What happens if an investor pays more than the project’s progress, but the project hasn’t started, is under cancellation, or has been cancelled?

If the project hasn’t started and is under cancellation:

Dubai Land Department (DLD) does not have the authority to cancel contracts between investors and developers. If an investor wishes to end the contract, they must go to the real estate court. DLD’s role here is limited to mediating and helping both parties reach an amicable settlement — it cannot enforce termination.

If the project has been cancelled:

The project’s escrow account is handed over to the project liquidation department, which requests the developer to refund investors within 60 days of the cancellation notice. If necessary, the Real Estate Regulatory Agency (RERA) may extend this timeline. If the developer fails to refund, the case is referred to court to protect investor rights.

If project completion is below 5%, and funds are in escrow, but the developer hasn't started or won’t continue the project:

The same rules apply as mentioned above — the investor needs to go through the court for resolution.

If the project hasn’t been cancelled and the investor wants their money back:

The investor must file a claim with the court, as DLD cannot intervene.

If the project has been under cancellation or cancelled for over a year with no updates:

• For cancelled projects: The matter is escalated to DLD senior management, as there may be delays in publicly listing cancelled projects. The investor should also check with the Dubai Courts’ Real Estate Liquidation Committee.

• For projects under cancellation: The process includes reviewing grievances, forming a committee, and evaluating whether the project should be officially cancelled. This review process may take at least three months before liquidation can begin.