Why we publish this list
Every quarter, we flag projects that fail one or more of our verification checks. This isn't a blacklist — it's a caution list. Some of these projects may ultimately deliver. But based on current data, we cannot recommend them.
The eight criteria we check:
- DLD registration — Is the project registered with the Dubai Land Department?
- Escrow status — Is the escrow account active and compliant?
- Developer grade — Does the developer hold a B− or above?
- Pricing — Is the launch price within 10% of the fair-value comp set?
- Construction progress — Does physical progress match the announced timeline?
- Supply concentration — Are there more than 3 competing launches within 1km?
- Agent transparency — Are selling agents RERA-registered with disclosed commissions?
- Historical flags — Has the developer had previous cancellations or litigation?
A project that fails three or more checks lands on our avoid list.
Q2 2026: The eight projects
We list the area, the number of failed checks, and the primary concern. Full details — including project names, developer identities, and unit-level pricing — are available to Member and Vault subscribers.
| # | Area | Failed checks | Primary concern |
|---|---|---|---|
| 1 | JVC | 5 of 8 | Unregistered escrow + developer grade C |
| 2 | JVC | 4 of 8 | Pricing 18% above comp set |
| 3 | Dubai South | 4 of 8 | No DLD registration found |
| 4 | Arjan | 4 of 8 | Developer grade D, 3 prior cancellations |
| 5 | Business Bay | 3 of 8 | Construction 14 months behind schedule |
| 6 | JLT | 3 of 8 | Escrow irregularity flagged by DLD |
| 7 | MBR City | 3 of 8 | 6 competing launches within 800m |
| 8 | Dubailand | 3 of 8 | Developer grade C+, pricing 11% above |
JVC dominates the list — again
Three of the eight flagged projects are in JVC. This is the third consecutive quarter where JVC has led our avoid list. The area has 14 active launches, the highest density in Dubai, and absorption is slowing.
JVC isn't inherently a bad investment area — our data shows 2019–2023 buyers saw average appreciation of 22%. But the current supply glut means price discipline matters enormously, and several developers in the area are pricing as if it's 2022.
What to do if you've already committed
If you've already signed an SPA for one of these projects, don't panic. An avoid recommendation is not a prediction of failure. But we'd suggest:
- Verify your escrow status directly with DLD — see our 15-minute verification framework
- Check the developer's latest construction update against physical site progress — our 2026 handovers tracker monitors progress across major projects
- Consider whether the payment plan structure allows you to exit before completion if needed
For projects that DO pass our criteria this cycle, see our audits of Sobha Hartland II, Emaar The Oasis, Dubai Creek Harbour, and Binghatti Skyrise.
Related research
- Dubai Off-Plan Investment Guide 2026
- How to Verify a Dubai Off-Plan Project
- Dubai Property Handovers 2026 Tracker
- Hidden Costs of Buying Property in Dubai
- Jumeirah Village Circle Investment Guide
Data as of April 17, 2026. Full project details available to Members. This is research, not financial advice.