How to Verify if a Developer Has Deposited Your Funds into an Escrow Account in Dubai

In Dubai, you verify an escrow deposit by confirming the project’s registered escrow account in Dubai REST or DLD Project Status, paying directly to that account, and obtaining proof from the escrow agent. Law No. 8 of 2007 lets depositors access their own escrow records.

First, it helps to be clear on terms, because people mix them up. In Dubai off-plan sales, the “escrow account” is not just any bank account. Dubai Law No. (8) of 2007 defines it as a project bank account where off-plan purchaser payments (and project financier funds) are deposited, opened under a written agreement between the developer and an accredited escrow agent, and opened in the name of the real estate development project. The law also makes a big point that the escrow account is dedicated exclusively to constructing that specific project, not the developer’s general business expenses.

So, what can you actually verify, as a buyer? I think of it in two layers.

Layer 1, verify the project-level escrow exists and is legitimate. Dubai Land Department’s Dubai REST app is designed to show real-time off-plan project information, and it explicitly lists the escrow account number as a key feature. In parallel, DLD’s Project Status (Mashrooi) service shows a project view that includes an “Escrow Account” section and the escrow bank name.

These two checks tell you whether the project is registered with an escrow account and what details DLD is displaying for it. If what the developer gave you does not match what DLD shows, that is a pause-and-verify moment.

Layer 2, verify your specific payment hit the escrow. This part is sometimes messy because bank statements are private. The cleanest approach is to pay directly into the project escrow account (transfer or manager’s cheque payable to the trustee bank for the project escrow), then keep your receipt and statement with a clear payment reference. If you need independent confirmation, Law No. (8) of 2007 says depositors (or their representatives) may access their own accounting records and request copies. Practically, that means you can ask the escrow agent (the trustee bank) for a stamped deposit confirmation or a statement line tied to your name, unit, and SPA reference.

One extra caution, because it still comes up: RERA has warned that marketing or promoting projects before completing registration procedures and opening an escrow account is a violation of Law No. 8 of 2007. So if a project is being sold aggressively but you cannot find escrow details in DLD tools, it is worth slowing down and escalating to DLD RERA with your documents.

Quick Fact Table (if it helps)

What you’re checking	Where to check	What “proof” looks like
Project has a registered escrow account	Dubai REST, Project Status (Mashrooi)	Escrow account number and bank name shown for the project
Trustee bank is approved	DLD approved escrow account trustees list	Bank appears on DLD’s approved trustee list
Escrow is project-specific	SPA plus DLD project details	Escrow account is in the project name, not a developer operating account
Your payment went into escrow	Your bank records and escrow agent confirmation	Transfer receipt, statement entry, and or trustee confirmation letter
You can request your escrow records	Escrow agent (trustee bank)	Copies of your own accounting records, as a depositor