Questions That Lead to Data
When it comes to questions to ask your agent in Dubai, most buyers stick to the same three: what's the price, what's the payment plan and what rental yield can I expect? These matter, but the most useful questions go a step further. The usual ones often get a sales answer, with no evidence you can check.
The four questions in this guide steer the conversation towards data: what units in the building actually sell for, what competition is coming, what the property costs to hold and what its downsides are. A good agent can answer all of them without dodging. A weaker one changes the subject.
This matters especially for Israeli investors. You are often buying from Israel, negotiating on WhatsApp and seeing the apartment only on video. In that situation, a few focused questions are a key tool for avoiding overpaying.
Four Questions to Ask Your Agent in Dubai at a Glance
Before you buy, ask for sales registered in the building over the last three months and a list of projects due for handover nearby in the same year. Then ask for the approved service charges, compared with similar buildings, and ask directly what the building's downsides are. Together, the answers reveal the real price level, future competition, holding costs and risks that don't appear in the listing.
| No. | Question | What a good answer looks like | Red flag | How to check yourself |
|---|---|---|---|---|
| 1 | Show me the transactions in this building over the last three months | Sale prices registered with the Dubai Land Department (DLD), by unit type, floor and date | Asking prices only, or a "trust me" answer | The Dubai REST app and DLD open data |
| 2 | What other projects will be handed over nearby in the same year? | Project names, unit numbers and handover dates | "Don't worry, demand is huge" | Developer handover schedules and supply reports |
| 3 | What are the service charges here and in similar buildings? | An approved rate in AED per sq ft, compared with two or three towers | A round estimate or "it's cheap" | The DLD Service Charge Index and the Mollak system |
| 4 | What are the building's downsides? | Specific drawbacks, such as noise, view, parking or cooling charges | "There are none" | A video tour, owner reviews and maintenance history |
It is also worth knowing who pays the agent. On a resale purchase, the buyer usually pays a 2% commission plus 5% VAT on the commission. On an off-plan purchase, the developer usually pays. That is not a problem in itself, but it is one more reason to ask for independent data.
Before asking any questions, check the broker's licence number in the DLD broker registry. Every registered broker is issued a unique number. You can also start with the vetted agencies listed on Dubai Index.
Question 1: "Show Me the Transactions in This Building Over the Last Three Months"
Property portals show asking prices. The Dubai Land Department records the price at which a deal was actually registered. The gap can be large, especially when sellers test the market with an optimistic price.
That is why the first question should be about registered transactions.
Why Three Months, and Why This Building?
Three months is recent enough to reflect today's market and long enough to spot a pattern. Area averages are useful, but they mix old and new towers, sea views and road views. The building itself is the most relevant comparison.
What to Look for in the Data
When the agent sends the list, check four things:
- Price per sq ft by unit type. Compare one-bedrooms with one-bedrooms, not with the average for the whole building.
- Floor and view. A high-floor unit with a sea view can be very different from a low unit facing the road.
- Number of sales. Many deals point to an active market in the building. Two sales in three months may mean a resale will take longer.
- Off-plan vs resale. Early off-plan purchase prices can distort the picture of today's resale value.
If the asking price is well above recent registered deals for similar units, ask the agent to explain the gap. A better view or a renovated kitchen can justify it. "The market is hot" is not a sufficient answer.
How to Check Yourself
In December 2025, the DLD updated the Dubai REST app to show the five most recent sale transactions for residential properties in freehold areas. The department also publishes transaction data as open data.
Overseas buyers face one limitation: foreign users currently log in with UAE Pass or a title deed. So a first-time buyer may need help from the agent or a local contact to pull the data.
At Dubai Index, we recommend asking for screenshots straight from the app rather than a spreadsheet where the data has been retyped. You can also compare the building with area trends in our Dubai Property Price Index.
Question 2: "What Other Projects Will Be Handed Over Near Me in the Same Year?"
This question matters most for off-plan purchases, but it affects ready property too. When many towers are handed over in the same area at the same time, owners of the new units compete for the same tenants and the same resale buyers.
Why Handover Timing Matters in 2026 and 2027
Dubai is in a period of heavy handovers. Cushman & Wakefield Core's H1 2026 report forecasts about 55,600 homes delivered in 2026, the highest annual figure since 2008, and more than 60,000 in 2027. Colliers' Q2 report gives a higher estimate for 2026, about 68,250 units.
But scheduled supply is not the same as delivered supply. Cavendish Maxwell's H1 2026 report counts 162,500 units scheduled for 2027. By contrast, of 47,000 units scheduled for the second half of 2026, the firm expects only 14,000 to 23,500 to actually be delivered.
Many projects miss their scheduled dates. To see which projects are due for handover near an apartment you're interested in, check our Dubai handover tracker.
On the demand side there is encouraging news too: an analysis by fäm Properties, published in Gulf News in August 2026, looked at 96,585 units due for handover this year. Of these, 82.9% had already been sold.
What a Good Answer Sounds Like
An agent who knows the market will name specific projects within walking distance or in the same master community, and give an estimate of unit numbers and handover quarter. They will also explain the possible impact on you, such as lower rents in the first year after handover or more units competing with yours on resale.
