Wali Ahmad   United States

INVESTOR DUE DILIGENCE WARNING: Escrow non-compliance, unremitted statutory fees, and formal DLD regulatory sanctions.

As a deep-tech investor and venture funder, I evaluate risk and contractual compliance for a living. I am publishing this audit of my dealings with Azizi Developments with full documentary evidence, official bank/cash receipts, and formal regulatory findings.

Across two off-plan studio transactions (initially booked and subsequently swapped at the developer’s request), I paid a total of AED 238,684.

What the paper trail reveals is a severe breakdown of regulatory standards and off-plan governance:

1. Bypassing the Statutory Escrow Protection System
UAE off-plan property laws exist to safeguard investor funds via certified project escrow accounts. In direct contravention of this framework, Azizi accepted substantial funds in physical cash on-site-my official receipt explicitly states: “Cash 13th floor Office”-with the balance via card. None of this capital was routed through a designated project escrow account. Crucially, the escrow account field on the Offer to Purchase (OTP) was left entirely blank.

2. Collection and Withholding of Statutory Government Fees
Azizi collected AED 66,320 earmarked specifically for the 4% Dubai Land Department (DLD) transfer fee, alongside Oqood registration and administrative charges. A subsequent title search revealed that Oqood registration was never executed, and the statutory transfer fees were never remitted to the government.

3. Asymmetrical and Non-Executed Contracts
While the developer aggressively stamped receipts as “NON-REFUNDABLE” on day one, neither the primary Offer to Purchase nor the unit swap agreement was ever signed, counter-signed, or stamped by Azizi’s authorized signatories. In practice, the developer operated under the posture that the buyer is bound to capital forfeiture, while the developer bears zero formal contractual counter-obligation.

4. Unilateral, Post-Payment Contract Alterations
When a standard administrative name update was requested, Azizi unilaterally imposed retroactive demands months later: requiring an immediate ~34% capital injection plus an uncontracted AED 5,250 fee, conditions documented nowhere in the original transaction materials.

5. Formal Regulatory Sanctions Confirmed (DLD)
Following these practices, I submitted a formal legal complaint to the Dubai Land Department. Following an official investigation, the regulator formally confirmed regulatory violations against Azizi Developments and directed the recovery of funds to the Dubai Courts.

The Bottom Line for Prospective Investors:

The showroom presentation and marketing collateral do not reflect the operational reality. When an off-plan developer takes transactions outside escrow, fails to register government titles, leaves their own contracts unsigned, and forces institutional investors into formal litigation to recover baseline deposits, the operational risk is intolerable.

Before wiring or handing over a single dirham:

Demand the verified project escrow IBAN in writing prior to payment.
Verify simultaneous execution and stamping by their legal representative.
Independently verify with the DLD that your 4% transfer fee has cleared into the government registry within 30 days.

Full litigation is underway. Every receipt, unsigned contract, and regulatory finding is preserved on record.

06-09-2026

Beauty josh   Australia

MY WITHDRAWAL ISSUE WAS SUCCESSFULLY RESOLVED

The platform refused my withdrawal and demanded another payment while support stayed silent.

I found Helen Harris in a review, contacted her,

and she recovered my funds and profits. Email: [email protected] |

: 💬 WhatsApp: +18 7/08105442

03-07-2026

Mohamed Abou El Fish   Canada

AED 25,000 Paid – No SPA, No Escrow Account, No Refund

I signed a Reservation/Offer to Purchase for a unit with Azizi and paid AED 25,000. My point of contact was Mr. Abdelrahman Tarek Gomaa Elattar. Several months have passed, and I still have not received a Sale and Purchase Agreement (SPA) or an escrow account for the unit.

The only document I received was provided through WhatsApp communications rather than through a formal completed SPA process. I never signed an SPA and the property was never registered in my name.

Despite multiple requests for clarification and a refund, my request was rejected. I am disappointed with the lack of transparency regarding the status of the transaction and the handling of my case.

I hope the management reviews this matter and provides a fair resolution, including the return of my AED 25,000 reservation payment.

