If you are buying or selling a resale property in Dubai, the document that actually binds you is Form F. Brokers often call it “the MOU”, agents ask you to “sign the Form F”, and your bank will ask for a copy. Yet most guides describe it differently, and several contradict each other on the points that cost money: whether you need a broker, what happens to the 10% cheque, how many days you have, and who pays the 4% Dubai Land Department (DLD) fee.
Short answer: Form F Dubai is the Unified Sale Contract between seller and buyer, published as a template by the Dubai Land Department. It becomes enforceable once both parties sign, and it sets the price, the deposit, the transfer deadline, the fee split and what happens if either side defaults. The official template leaves the deposit amount, the deadline and the fee split as blank fields for the parties to fill in. The commonly quoted “10% deposit” and “30 days” are market habits, not numbers printed in the template.
Published: 8 November 2026
We read the DLD’s own template (a six-page PDF) and cross-checked it against the DLD sale registration service page, Property Finder, Bayut and a spread of broker and law-firm guides on 7 November 2026. Where they disagree, we say so rather than pick one. This guide is general information, not legal advice; for a specific deal, confirm with a Sanaya agent or a Dubai lawyer.
What is Form F Dubai buyers and sellers sign?
Form F is the sale and purchase contract between the seller and the buyer of a resale (secondary-market) property, based on a standard template published by the Dubai Land Department. Its English title is “Property Sales Contract between Seller and Buyer”, with an Arabic text alongside. Clause 25 of the template says that if the Arabic and English texts differ, the Arabic text prevails.
Terminology causes most of the confusion:
- Form F is the name of the contract itself.
- MOU (memorandum of understanding) is the everyday broker word for the same document. Most guides treat the two as identical. A few describe the MOU as a preliminary step before a “real” Form F. The DLD template, however, is a full contract with 26 numbered clauses, including governing law, dispute resolution and termination terms, so treat what you sign as binding from day one.
- Form A is the agreement between the seller and the seller’s broker (the listing agreement, which also fixes commission).
- Form B is the agreement between the buyer and the buyer’s broker.
When brokers are involved, guides describe Form F as being generated from the details already captured in Forms A and B plus DLD property records, then signed digitally. Meraas, citing the DLD’s own broker workflow, describes Form F being created after the offer is accepted and documents are verified.
Form F is not the transfer itself. The title changes hands later, at a Registration Trustee office (or digitally through Dubai Now for eligible cases), which is covered in our guide to Oqood vs title deed in Dubai. Form F covers off-plan resales only in the sense that the buyer is taking over a unit; for off-plan assignments read our off-plan resale guide first, because the developer’s own rules apply.
What does the official DLD Form F template actually contain?
The template has a property section, a parties section and 26 terms and conditions; the money and timing terms are blank fields, not fixed numbers. Here is what the DLD template contains, as we read it on 7 November 2026:
| Template section | What it records |
|---|---|
| Part 1: The property | Plot, title deed and property number, project and master developer, area, property status, sale type, whether a developer NOC is attached, sell price, original price, paid and balance amounts, annual service charge |
| Mortgage information | The mortgagee, mortgage amount, level and period, and whether a mortgagee NOC is attached |
| Tenancy information | Number of rented properties and whether the property is rented |
| Part 2: The parties | Name, ID or passport, nationality, contact details and address for seller and buyer |
| Part 3: Terms and conditions | 26 clauses covering title, deposit, payment, financing, fees, default, handover, warranties, disputes and language |
| Additional conditions | Free text, which the template says “should not conflict” with the printed clauses |
Every page of the template we read carries the footer note “There is no broker in this transaction”. We come back to this below, because it matters for one of the biggest disagreements among guides.
Who must sign Form F Dubai contracts, and do you need a broker?
Both the seller and the buyer must sign Form F, either personally or through an attorney holding a valid power of attorney. Whether a licensed broker must prepare it is where guides disagree.
Clause 2 of the template has the seller confirm that they are the current owner or their legal representative under a power of attorney “duly authorized by the competent authorities”. Clause 26 says the provisions are enforceable once both parties sign.
