Sell with OAC18
Sell at the right price, to the right buyer.
A good sale in Dubai is priced from registered transactions, presented properly, shown to buyers who can actually complete, and closed without surprises at the trustee office. We handle all four, and we tell you at the start if now is not the time to sell.
Why sell through OAC18
Four things we do differently.
A valuation from evidence, not ambition
We price from the last six to ten registered sales of your unit type, adjusted for floor, view and condition, and show you the three comparables the figure rests on. Overpricing costs sellers more than any fee: the listing goes stale, the enquiries dry up, and the eventual reduction lands below where an honest price would have sold.
Buyers who have been qualified
Most of our buyers arrive through an advisory brief rather than a portal search, so we know their budget, their finance and their timeline before they view. You get fewer viewings and more offers that complete.
One advisor, start to finish
The person who values your property is the person who negotiates the offer and sits with you at the trustee office. Nothing is handed to a call centre, and you are not told one thing at listing and another at offer.
International reach, local completion
Roughly half of the buyers we advise are outside the UAE. We know how to keep a remote buyer's purchase moving — power of attorney, source-of-funds documents, currency — so an international offer is as likely to complete as a local one.
How we market
Presented properly, shown selectively.
Photography and floor plans
Every listing is photographed by an architectural photographer at the right time of day, with a measured floor plan and, where it helps, a short film. Buyers decide whether to view from the first three images; we make those three count, and we do not retouch a property into something it is not.
Portals and search
Your property is listed on the major Dubai portals under a Trakheesi permit, with a description written by your advisor rather than a template. We monitor enquiry quality weekly and adjust the listing rather than the price when the response is slow.
International reach
Our buyer briefs include clients in the UK, Europe, India, Singapore and the Gulf who are looking for exactly your kind of property. A matching listing is sent to them directly, with the advisor's rationale, before it appears anywhere public.
Qualified buyers only
We confirm budget, finance and timeline before arranging a viewing, and we accompany every one. You will not spend Saturdays letting in people who cannot buy, and every viewing is followed by honest feedback, including the reasons a buyer said no.
The seller process
Six steps, from valuation to transfer.
01
Valuation and advice
A visit or video call, then a written range with the three comparable registered sales behind it. If we think you would do better by waiting, renovating or letting, we say so.
02
Listing agreement and documents
You sign RERA's Form A, we obtain the Trakheesi advertising permit, and we gather the paperwork — title deed, passport or Emirates ID, tenancy contract and Ejari if let, and a liability letter from your bank if mortgaged.
03
Preparation and photography
Small repairs, a deep clean and staging where it pays; then architectural photography, a measured floor plan and the listing copy. This usually takes a week.
04
Marketing and viewings
The listing goes to matching buyers first, then to the portals. Viewings are accompanied and qualified, with feedback after each and a written weekly summary of enquiries and market movement.
05
Offer and MoU
We negotiate every offer with you and set out what each buyer's finance and timeline mean for certainty of completion. Once agreed, the memorandum of understanding (Form F) is signed and the buyer's 10% deposit is held.
06
NOC and transfer
We obtain the developer's no-objection certificate, coordinate the buyer's mortgage and your settlement if there is one, and book the trustee office. On the day, the balance is paid and the title passes to the buyer, usually within the hour. Four to eight weeks from offer is typical.
Valuation
What is your property worth today?
A range and the three registered sales it is based on, reviewed by an advisor rather than generated by a tool, within one business day. No obligation to list with us.
Seller questions
What sellers ask first.
From registered transactions, not asking prices. Every sale in Dubai is recorded with the Land Department, and we start with the last six to ten sales of the same unit type in your community, adjusted for floor, view and condition. You get a range and the three comparable sales it is based on, reviewed by a person rather than generated by a tool, with no obligation to list with us.
The agency fee of 2% plus VAT on completion, the developer's NOC fee (currently from a few hundred to a few thousand dirhams), any mortgage settlement charge — capped by the Central Bank at 1% of the balance or AED 10,000, whichever is lower — and, if agreed, a share of the trustee's fee. The 4% Land Department transfer fee is by convention paid by the buyer. There is currently no capital gains tax.
Preparation and photography take about a week. Time on the market depends on price and district: a correctly priced apartment in a liquid community usually finds a buyer within four to eight weeks, a large villa can take longer. From accepted offer to transfer is a further four to eight weeks, longer if the buyer has a mortgage.
Yes, and investors often prefer to buy with a tenant and income in place. The tenancy survives the sale and the buyer becomes the landlord on the existing terms. If a buyer wants to live there, Dubai tenancy law currently requires twelve months' notice to the tenant, served through a notary or registered post, on the grounds of sale — so we establish the position at the first viewing.
Usually, with the developer's consent. Most developers currently require a minimum share of the price — often 30% to 40% — to have been paid before they will issue the no-objection certificate for an assignment, and they charge a fee. The buyer takes on the remaining instalments. Whether there is a market for the contract depends on how the project and district are trading at the time, and we will tell you plainly if there is not.
No. Viewings, offers and the memorandum of understanding can be handled by your advisor, and the transfer can be completed by an attorney under a power of attorney attested for use in the UAE. If you hold a UAE residence visa you can also sign some documents remotely through Dubai Courts. We will tell you which route applies and how long to allow.
Thinking of selling, but not sure when?
Twenty minutes on your property and the market it sits in. If the advice is to wait, we will say so.