03-06-2026

Jez   United Kingdom

The worst experience of my life as an expat investor

Avoid Azizi at all costs. I’ve been dragged through a nightmare dealing with this developer — months of silence, zero accountability, and endless stress. Despite paying a deposit and 50% downpayment, I’ve received no meaningful response from anyone at Azizi. Every contact channel leads to a dead end. This isn’t just poor service — it feels like a complete disregard for customers. I’m sharing this only so others don’t waste their money, time, or peace of mind.
I wish there were ZERO star option – they truly deserve.

21-08-2025

Nishant   United Arab Emirates

Poor Construction quality and Building Maintenance

I am staying in Azizi Star building where the building construction quantity is poor and building maintenance is worst. Response from Azizi management is not good and they are least bothered about the customer problem.

18-04-2025

Ajf   United Arab Emirates

Do NOT buy from Azizi

I want to share my personal experience with Azizi—not to damage their reputation, but to provide an honest account. Dealing with their Accounts team has been a roller-coaster. They consistently ignore calls and messages unless it’s specifically about making a payment.

It took us over three months just to receive the Oqood, and now their latest payment system isn’t functioning at all. The entire process has been a nightmare, and based on my experience, I cannot recommend purchasing a property from them.

In my opinion, even giving them a one-star rating feels overly generous.

28-03-2025

Basem   Jordan

Azizi Venice

Bad experience dealing with this company, lack of honesty, transparency and integrity.

06-03-2025

NK   Canada

Horrible Construction

I stayed at two different apartments in two different buildings of the Azizi Riviera developments in Dubai, Meydan area. Both had a lot of construction errors and technical issues, including the AC not working properly, no gas for the stove, water leaking from the showers, water leaking from the ceiling – it was a nightmare. We spent a lot of our time trying to get maintenance to fix the different issues instead of enjoying our time there. I would never book another accommodation from this developer, and I feel bad for anyone who bought a property from them. What a waste of money.

29-10-2024

Buyer   Liberia

Framing the deal

Never experienced incompetent sales staff along with their managers on how to frame a deal that is inconsistent and fake inputs and giving incentives that makes no sense and on top changing strategy in selling that is obvious so fishy . They started as 3azizi to me , got into 3atizi in the middle and eventually yel7aso tizi

07-10-2024

Mamon Shareef   United States

Worst in every possible way

The absolute worse real estate developer ever. If I list everything I will not stop writing for 2 days stright. But I will say this to anyone looking to invest with Azizi;
STAY AWAY!!

13-08-2024

Deeba   India

About the studio in ravera phase4

One of the agent namely maha working in main office is totally disappointing.she showed me one type of unit and is trying to deliver totally different apartment

03-08-2024

Samer traboulsi   Canada

Azizi condos

I bought 2 units with Azizi. Worst customer service. No way to reach them. I was assigned a person from the company to follow up on the payments. One day he just vanished, no one was assigned to replace him. I called/ emailed the company several times. Either no answer or they would say someone will get back to you soon, yet no one does.
4 months ago Azizi delivered one of the units. Cheapest material used in construction and finishing. There were a lot of errors. We had to ask them to back several times to fix the electricity, the water piping, the sink, the A./C.
never again will I buy any property from Azizi

07-07-2024

Mirra   Canada

Nightmare

The worst developer regarding customer service and credibility

27-06-2024

Karamani   United Arab Emirates

AZIZI Developer is worst developer ever in Dubai

IT TOOK me 10 months for the bloody discussting handover to ricieve the keys for my unit in Riviera after delay in the project for 4 years
so 4 years delay in the project plus 10 months delay in handover the unit to me.
almost 5 years delay.
please take 10 steps back before you go for off-plan purchase from this bad developer.
never ever dail with them
take care, it is an advise from reality.
you cn go and visit Riviera project for AZIZI and see, it was planned since 2017 /2018 to handover the project on Q4 2019.
it took 6 years to recieve the keys of my unit from Azizi, God will take the revenge in the day after.

01-06-2024

Fadi Matar   United Arab Emirates

Bad experience… be careful

Azizi is a great example of overpromising and under delivering. Once you pay and purchase, the bad experience begins….