On the broker question, the sources split:
| Source type | What it says about needing a broker |
|---|---|
| DLD template (official) | Includes a printed note, “There is no broker in this transaction”, so a version without a broker exists |
| Real Estate Club Dubai guide | States that Form F must be prepared and signed by a RERA-registered agent and that direct deals cannot use it |
| Springfield Properties and formf.ae | Say Form F is “typically” or “in standard practice” prepared by a registered broker, without calling this mandatory |
| Broker workflow guides (Meraas, citing DLD) | Describe how a broker creates the Unified Sale Contract (F) after the offer is accepted and documents are verified |
Our reading: brokers normally generate Form F in the Dubai REST workflow, and that is how almost every agency-led resale works, but the DLD’s own template visibly contemplates a deal with no broker. If you are buying or selling privately, ask your trustee office how they want the contract prepared before you pay anyone. If you are using an agent, the broker’s role is paperwork, verification and holding documents, and their commission sits in Form A or Form B, not in Form F.
Joint owners, companies and overseas parties. Every registered owner has to be on the contract. If an owner cannot attend, a power of attorney is the route; the rules changed in 2025, and we explain them in our power of attorney guide for Dubai property. The DLD sale registration page also notes that a company buyer or seller must be registered by submitting a company registration request.
How does the 10% security cheque work?
The deposit is paid by cheque to the seller when Form F is signed, but the DLD template says the cheque is held in trust and cannot be cashed or returned without a joint written instruction or a court order. The 10% figure is custom; the template’s amount field is blank.
What the template says, in our reading:
- Clause 6(A): the buyer pays a deposit (security) cheque in favour of the seller, in an amount filled in by the parties, at the same moment as signing.
- Clause 7: the cheque is “kept as a trust”. It cannot be disposed of or cashed without a written order from the seller and buyer together. If they do not agree, it cannot go back to either party except on a court order saying who is entitled.
- Clause 8: the seller or their representative may not cash the cheque until registration is complete (where the cheque counts as part of the price), or the buyer fails to complete the transfer on the agreed date. The English clause is awkwardly worded, so have your adviser read the exact version in your contract.
Broker guides then diverge on the practical details:
| Question | What different guides say |
|---|---|
| How much? | Bayut and Property Finder: typically 10% of the price. Springfield Properties: “commonly” 10%, varying by agreement. formf.ae: the amount is negotiable and must be written on the form |
| Who holds the cheque? | James Berry & Associates: usually the seller’s broker, occasionally the buyer’s broker on trust. Property Finder: the RERA-registered broker. Real Estate Club Dubai: the agent, brokerage or conveyancer. Other guides: a trustee office or neutral third party |
| Is it cashed? | Springfield Properties: not cashed immediately, held as security. The DLD template: not cashed without joint written instruction, save for the clause 8 situations. Some guides do not say |
| Cheque type | James Berry & Associates: a current-dated personal cheque on the buyer’s UAE account, payable to the seller. Others mention a manager’s cheque |
For a buyer, the sensible reading is: write “held in trust” language into the Additional Conditions, know exactly who physically holds the cheque, and do not hand it over until the contract is ready to sign (James Berry & Associates give the same advice). Check too that the cheque is dated and drawn so it can be honoured; a bounced security cheque creates a dispute before the deal starts.
Illustration using a benchmark price. On a AED 2,000,000 resale, a 10% security cheque is AED 200,000, and the 4% DLD fee is AED 80,000. These are arithmetic on the commonly quoted percentages, not a quote for a specific property.
What is the Form F deadline: 21, 30, 60 or 90 days?
