Dubai has become a symbol of a modern investment paradise. It offers stable price growth, excellent rental yields, and the opportunity to diversify a portfolio outside Europe. Many purchase property as an investment, others as a vacation home, or as a place for long-term residence.
Investing in property in Dubai is attracting more and more Slovaks and Czechs. A land of unlimited possibilities, high rental returns, zero taxes, and a stable economy-all of this sounds like the perfect combination. Yet despite these attractive conditions, many buyers make mistakes that can cost them thousands of euros.
Although its popularity is growing, many investors still enter the Dubai market without sufficient knowledge-and this is often the main reason for disappointment.
The Dubai real estate market is dynamic and transparent but operates under different rules than those in Slovakia or the Czech Republic. One misunderstood contract, an unverified developer, or a hidden fee can result in the loss of several thousand euros.
Let’s go through the most common mistakes Slovaks and Czechs make when buying property in Dubai-and, most importantly, how to avoid them.
The most common mistakes buyers make in Dubai
Dubai offers many opportunities, but it is also a specific market governed by different rules than those in Europe. Many buyers, especially with their first investment, underestimate important details-from verifying the developer and legal requirements to realistic returns and fees. The result is often disappointment, delayed projects, or unnecessarily high costs.
Insufficient Developer Due Diligence
Not every developer in Dubai is equally reliable. Many buyers are drawn in by attractive marketing, videos, and luxurious visualizations, but forget to verify who actually stands behind the project. Some developers have a history of delayed completions, project changes during construction, or failing to deliver on original promises.
Mistake: Buyers rely solely on marketing materials and do not verify the developer’s reputation.
Consequence: Project delays, reduced construction quality, or partial loss of the investment.
Recommendation: Before purchasing, it is essential to check the developer’s references, previous projects, and client reviews. A reliable developer is registered with RERA (Real Estate Regulatory Agency).
Underestimating Additional Fees
The price listed in a brochure is not the final price. In addition to the property price itself, investors must pay several additional fees that can increase the total budget by thousands of euros. The most common include:
- DLD fee (Dubai Land Department)
- Service charges – approximately 10–30 AED/m² per year, according to Bayut
- Fees for registration, notary services, maintenance, and document processing
Mistake: The buyer considers only the listed project price.
Consequence: The budget is insufficient, and the investment becomes more expensive than expected.
Recommendation: Before signing the contract, it is advisable to request a complete breakdown of all fees and recurring costs to ensure the budget is set realistically.
Ignoring the Legal Framework and Contracts
The legal system in Dubai differs in many ways from that of Slovakia or the Czech Republic. Purchase agreements are often written in English and governed by local law, which may not always be fully understandable to foreign buyers.
Mistake: The buyer signs the contract without legal review or professional advice.
Consequence: Loss of rights in case of claims, complications during the transfer of ownership, or contract terms favoring the developer.
Recommendation: Before signing, have the contract reviewed by a lawyer specialized in Dubai real estate law. This helps prevent unpleasant issues and costly mistakes.
Overly High ROI Expectations (Marketing vs. Reality)
Some developers promise guaranteed returns, which may sound appealing, but the reality is often different. ROI (Return on Investment) depends on several factors, including location, occupancy rates, property management costs, and the current market situation.
Mistake: The investor believes marketing promises and expects immediate, high returns.
Consequence: Lower profits, disappointment, and dissatisfaction with the investment’s performance.
Recommendation: When evaluating returns, rely on real data rather than advertising claims. A market analysis, average rental rates, and expected occupancy levels can provide a more realistic picture of a project’s potential.
Choosing the Wrong Location Without Considering the Goal
Each district in Dubai has a different character and yield potential. Areas like Dubai Marina or Downtown Dubai are ideal for short-term rentals, while JVC, Arjan, or MBR City are more suitable for long-term living.
Mistake: Choosing a property based on project design or price rather than the investment objective.
Consequence: Low occupancy, reduced returns, or an unsuitable living environment.
Recommendation: Before purchasing, clearly define whether the property is intended for investment rental or personal living. The choice of location, project, and price range should be based on this goal.
Lack of Understanding the Difference Between Ready and Off-Plan Properties
A ready property allows for immediate rental income and ownership transfer. Off-plan properties (under construction) are usually more affordable but come with higher risks, such as delayed completion dates or project changes.
Mistake: The investor does not fully understand the difference and fails to account for construction-related risks.
Consequence: Capital tied up for several years, delayed returns, or reduced liquidity.
Recommendation: Consider your investment horizon and risk tolerance. For those who prefer certainty and faster returns, a ready property is often the more suitable choice.