28-04-2024

Shabir Ali   India

Azizi Costumer care

I am waiting for Azizi Riviera simple Sales NOC
After submitting documents and all payment 2 Days
And I visited already more then 5 time always need to wait more thn 1 hr to Someone to come to assist you
They having meeting and keep client waiting for long
Many clients I have seen unhappy with service of Handover waiting for Title Deed or ather Documents which is usually shoud not take more then 3 to 4 days in ather Devolopers
Since 12 month
They very good to give excuses
Suggestions for all Owners file case don’t loose yor time and I have alrady claimed money for late delivery

Please keep fighting fir your Right theu have to improve

23-04-2024

Seyed Meysam Mohseni   Iran

Very delayed handover times!!!

I purchased a 1Bed unit in phase 3 azizi riviera 2 years ago. Poor Quality of building construction and very delayed handover times beside unresponsiveness are the hallmarks of this developer

16-04-2024

Sahar   United Arab Emirates

Azizi developer is very bad

Very bad experience with Aziz developers , 8 months ago I bought studio in Azizi Riviera Reve 1 till now not registered in DLD ( Dubai Land Department ), it should be registered within 2 or 3 weeks
The salesman who sold the unit in the beginning told me the building reached to the 7 floor but when I went to see it it was only a hole the ground not even started
And of course a lot of problems with snagging and handover
So it is a headache right from the first step till the end
So I DO NOT recommend to deal with this developer at all

07-04-2024

Abdel   Canada

Venice project

Agents and customer service is one of the worst I have seen ,no feedback no follow up no communication with clients.
Just very bad experience

04-03-2024

Karamani   United Arab Emirates

AZIZI Developer is worst developer ever in Dubai

Hi everyone
AZIZI Developer delaying project handover, Off plan is worst choice with them , delaying project handover.
you feel that this company is blind, how come their projects are ready , they do not handover, why you do not know , may be the mangers and administration they are cheating AZIZI owner himself. the team works against the Developer. if the building is ready why you do not handover the units to the investors. the AZIZI sales mangers work for their own benefits, exploiting both owner and investors.
Anyway, be away from AZIZI

01-03-2024

Karamani   United Arab Emirates

AZIZI Developer is worst developer ever in Dubai

Hi everyone
AZIZI Developer delaying project handover, Off plan is worst choice with them , delaying project handover.
you feel that this company is blind, how come their projects are ready , they do not handover, why you do not know , may be the mangers and administration they are cheating AZIZI owner himself. the team works against the Developer. if the building is ready why you do not handover the units to the investors. the AZIZI sales mangers work for their own benefits, exploiting both owner and investors.
anyway be away from AZIZI

01-03-2024

Bo   United Arab Emirates

Be away from AZIZI development, it is an untrustworthy developer

AZIZI Developer intentionally delaying projects, Customer care never answers your telephone calls. there is no handover for units. For any investor wanted to invest, do not buy from AZIZI, before you buy I advise you to go and check their projects, ride a car and visit their projects, Example AZIZ Riviera in MBR started in 2018, handover was planned mid 2019, most of AZIZI Riviera Buildings are ready since 2022 unfortunately till today 01-Mar-2024 there is no handover for units booked off plan on Jan-2018. once you contact customer care they till you there is no plan for handover or the till lies next Quarter next Month or within 2 months they till lies lies and lies. Most AZIZI Riviera buildings are ready for handover but they do not hand over in order to put pressure on investors to sell their units for the AZIZI favorite Brokers. Bad, do not approach AZIZI they Scam you.

01-03-2024

Yannick Assadourian   United Arab Emirates

Azizi Rivieira

Terrible experience from start to finish. Today i was due to have three units handed over to me, and what i saw horrified me. Urine on the toilet seats, garbage bag full of garbage in one of the wardrobes, none of the snagging had been completed, and the handover rep arrived 40 minutes late and did not have the decency of informing me beforehand. What should have been a day filled with pride is instead one full of regret. Never again

23-02-2024

Sara   United Arab Emirates

AZIZI IS FRAUD

DONT BUY FROM THEM! They are liars and it’s a fraud company

06-02-2024

Norman   United Arab Emirates

Stay away from AZIZI development fraud

Stay away from AZIZI development fraud . delay , delayed delayed , there is no no handover , they do not handover to youy at all. do not book offplan
Never trust this company! We are taking legal action against Azizi.