The DLD template has no fixed number of days. Clause 4 requires the seller to complete the transfer “not later than” a date the parties write in, and clause 5 says any extension must be agreed in writing and signed by both. That is why guides give you different numbers.
| Claim you will see | Where it comes from | What we can say |
|---|---|---|
| “30 days” | Springfield Properties says an MOU is typically valid about 30 days; other guides say the same | A habit, not a template rule |
| “30 to 60 days” | formf.ae says the sequence typically runs 30 to 60 days from Form F to completion | A typical range, not a legal limit |
| “20 to 30 business days” cash, 30 to 45 days with a mortgage, up to 60 days complex | Real Estate Club Dubai | Realistic planning ranges |
| “21 days” | Appears in some broker guides | Not in the DLD template we read |
| “90-day MOU rule” | Appears in some guides | We could not find this in the template or on the DLD service page, so we do not treat it as a rule |
If a number is not written in your contract, no guide’s number applies to you. If a number is written in, it is the deadline. Two further timing fields exist in the template: clause 9 says that where the sale depends on the buyer getting a loan, the buyer must make a written loan application within five working days of signing, and clause 10 lets the parties fill in a loan approval period, after which the contract is void and the deposit refunded.
Why do real deals run longer than a notional 30 days? Because mortgage valuation, a developer NOC and a bank liability letter all take time. If the seller has a mortgage, read our guide to selling a mortgaged property in Dubai and set the Form F date with the bank’s release timeline in mind. A deadline that is too tight puts the party who cannot control the timing at risk under the default clauses below.
Who pays the 4% DLD fee?
Clause 11 of the template states that “both parties agree to pay transfer fees (4.00%) to the Land Department”, with percentage fields for the seller’s share and the buyer’s share. So the split is a negotiated term written into Form F.
The sources do not agree on what is normal:
| Source | What it says |
|---|---|
| DLD sale registration service page | Lists the seller fee as 2% of the sale value and the buyer fee as 2% of the sale value (4% together) |
| Property Finder | Legally 2% buyer and 2% seller, but commonly paid in full by the buyer |
| Bayut | One guide says the buyer usually pays; an older selling guide says the split depends on the agreement |
| Real Estate Club Dubai | The buyer covers the 4% plus an AED 580 administration fee “in most transactions” |
Our own Dubai property buying costs guide reaches the same practical conclusion: the official position is a 50/50 split, the market habit is that the buyer pays everything, and Form F is where you can change that. In a softer market, a seller who wants to close may agree to share the fee; in a hot market, expect the buyer to carry it. Negotiate it before signing, because afterwards clause 11 holds you to what you wrote.
Other charges are paid at transfer, not in Form F. The DLD page lists a service-partner (trustee) fee of AED 4,000 plus VAT for sales of AED 500,000 or more and AED 2,000 plus VAT below that, plus a title deed fee and map and knowledge/innovation charges. Guides quote slightly different administrative figures, so confirm the current schedule with the trustee office.
What happens if the buyer or seller defaults?
Under the template, a defaulting buyer can lose the deposit, and a defaulting seller must refund the deposit and pay the buyer an amount equal to it. The details are in clauses 12 to 15:
| Situation | What the DLD template says |
|---|---|
| Buyer fails to pay as agreed or to complete the transfer by the agreed date through their own act or omission (clause 12) | The seller may terminate and keep the deposit, if the termination results from the buyer’s breach, unless the parties agree different dates |
| Seller fails to complete the transfer by the agreed date through their own act or omission (clause 15) | The full deposit is refunded to the buyer, and the seller agrees to pay the buyer the same deposit amount as compensation, unless different dates were agreed |
| Seller fails to hand over the property as agreed (clause 14) | The seller compensates the buyer for the whole period of delay until full use of the property is possible |
| Buyer cannot obtain a required loan in the agreed period (clause 10) | The contract is void and the deposit cheque is refunded in full |
Guides add colour, and sometimes disagree:
- Real Estate Club Dubai says a defaulting buyer forfeits the deposit and the seller may claim more if they can show greater losses, and that a buyer may seek a court order compelling completion if the seller backs out.
- formf.ae says further loss beyond the deposit depends on the facts and on the Civil Transactions Law, and its own pages are not consistent on how far specific performance applies.
- Springfield Properties says a defaulting seller may have to return the deposit and “in some cases” compensate the buyer, depending on the agreed clauses.