Insufficient Financial Planning (Mortgages, Payment Plans)
Financing the purchase of property in Dubai comes with its own specifics. Mortgages for foreigners are often associated with higher fees, lower maximum LTV (loan-to-value) ratios, and stricter conditions. Properly setting up a payment plan for off-plan projects is also crucial.
Mistake: The buyer does not verify financing options in advance and later struggles to meet payment obligations.
Consequence: Delayed payments, penalties, or loss of the property reservation.
Recommendation: Before signing the contract, calculate total costs, including interest and all related fees. Comparing offers from banks and developers helps set up financing in a realistic and secure way.
How to Avoid These Mistakes
To avoid mistakes when buying property in Dubai, always verify the developer—their previous projects, completion timelines, and client experiences. It is important to check that both the developer and the project are registered with RERA. Carefully review the purchase contract, paying special attention to construction terms and penalties for delays. If anything is unclear, consult a lawyer or a specialist in the Dubai market. Thorough preparation will help you minimize risks and protect your investment.
Verify the Developer Through the Dubai Land Department
Before purchasing a property, it is essential to check the developer—their previous projects, construction quality, and completion timelines. The Dubai Land Department (DLD) provides a public database where you can verify both the developer’s credibility and the current status of the project.
Trim Real Estate assists clients in evaluating this information and confirming that they are working with a reliable partner, minimizing the risk of delays or poor-quality construction.
Calculate the Total Cost Including Fees
The listed price is not the final price. Many buyers overlook additional costs that can significantly increase the total investment, including DLD fees, service and registration charges, maintenance, and other services.
Trim Real Estate provides clients with a complete overview of all costs, so they know exactly what to expect and can plan their investment realistically, avoiding unpleasant surprises.
Consult Legal Details with an Experienced Agency
Contracts in Dubai are governed by local law and often include specific legal terms and procedures that may not be easily understood by foreign investors. Signing without consultation is risky.
Trim Real Estate works with lawyers specializing in UAE real estate law. They explain every contract clause, verify the developer’s obligations, and ensure all documents comply with legislation. This helps eliminate the risk of future disputes or loss of rights in case of claims.
Compare ROI Based on Real Data, Not Marketing
Developers often market properties with guaranteed returns, but these figures are usually based on ideal scenarios. Actual return on investment depends on location, property management, and rental demand.
Trim Real Estate uses verified data from real estate portals and the DLD, showing average market returns in specific areas. Based on this information, clients receive a realistic overview of expected returns, free from the distortions of marketing claims.
Set a Clear Investment Goal
Buying property in Dubai only makes sense if the investor has a clear goal-whether it’s for short-term rental, long-term living, or pure capital appreciation.
Trim Real Estate helps clients define their objective and recommends suitable locations. Some areas are ideal for short-term rentals, while others are better suited for long-term residence or stable returns. Choosing the right location has a significant impact on both the yield and the speed of return on investment.
FAQ – Most Frequently Asked Questions
What are the most common mistakes Slovaks make when buying property in Dubai?
The most frequent mistakes include working with an unverified developer, misunderstanding fees, having overly high ROI expectations, and choosing the wrong location.
Can I buy an apartment in Dubai without a real estate agency?
Yes, but it is not recommended. Without an experienced partner, you risk mistakes in the legal process or contract terms.
How can I verify if a developer is reliable?
Through the Dubai Land Department (DLD) portal or via Trim Real Estate, which vets every developer thoroughly.
Which fees do buyers often underestimate?
Mainly the 4% DLD fee, registration and administrative fees, and annual maintenance charges.
How do I set realistic ROI expectations?
Compare returns based on current rental data rather than marketing materials.
Overview: Mistake – Consequence – Solution
| Mistake | Consequence | Solution |
| Unverified developer | Project delays | Verify through DLD |
| Unaccounted fees | Higher costs | Prepare a complete budget |
| Ignoring the contract | Loss of rights | Legal consultation |
| Unrealistic ROI | Skewed expectations | Market data analysis |
| Wrong location | Low returns | Define investment goal |
| Poor financial planning | Penalties, stress | Plan with an experienced agency |
The biggest mistakes when buying property in Dubai include unverified developers, underestimating additional fees, and unrealistic expectations of investment returns. These errors can lead to financial losses or project delays, making thorough preparation and access to verified information essential.
The solution is working with an experienced and reliable partner who knows the local market, can verify the developer, assist with legal and financial matters, and provide a realistic overview of expected returns. Trim Real Estate helps Slovaks and Czechs invest in Dubai safely and profitably, minimizing risk and providing a clear step-by-step plan.
Planning to invest in Dubai? Contact Trim Real Estate – a Slovak partner who will guide you through the entire purchase process and help you avoid mistakes that could unnecessarily cost time or money.