Areas with a large supply pipeline need extra checking. For example, Morgan's International Realty counted 16,852 units in Jumeirah Village Circle and 10,127 in Business Bay for 2025 to 2027. That doesn't make them bad investments, but the entry price and rent assumptions need a safety margin.
If you're considering off-plan, read our analysis of whether buying off-plan in Dubai is worth it in 2026.
Question 3: "What Are the Service Charges Here and in Similar Buildings?"
Service charges are annual fees owners pay for common areas and services: security, cleaning, lifts, pools, gyms and building management. They are calculated on the unit's area in sq ft and approved each year by RERA, Dubai's Real Estate Regulatory Agency.
For an investor, these costs come straight off rental income. That is why a building that is cheaper to buy can turn out to be more expensive to hold.
Key Terms
Service Charge Index: The DLD's official database showing the approved rates for each registered building.
Mollak: The DLD's system for owners' association budgets and service charge payments.
The formula: Annual service charges equal the unit's area in sq ft multiplied by the approved rate in AED per sq ft.
What Are Typical Charges?
Market guides put most apartment buildings at about AED 10 to AED 30 per sq ft a year. Luxury towers charge much more. For example, according to Driven Properties' service charge index, Burj Khalifa is about AED 68 per sq ft, and the Business Bay average is close to AED 15.
These are approximate benchmarks; always check the specific building.
The example below shows why comparing with similar buildings matters so much:
| Item | Building A | Building B |
|---|---|---|
| Unit size | 800 sq ft | 800 sq ft |
| Approved rate | AED 12 per sq ft | AED 22 per sq ft |
| Annual service charges | AED 9,600 | AED 17,600 |
| Extra cost per year | None | AED 8,000 |
| Extra cost over 10 years | None | AED 80,000 |
The figures are for illustration only and are not rates for specific buildings.
How to Verify Service Charges
This is the easiest of the four questions to check. First, ask for the building's approved rate for the current year. Then ask the seller for the last three years of service charge invoices, to see whether costs are rising.
Check for yourself too, in the Service Charge Index on the DLD website, in the Dubai REST app or in the Mollak system. The check requires title deed details, so ask the seller for them through the agent.
Also ask whether district cooling is included or billed separately. It can add a significant monthly cost.
Question 4: "What Are the Building's Downsides?"
This is the simplest question, and sometimes the most revealing. Every building has weaknesses. An agent who claims there are none probably doesn't know the building well, or isn't giving you the full picture.
What an Honest Answer Looks Like
Good answers point to specifics, for example:
- "The lower floors face the highway, so expect traffic noise."
- "The plot next door is zoned for a tower that could block the view."
- "There's one parking space per apartment, and visitor parking is limited."
- "Cooling is billed separately by the district cooling provider."
- "The lifts are busy in the morning rush."
How This Question Protects You
A downside is not necessarily a reason to walk away. Sometimes it is already priced in. The real risk is a downside that only emerges after transfer, when it becomes your problem.
If you're buying remotely, ask the agent to film the view from the unit itself, the corridor, the parking and the street at rush hour. Read owner reviews and ask about recurring maintenance problems, such as leaks or lift breakdowns.
For a newly handed-over unit, a professional snagging inspection can find defects before fixing them becomes your expense.
Red Flags and Next Steps When Buying Remotely
Together, the four questions tell you more than any brochure. Watch especially for:
- The agent sends asking prices when you asked for registered transactions.
- They dismiss concerns about nearby supply without naming projects or numbers.
- Service charges are given as a round estimate, with no approved rate.
- The building supposedly has "no downsides".
- The agent pushes for a deposit before you've had time to verify the data.
Keep every answer in writing. WhatsApp is fine, but also save screenshots of transaction lists and service charges. If you hire an agent to represent you as a buyer, formalise it with RERA's Form B, the standard buyer–broker agreement.
Finally, put the same questions to two agents about the same building. Where the answers differ, you'll know exactly what needs further checking. That is our approach at Dubai Index: check the data first, and only then weigh the promises.
For a broader checklist, read our guide to spotting a real deal in Dubai real estate.
FAQ
What should I ask a real estate agent in Dubai?
Ask for registered sales in the building over the last three months and a list of projects due for handover nearby in the same year. Also ask about approved service charges compared with similar buildings, and about the building's downsides. These questions lead to data you can verify.
How do I check recent sale prices in a building?
The DLD's Dubai REST app shows the five most recent sale transactions for residential properties in freehold areas. The department also publishes open transaction data. Foreign users log in with UAE Pass or a title deed, so you may need the agent's help.
How much are service charges in Dubai?
Most apartment buildings charge about AED 10 to AED 30 per sq ft a year. In luxury towers, the rate can exceed AED 60. Each building's approved rate appears in the DLD Service Charge Index.
Who pays the agent's commission?
On a resale purchase, the buyer usually pays 2% of the price plus 5% VAT on the commission. On an off-plan purchase, the developer usually pays. Always confirm the commission in writing before committing.
How do I know the agent is licensed?
Every licensed broker has a licence number you can check in the DLD broker registry, including through the Dubai REST app. Make sure the name and licence number match the person you're dealing with.
Not Sure the Agent Gave You the Full Picture?
Send us the building name and the answers you received. Before your first payment, our team will give you a free, independent second opinion on the deal. We can also connect you with a vetted agency that knows the area.