Our reading: clauses 12 and 15 give a clear baseline, but whether either party can claim beyond the deposit is a legal question. If a deal is going wrong, get a lawyer before you stop answering messages. Also note the commission point: some guides say the agent may still claim commission when a deal collapses, which is decided by Form A or Form B, not Form F.
What else is inside Form F that buyers and sellers miss?
Several protective clauses are easy to overlook, and they are why you should read the contract rather than skim it.
- Clause 16: fixed price. Both parties confirm that the price is fixed and cannot be increased or reduced whatever the market does. A buyer cannot renegotiate if prices fall, and a seller cannot demand more if they rise.
- Clause 17: seller clears charges. The seller settles outstanding penalties, taxes, charges and unpaid fees owed to the developer or any third party before transfer. This is where unpaid service charges surface; see our service charges guide.
- Clauses 18 and 19: no hidden leases or claims. The seller confirms there are no lease agreements or restrictions that stop the buyer using the property unless stated, and that the property is free of disputes, mortgages, debts and unknown claims, with responsibility on the seller if there are any. If the unit is tenanted or mortgaged, say so in the form.
- Clause 20: as-is. The buyer confirms they inspected and viewed the property and agrees to buy it in its current condition. Do your inspection before you sign, not after.
- Clause 22: disputes. The parties first have seven days to resolve a dispute amicably after one notifies the other; otherwise it goes to the competent Dubai courts.
- Clause 3: the contract overrides side deals. Conditions in any other document that contradict what is explicitly agreed in Form F are not valid against the parties.
If the property is tenanted, the buyer who needs vacant possession faces notice rules; we explain them in our tenanted property guide.
What should you check before signing Form F Dubai resale contracts?
Verify the seller, the property and the paperwork first, then fill every blank in the contract before you sign. A practical order:
- Confirm the seller owns the property and can sell it. Check the title deed details and the broker’s RERA registration using the steps in our guide to verifying a Dubai property listing.
- Check for a mortgage, a developer NOC requirement or a tenant. Each one changes the timeline and appears as a field in the template.
- Collect the documents both sides will need. Our documents required checklist lists them. The DLD page names Emirates ID (or passport for non-resident foreigners) and, in freehold areas, the developer e-NOC through the Dubai REST app.
- Fill in every blank: deposit, deadline, fee split, loan period. An empty field is where later arguments start.
- Add any extra terms in the Additional Conditions box, such as how the deposit is held, a mortgage condition, or inclusion of furniture. They must not conflict with the printed clauses.
- Know who holds the cheque, and in what capacity.
- Read the Arabic text if you can, or have it read to you. Clause 25 gives the Arabic text priority.
If you are buying from abroad, our guides for buyers from the UK and the process overview in how to buy property in Dubai as a foreigner show where Form F fits in the wider timeline. If you are selling, how to sell property in Dubai covers pricing, viewings and what happens after the contract is signed.
Where do guides disagree on Form F? A summary
| Question | Official DLD material | Where guides differ |
|---|---|---|
| Is a broker required? | Template includes a “no broker” note | Some guides say a RERA agent must prepare it; others say it is typical practice |
| How big is the deposit? | Blank field | 10% is the common figure |
| Is the cheque cashed? | Held in trust; not cashed without joint instruction, except in clause 8 situations | Some guides say never cashed, some do not say |
| How many days? | Blank field; extensions must be in writing | 21, 30, 30 to 60 and “90 days” all appear |
| Who pays the 4%? | Template splits by percentage; DLD service page lists 2% seller and 2% buyer | Many guides say buyer pays all, in practice |
| What if a party defaults? | Buyer forfeits deposit; seller refunds and pays same amount | Whether extra losses can be claimed varies |
How Sanaya can help
Sanaya Real Estate helps clients buy, sell and rent property in Dubai, offers property management, mortgage services and Golden Visa assistance, and has offices in Dubai and London. If you are about to sign a Form F, a Sanaya agent can walk you through the blanks, the deposit arrangements and the timeline against your mortgage or visa plans. Contact the team through our contact page, call +971 4 566 2368, or email info@sanayarealestate.com.
