30% to 40% (40% on recent launches) | AED 5,000 + VAT, or ~1 to 2% | AED 1,000 to 5,250 + VAT | Sep 2026 |
| DAMAC Properties | 30% to 35% | AED 5,000 + VAT | AED 500 to 5,250 + VAT | Aug 2026 |
| Sobha Realty | 30% to 40% | AED 5,000 + VAT, or 1 to 2% | AED 1,000 to 5,000 + VAT | Aug 2026 |
| Danube Properties | 30% to 40% | AED 1,000 to 5,000 + VAT | AED 1,000 + VAT | Jul 2026 |
| Binghatti Developers | 30% to 40% | AED 5,000 + VAT | AED 1,000 to 3,000 + VAT | Jul 2026 |
| Select Group | 30% to 40% | AED 5,000 + VAT, or 1 to 2% | AED 2,500 to 5,000 + VAT | Aug 2026 |
| Ellington Properties | 30% to 40% | AED 5,000 + VAT | AED 1,000 to 5,000 + VAT | Jul 2026 |
| Azizi Developments | 30% to 40% | AED 5,000 + VAT | AED 1,000 to 3,000 + VAT | Aug 2026 |
| Nakheel / Dubai Holding | 30% to 40% | AED 5,000 + VAT | AED 500 to 1,500 + VAT | Aug 2026 |
If your developer is not listed
Send us the assignment clause from your SPA and we will read it, tell you where you stand, and add the terms here. Your contract is the only authority on this and no general article can replace it.
Off-Plan Exit CheckNot sure which gate you clear, or what you would walk away with? Put your numbers in.
Check your unit
No surprises
What happens after you get the report
Stated plainly, because the usual answer in this market is an agent calling you eleven times.
01
You get the report.By email. It is yours whether or not you ever reply.
02
We do not call you.No phone call unless you ask for one. If you ticked WhatsApp, one message, and STOP ends it permanently.
03
You hear from us when something changes.When your project’s numbers move, when you cross the assignment threshold, or when handover approaches. Not otherwise.
04
If you decide to sell.We handle the NOC, the listing, the permit and the trustee appointment. 2% plus VAT, payable on completion.
Off-Plan Exit CheckYour net if you sell now, against holding to handover. Free, and the report is yours either way.
Start the check
FAQ
Questions owners ask us
Published by Totality Real Estate, a RERA-licensed brokerage, as general information about the Dubai property market. It is not legal, tax, financial or investment advice. The valuation in this tool is an indicative benchmark, not a RERA-approved valuation. Rules and figures change. Verify against primary sources before acting.
Investment pathways
However you want to invest in Dubai, there is a route through, pick the one that fits.
Off-Plan Properties
New launches and under-construction stock with structured payment plans.
Browse Off-Plan PropertiesReady Properties
Completed, income-ready units you can hold or let from day one.
Explore Ready PropertiesDubai Communities
Master communities compared on live Land Department prices, yields and the honest trade-offs.
Compare CommunitiesDubai Area Guides
Yields, supply, and character for every district worth your capital.
Explore Area GuidesInvestment Insights
Monthly market data and analysis, not recycled press releases.
Read Market InsightsHoliday Home Strategy
Short-let setup and management for higher-yield, flexible ownership.
Learn About RentalsFinancing Support
Mortgage introductions and affordability modelling for non-residents.
Ask About FinancingStrategic Investment Areas
Where we see the strongest risk-adjusted cases right now, with a guide behind each.
Dubai Islands
A master-planned archipelago with resale depth and beachfront supply still at launch pricing.
View GuideAl Marjan Island
Ras Al Khaimah's casino-anchored growth story, priced well below Dubai waterfront.
View GuideYas Island
Abu Dhabi's entertainment hub with strong short-let demand and a maturing rental market.
View GuideDIFC
The financial core — scarce inventory, premium tenants, and durable capital values.
View GuideBusiness Bay
Central, liquid, and branded — a reliable base for both yield and resale.
View GuideJumeirah
Low-rise, established, and land-constrained — the villa market's blue-chip address.
View GuideFeatured Off-Plan Properties
A rotating shortlist of launches we would underwrite ourselves — chosen for pricing, plan, and downside, not developer hype.
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No featured launches here yet. Browse all off-plan ›
How we work with investors
One straight line from your goals to a signed, underwritten purchase.
01
Understand investor goals
Budget, timeline, income vs. growth, visa needs, and risk appetite, before any property is on the table.
02
Shortlist suitable opportunities
A focused list drawn from the whole market, not one developer's inventory.
03
Underwrite pricing, risk, and yield
We model net yield, real payment-plan cost, and downside on every option.
04
Support financing and acquisition
Mortgage introductions, reservation, SPA review, and transfer handled end to end.
05
Assist with rental or exit strategy
Letting, holiday-home setup, or resale positioning once you own the asset.
Led by experience, not just listings
Totality is led by Ber Mitchell, who has spent his career on the buy side of Dubai real estate, underwriting deals, negotiating with developers, and holding property through a full market cycle rather than flipping it.
The result is advice that starts from the numbers and your objectives, not from whatever unit needs to sell this quarter. Every client works directly with that judgement, not a rotating sales desk.
What our clients say
Investors who wanted an advisor on their side of the table.
They talked me out of two deals before finding the right one. That is not how agents usually behave, and it saved me a poor purchase.
Sarah T.
Portfolio investor, UK
★★★★★
As a first-time buyer overseas I was nervous about being sold to. The underwriting they showed me made the decision obvious.
Ananya S.
First-time investor, India
★★★★★
We use Totality as our on-the-ground buy-side desk in the UAE. Diligence is thorough and the reporting is clean.
Emma W.
Family office advisor, Germany
★★★★★
Types of investors we serve
First-time investors
Portfolio builders
Family offices
Golden Visa seekers
Holiday-home buyers
Overseas buyers
Why Dubai
Global Capital Flows Here for Good Reason
Zero property tax, full foreign ownership, a stable dirham pegged to the dollar, and residency tied to real assets. Dubai has turned into a base for international capital, not a place to park it and hope.
Learn more about investing in DubaiThe fundamentals are real, but they do not make every deal a good one. Yields vary street by street, payment plans hide real costs, and a headline price tells you almost nothing about what you will actually clear. The work is in the underwriting, not the brochure.
Decisions grounded in analysis — not hype, not momentum, not FOMO.
Investment insights and guides
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Yes. Foreign nationals can buy freehold property in designated areas across Dubai with full ownership rights, and most of the investment-grade stock sits inside those zones.
It can be, but only at the right entry price and payment plan. We underwrite each launch against comparable resale values and the real supply pipeline before recommending it.
Budget roughly 6–7% of the purchase price in transaction costs, the DLD transfer fee, agency, and admin, plus any mortgage costs. We itemise all of it up front.
It shifts with supply, but well-located one-beds in liquid districts and short-let-friendly waterfront areas tend to lead on net yield. We size this per area with current data.
Yes. We introduce you to non-resident-friendly lenders and model affordability, though many international buyers still choose to purchase in cash for speed.
Book a strategy call. We will talk through your budget, goals, and timeline, then come back with a shortlist and the underwriting behind it, no fee and no hard sell.
Build your Dubai property portfolio with confidence
Start with a conversation about the numbers. No fee, no hard sell, just a clear read on whether a Dubai purchase fits your goals, and which one.
Typically a 30-minute call on Zoom. UAE hours, Sunday to Thursday.