02-02-2024

Abdel   Canada

Venise project

The agents are not professional, the price on the SPA was not the agreed price on the OTP .

20-01-2024

s   United States

STAY AWAY

STAY AWAY, WORST EXPERINCE EVER.
DELAY IN CONSTRUCTION AND WHEN YOU DO HAVE A QUESTION AND WANT TO CONTACT THEM, THEY IGNORE YOU. STAY AWAY.

13-12-2023

Mohan   United Arab Emirates

Worst experience as a property investor

I can say that this probably is the most fraudulent real estate company in Dubai. Having invested in property(Reviera) for 5 years now there is absolutely no clue of handover and if you try reaching their customer service team they dont respond and in case you try to visit their office their staff is very trained to treat you badly! dont ever dare to visit their office as it is bunch of unprofessionals and i am sure this would not be without their support from their management. I would suggest never invest with them and try out other reputed builders like Sobha, Emaar, Dubai holding so your money is secure. Never fall prey to these frauds. If you have already fallen then your only option is to fight legally…good luck!

12-12-2023

Suleiman Alazmoti   United Arab Emirates

Best locations

AZIZI DEVELOPMENTS one of the best developer in Dubai , the projects are in the best locations there

30-09-2023

Lamis   United Arab Emirates

Excellent

Best developer in DUBAI

29-09-2023

Maha Haroon   United Arab Emirates

my 3 bedroom apartment with azizi

i bought 3 bedroom apartment with Azizi Developments which was one of the best decision ,the amount of capital appreciation i received i am very happy with it.

29-09-2023

Kamel Cherif   United Arab Emirates

leading developer in the region

leading developer in Dubai . best developer in the Dubai / quality material, location handover and professional team

29-09-2023

Matteo Pinna   Italy

Azizi Developments

Easily one of the best developers in Dubai, their portfolio can satisfy all kind of clients with their impeccable customer service and build quality

29-09-2023

Hammod   Syria

AZIZI Developer no trust in delivery and hand over at all

my Experience with AZiZi Developer:
I booked a unit in AZIZI Riviera phase 3 in Mar-2018. it was planned for delivery on Q4 2019.
till now in 2023 Sep, there is no delivery , unit not handed over, poor developer. delay delay and delay. no trust.

27-09-2023

Ryan   United Arab Emirates

Terrible Investment experience

Absolutely HORRIFIC experience as a real-estate investor. Booked a property in 2016 which a year later was discovered as being under dispute with the previous owner. Was offered a swap to another unit/building for which the construction was delayed over 3 years. Was then offered ANOTHER swap to a unit, which now, 4 years later I am still waiting for my title deed to be issued. Why? bacause it seems that they swapped me to a mortgaged unit and in 4 years still havent cleared the mortgage! Stay away if you can – lots of better options available in Dubai… Customer Service has been able to do nothing in 4 years and the management who are accountable hide behind anonymity.

15-06-2023

Farhat   Pakistan

Fraud

Very worst experience with azizi as they take amount and then excuses like deal is cancelled etc and they will never refund. Still following up for refund. They guvung new timeline each daym my amount is stuck.

07-06-2023

Kethy   Brazil

My apartment was delayed for 4 years.

Corona or no corona, my apartment was delayed even before the pandemic started. After they promised me my delivery, the handover was very unprofessional.
They promised me one month for the snagging, turned out on the date they promised nothing was fixed.
I had to move in and have movers and engineers trying to fix my apartment.
The monitor they promised to change is still not changed.
Now I’m selling my property and I’m having problems again because they are not providing me my NOC to sell.
I called customer service and they have a very RUDE and UNPROFESSIONAL staff. Her name is Mira.
I don’t think this is right. It makes me want to think twice before investing in real state in Dubai because of how unfair this system is.

