Buying a property off-plan can seem like a golden opportunity. You get a brand-new home, often at a lower price than a completed one, and the potential for strong capital growth by the time construction finishes. Many investors are drawn to this type of purchase for the flexibility, early bird prices, and potential customisation options. But with opportunity comes risk. Unfortunately, not every development goes to plan, and some never even get built.

Whether you’re considering a flat in Manchester or looking to buy off plan properties in Dubai, knowing what to watch out for is essential. Off-plan scams have become increasingly common, often preying on buyers unfamiliar with the process or dazzled by marketing promises. Here’s a practical checklist to help you steer clear of costly mistakes and protect your investment.

1. Verify the Developer’s Track Record

Your first line of defence is research. A reputable developer should have a portfolio of completed projects. Look for genuine reviews, case studies, and past developments you can visit or research online. Developers with a long-standing presence and consistently delivered projects are generally a safer bet. Avoid any company with no digital footprint, unclear ownership, or a history of unfinished work. It’s also a good idea to check official records—Companies House for UK-based developers, or the Dubai Land Department if you’re buying from abroad. Don’t be afraid to ask direct questions about the developer’s history and request evidence.

2. Ensure the Project Is Fully Approved

Many buyers get caught out by investing in developments that aren’t even approved yet. Some unscrupulous firms begin marketing and selling units before obtaining planning permission or securing the land. Always ask to see written proof of land ownership, planning permissions, and construction licences. In some cases, a project may appear viable on paper but lacks the necessary permissions to proceed. Without these in place, your deposit is at risk. If the seller can’t produce documents quickly or keeps delaying, that’s your cue to walk away.

3. Never Pay Funds Directly to the Developer

It may sound obvious, but many buyers still make this mistake. When you pay money directly to the developer—especially overseas—you have little protection if something goes wrong. Reputable schemes use third-party escrow accounts managed by regulated legal firms or banks. This ensures your funds are only released in stages, tied to specific construction milestones. In Dubai, escrow accounts are mandatory for off-plan projects. Make sure the account is properly registered, and verify who controls it. If a developer insists on receiving payments directly, treat it as a red flag and proceed with extreme caution.

4. Beware of Over-Promising Brochures

Off-plan marketing can be seductive. You’ll often see glossy brochures, CGI images, and promises of high-end amenities that don’t always materialise. Developers may showcase rooftop pools, gyms, and premium finishes that are never built or replaced with budget alternatives. Always ask for a specification document that outlines what is included in your specific unit. Check details like flooring, kitchen appliances, bathroom fixtures, and communal areas. If possible, view a show flat or virtual walkthrough. If the marketing doesn’t match the contract, don’t sign until it does.

5. Check the Completion Guarantees

Delays are part and parcel of property development, but you should never be left completely in the dark. A well-drafted contract will include a longstop date—the latest legally agreed completion deadline—as well as penalties or compensation for delays. If your agreement lacks this, you could be left waiting for years with no accountability from the developer. Ask what happens if the project is significantly delayed or doesn’t complete at all. Will you get your deposit back? Will interest be paid? Your solicitor should ensure that these details are clearly outlined before you commit.

6. Use a Local, Independent Solicitor

Never rely on the developer’s in-house or recommended solicitor. While they may appear convenient, they’re often more aligned with the developer’s interests than yours. Appoint an independent solicitor who is familiar with off-plan transactions and who can spot irregular clauses or warning signs. In the UK, choose a conveyancer regulated by the Solicitors Regulation Authority. If you’re buying in Dubai, look for a lawyer registered with the Dubai Legal Affairs Department. This legal protection is critical, especially when buying in unfamiliar markets or dealing with complex contracts.

7. Don’t Be Rushed Into a Decision

High-pressure sales tactics are one of the oldest tricks in the book. You might hear things like “this is the last available unit,” or “prices are going up tomorrow.” While it’s true that off-plan properties can sell quickly, genuine opportunities won’t vanish overnight. Scammers rely on urgency to stop buyers from asking too many questions or seeking advice. Take your time to review contracts, research the developer, and speak with a solicitor. If someone’s pushing you to make a decision within hours, step back and reconsider. A legitimate developer will give you room to breathe.

8. Understand the Market

A key part of avoiding scams is knowing what’s realistic. Take time to research the local property market. What are comparable new-builds selling for? Are rental yields consistent with what’s being promised? If a development advertises guaranteed rental returns that are well above average, it might be too good to be true. Look at the surrounding area—is there demand for housing? What infrastructure and amenities are nearby? Whether you’re buying for investment or personal use, the numbers should add up. Be cautious of any scheme that offers returns or growth that seem wildly optimistic.

9. Get Everything in Writing

Verbal promises carry no legal weight, so make sure every claim is backed up in your contract. If the developer says the property will have air conditioning, branded appliances, or free furniture, get that in writing. The same goes for payment schedules, handover dates, and refund policies. Too often, buyers rely on conversations or sales pitches that are conveniently forgotten once money changes hands. A detailed, transparent contract is your best protection against future disputes. Don’t sign anything until all agreed terms are documented.

10. Check for Resale Restrictions

Some off-plan contracts contain restrictive clauses that can impact your ability to resell the property before completion. These restrictions are often buried in the fine print and can catch buyers by surprise. If you’re buying as an investment and plan to sell the unit before handover, make sure the contract allows this. Also check if there are any limitations on renting out the property, furnishing options, or alterations. Resale and usage terms can have a big impact on your exit strategy, so understand them fully before committing.

Final Thoughts

Buying off-plan is not inherently risky, but it does require due diligence and a healthy dose of caution. With so many moving parts—developers, solicitors, approvals, and market conditions—it’s easy to miss warning signs if you’re not careful. The good news is that by following this checklist, you can avoid the majority of common scams and make a well-informed decision.

Whether you’re investing locally or planning to buy off-plan properties, the principles remain the same. Choose reputable developers, secure independent legal advice, read contracts thoroughly, and never let yourself be rushed. Remember: it’s far better to walk away from a questionable deal than to be tied into one that costs you years of stress and financial loss. Buying a home—off-plan or otherwise—is one of the most significant financial decisions you’ll ever make. Take the time to protect it properly.