My buyer backed out of a Dubai property sale. Can I keep the deposit?

You may have a claim. DLD's published no-broker template allows retention where the buyer causes a failure to pay or complete on time, breaching the agreed terms. Check your signed contract and any agreed extensions. DLD template, clause 12

A refund may be due if the agreed finance condition applies. Check its deadlines and evidence requirements. Mortgage rejection alone does not settle every deposit dispute. Finance conditions, clauses 9-10

Not just because the buyer withdrew. DLD's template requires written instructions from both parties to release or cash the security cheque; disputed entitlement requires a court order. Read these release rules alongside any retention clause. Deposit rules, clauses 7-8

First check why it was missed. Review Form F (the sale agreement), extra conditions, extensions and correspondence. Was the buyer ready to pay? Were your clearance documents and mortgage settlement ready?

Ask a lawyer what notice or other steps your agreement requires before declaring the sale cancelled.

Start with a written settlement proposal. Set out whether the sale will end, what happens to the deposit, who pays any agreed costs and when each step happens. Have the wording checked and confirm the required cancellation steps. Keep a signed copy; avoid vague WhatsApp promises.

Confirm you are free to sell before signing again. Have your legal adviser check that the first agreement has validly ended and identify any remaining obligations. Do not assume a withdrawal message alone clears the way for a second sale.

Put the evidence in one private file:

• The signed agreement, extra conditions and extensions.
• Deposit evidence and confirmation of who holds it.
• The buyer's written reason for withdrawing, plus any bank evidence they rely on.
• A dated timeline showing what each side did to complete the sale.

Keep contracts, identity papers and cheque images out of public listings.

Get advice on your actual claim. Ask a qualified UAE property lawyer whether the evidence supports keeping the deposit, what notices are needed and whether to pursue settlement or court action. An agent's assurance is not a substitute for checking your legal position.