Message Sanaya on WhatsApp: +971 50 436 5316
Frequently asked questions about Form F in Dubai
What is Form F Dubai buyers and sellers sign?
Form F is the Unified Sale Contract between a seller and a buyer in a Dubai resale, based on a template published by the Dubai Land Department. Brokers commonly call it the MOU. It is enforceable once both parties sign.
Is Form F the same as the MOU?
Most guides use the two terms for the same document. A few describe the MOU as a preliminary step. The DLD template itself is a full contract with governing law and default clauses, so treat it as binding when you sign.
Who signs Form F?
The seller and the buyer sign, either personally or through an attorney holding a valid power of attorney. When a broker is involved, the broker prepares the form, and some guides say the agent signs as witness.
Do I need a broker to use Form F?
Most resales use a broker, and some guides say a RERA-registered agent must prepare it. The DLD template, though, carries the note “There is no broker in this transaction”, so a direct version exists. Confirm with your trustee office.
How much is the Form F deposit?
The template leaves the amount blank. Ten percent of the price is the commonly quoted figure, and guides say it can be negotiated. On a AED 2,000,000 price, 10% would be AED 200,000.
Is the Form F deposit cheque cashed?
Under clause 7 of the DLD template the cheque is held in trust and cannot be cashed or returned without a joint written instruction or a court order. Clause 8 sets out limited situations in which the seller may cash it.
How long do I have to complete after signing Form F?
It depends on the date written into your contract. The template has no fixed number, and extensions must be agreed in writing. Guides quote 21, 30, 30 to 60 and even 90 days, so rely on your own contract.
Who pays the 4% DLD fee?
Clause 11 splits the 4% by percentage between seller and buyer, and the DLD service page lists 2% each. In practice many guides say the buyer pays all of it. It is negotiable and should be written into the contract.
What happens if the buyer backs out?
Clause 12 lets the seller terminate and keep the deposit where the breach is the buyer’s own act or omission. Some guides say the seller may claim more if they prove greater losses; take legal advice.
What happens if the seller backs out?
Clause 15 requires a refund of the full deposit plus a payment to the buyer of the same amount as compensation, unless different dates were agreed. A buyer may also take legal advice on other remedies.
Does Form F work for mortgaged properties?
Yes. The template has mortgage and loan fields, and clauses 9 and 10 cover a buyer’s loan condition. If the seller has a mortgage, a bank liability letter and possibly a developer NOC are needed before transfer.
Where is the sale actually registered?
At a Registration Trustee centre, or online through Dubai Now where the DLD page offers it. Form F is the contract; registration is what changes the title.
Sources checked on 7 November 2026
- Dubai Land Department, Property Sales Contract between Seller and Buyer (Form F template PDF): https://dubailand.gov.ae/media/3kebrfuh/sales-contract-between-seller-and-buyer1.pdf
- Dubai Land Department, sale registration service: https://dubailand.gov.ae/en/eservices/request-for-sale-registration/
- Bayut (MyBayut) and Property Finder guides on contracts, DLD fees and selling a mortgaged property
- James Berry & Associates, guide to the Form F: https://jamesberrylaw.com/news-details/buying-property-in-dubai-onshore-a-useful-guide-for-the-form-f
- Real Estate Club Dubai, Form F guide: https://realestateclubdubai.com/blog/buying-guide/form-f-in-dubai-real-estate-what-it-is-who-signs-it-and-why-it-matters
- Springfield Properties, MoU guide: https://springfieldproperties.ae/blog/mou-for-real-estate-in-dubai/
- formf.ae (independent resource): https://formf.ae/
- Meraas, Complete Guide to Form F: https://meraas.com/en/latest-post/journal/complete-guide-form-f-dubai
This article is general information and does not replace legal advice. Fees, forms and procedures can change; confirm current requirements with the Dubai Land Department, a registered trustee office or a Sanaya agent before you sign.
Brokerages and property managers handling deposits and sale paperwork may also want to read how AI accounting automation works for UAE property brokerages and managers.
If you signed Form F before your mortgage was approved, this guide explains whether you can lose the 10% deposit and how the finance clause protects you.
