Questions & Answers
Can I cancel the deal if an advertised 2-bedroom apartment is officially a 1-bedroom?
Hello,
I'm in the process of buying an apartment. The apartment was listed as a 2-bed, and when I asked to see the floor plan, it was marked as a 1-bed.
I was told by the agent that this was a mistake/mislabel and that the seller is trying to get it fixed. In the process of obtaining the NOC from the developer, the apartment was again listed as a 1-bed, and when I asked for it to be updated, the developer mentioned that the apartment is officially registered as a 1-bed.
Since it was spacious, it was offered as an internal modification, but the official classification is 1-bed and that can't be changed. I checked with the DLD, and the apartment is registered as a 1-bed as well.
I was not aware of any modifications and was not told any of this by the agent when signing Form F.
Are the above facts grounds for me to back out of the deal, or does the classification not matter in this case?
Dear Inquirer,
Thank you for reaching out!
Based on the information you've provided, there may be legal grounds to withdraw from the deal, especially if the property was misrepresented at the time of signing Form F, and you were not informed of the official classification or internal modifications.
The Dubai Land Department (DLD) registration takes precedence, and discrepancies between the advertised and official property type can be material to the transaction. Misrepresentation by the agent or seller could give you the right to challenge or terminate the agreement, depending on the contract terms.
To protect your rights and assess your options, whether to cancel the deal or proceed with legal action, we recommend booking a consultation or appointing our office to represent you.
Contact Future Vision for Advocacy and Legal Consultancy today for tailored legal assistance.
Hello dear,
This is called fraud. You can cancel the contract, get your money back, and request compensation for what happened from the seller and agent.
We can help you with the matter. For further discussion, please share your WhatsApp number.
Dear Mr./Ms.
Greetings,
Regarding your inquiry about purchasing an apartment that was advertised as having two bedrooms, but it later became clear—through the floor plan, the No Objection Certificate (NOC) from the developer, and the records of the Land Department—that the apartment is officially registered as a one-bedroom unit only, we would like to inform you of the following:
First: Contract and Facts Review:
Upon reviewing the provided information, it appears that you signed Form F based on inaccurate information provided by the real estate agent, who did not disclose the essential fact about the apartment’s official classification. This constitutes:
- A breach of the principle of good faith in contracting,
- A legal violation by the real estate agent for promoting misleading information, and
- A defect in the subject matter of the contract, due to the discrepancy between the actual status and official records, which legally justifies requesting contract annulment or compensation.
Second: Legal Opinion
Based on the above, you have the legal right to one of the following options:
- Request contract cancellation without any penalties, since the contract was based on incorrect data,
- Request a price reduction or financial compensation, should you choose to proceed with the purchase despite the discrepancy, and
- In case of non-cooperation from the other party, a formal complaint may be filed with the relevant authorities (such as the Land Department or the competent court).
Third: Proposed Procedure
Please provide us with:
- A signed copy of Form F,
- Any correspondence between you and the agent or seller, and
- Advertisements or offers describing the apartment as a "two-bedroom" unit.
So that we can carefully review the contract and provide the appropriate legal opinion and take the necessary steps to protect your rights.
Fourth: Fees
The fees for contract review and providing a legal opinion range between 1,500 AED and 5,000 AED, depending on the contract’s size, complexity, and related documents.
Fifth: Summary
The facts as presented support your legal position to cancel the deal or negotiate a revaluation. We are fully prepared to represent you and take the appropriate actions in your best interest.
With best regards and appreciation,
Alya Alzeera
Lawyer & Legal Consultant – Licensed in UAE and Bahrain
Thank you for your message!
From what you’ve described, it appears that the property was misrepresented to you as a two-bedroom apartment when, in fact, it is officially registered as a one-bedroom unit.
If this misrepresentation influenced your decision to proceed with the purchase, and especially if it wasn’t disclosed clearly before signing Form F, you may have legal grounds to withdraw from the deal on the basis of material misrepresentation.
In Dubai property transactions, the official classification registered with the DLD holds legal weight.
Internal modifications, unless officially approved and documented, do not change the property's classification. Since both the developer and DLD confirm the unit is a one-bedroom, the listing as a two-bedroom without full disclosure can potentially be challenged.
That said, whether you can lawfully exit the transaction depends on the specific clauses in your Form F and whether the agent or seller can be proven to have misled you.
To avoid risk and determine the safest course forward, I recommend reviewing the signed documents and communications in detail.
I’d be happy to assist you further and advise on your best legal options. Feel free to reach out to me directly through WhatsApp or phone at [-----------] to discuss this in more detail.
Hello,
Thank you for sharing these details!
Since the apartment is officially registered as a 1-bedroom with the Dubai Land Department (DLD) and the developer, and you were not informed of this at the time of signing, you may have grounds to withdraw from the deal.
Misrepresentation or failure to disclose material facts—such as the true classification of the property—can be considered a valid reason to cancel the transaction and potentially recover your deposit.
The official classification does matter, especially for future resale, valuation, and legal documentation. If you intended to buy a 2-bedroom but the property is only recognized as a 1-bedroom, you are entitled to reconsider your purchase.
If you need assistance with the cancellation process or communicating with the agent and seller, I can help you with the legal steps required.
Let me know if you’d like to proceed or need further advice.
Thank you for contacting us via Legal Advice Middle East!
Your situation reveals a key discrepancy between the official property classification and the marketing representation, which can strongly affect your contractual rights as a buyer.
We’ve recently handled a nearly identical case where the unit was promoted as a 2-bedroom but officially registered and approved only as a 1-bedroom with an internal partition.
Our client was able to cancel the transaction and recover the deposit due to material misrepresentation and failure of disclosure at the time of signing Form F.
There are several legal angles to consider here. The strongest is that the agent—and possibly the seller—failed to disclose a critical fact that impacts the property’s legal status, valuation, and marketability.
Even if the internal modification is physically present, what governs legally is the DLD classification and NOC content, especially when resale or mortgage is involved.
The fact that this wasn't disclosed prior to signing Form F could be deemed a breach of fair-dealing obligations under the sale process.
The most effective course of action now would be to serve a formal notice to the seller and broker asserting that the classification discrepancy constitutes a substantial contractual misrepresentation and requesting cancellation.
Our firm has successfully defended buyers in similar cases before the Property Dispute Committee in Dubai.
To advise you with precision, we would need to review Form F, the communications with the agent, and the documents submitted to the developer and DLD. Our multilingual team is available in Arabic, English, Russian, Hindi, and Chinese to assist at every step.