04-06-2023

muna   Israel

They use fake profiles with fake names and accents

They use fake profiles with fake names and accents! nothing is real about this scam

16-05-2023

Aisha   United Arab Emirates

It’s a scam don’t be fooled by the building standing

It’s a scam, they just try to squeeze money out of you by bullying and threats even thought they never registered the contract with dubai government.

08-05-2023

Aisha   United Arab Emirates

It’s a scam don’t be fooled by the building standing

It’s a scam, they just try to squeeze money out of you by bullying and threats even thought they never registered the contract with dubai government.

08-05-2023

Shareef   United States

By far the worst I have ever dealt with anywhere

I’ve always planned to invest in Dubai’s real estate. Unfortunately I started with Azizi which was total disaster I could go on forever about this fraudulent company but in general I would advise anybody thinking about buying from Azizi to never consider it takes these reviews very seriously.

08-02-2023

Sol   United Kingdom

“Azizi Samia, Rivera and Star Hotel Apartment” all sold based on Deception

Never trust this company! We are taking legal action against Azizi. We are a group of investors from the UK. The company either doesn’t not vet stuff properly or doesn’t care what sort of information they passing to potential buyers. The entire sale process was based on deception. We’ll be heading to Dubai soon to meet our legal team. We were all mislaid by the agent in the UK, most specifically by the sales department in Dubai “by the name of Rebab Duni”

26-01-2023

Abdul haseeb   United Kingdom

I bought 4 apartments

I bought 4 apartments with azizi was told by the sales guy he would flip them for a profit he didn’t instead he git one of his friends to buy my units at a big loss to me as I was leaving dubai in a emergency and now the sales agent us ghosting my calls and nit answering he is a big scammer and nit reliable his name is zilley mohammed biggest scammer going he took 25k of me fir marketing and now won’t even answer my calls he needs to go to prison but it’s ok I will wait for my time

25-01-2023

Cem OZENC   United Arab Emirates

Azizi Meydan One Riviera Project

READ THIS BEFORE YOU INVEST WITH AZIZI!

I would like to warn anyone ever thinking of making an investment in Dubai with this company and invite them read below on my own personal experience with them last three months.

– Sales team is extremely incompetent and dont ever shy away from lying to your face about the key metrics / information for their development projects incl. history of the project, fair market value for m2, completion date, RoI and make endless promises to make you pay the booking fee as quick as possible.

– Once you start asking more follow up questions, you start to hear conflicting information from different sales people leading to confusion and mistrust at the end.

– After booking a commercial unit in Azizi Riviera project with 3% of the total sales value, I started to dig more into details and asked more questions to higher sales management. Higher management came up with some more information that was never provided in the first place which made the investment less appealing. If I had this information in the first place, I would have not paid the booking fee.

– When asked during the payment of booking fee, I was told that if I changed my mind this will be refunded in few days.

– Despite making my request for cancellation two months ago, I have not received the funds back to my credit card yet. The people working in Azizi point to different departments to explain the delay and its in the process while sending you from one person to another to chase your refund – making you more convinced these are absolute liars and crooks.

DO NOT EVER GET TEMPTED TO BUY ANYTHING AT AZIZI!

25-07-2022

Abdel Ghani   United Kingdom

Horrible

The project I bought is over 4 years late, worst off a month back they’ve send an official letter saying the project is now complete and for us to pay the completion fees when I checked with azizi when is the delivery date I was told to pay first and they will contact me when the apt is ready for handover. However, when I checked dubai land department on the project completion I found out it’s only 80% complete

11-07-2022

Vallejo |   Verified   United Arab Emirates

Inexpensive properties

I contacted the sales team at this company in order to ask about the apartments provided by them for sale. I was really amazed by the perfect and totally inexpensive prices of the apartments!

04-02-2022

Shiloh |   Verified   United Arab Emirates

Great

I have visited them with a friend they are offering perfect residential properties properties, their booking process is convenient and their team is smart and delivered pleasant services.

25-01-2022

Dia Hamdan   United Arab Emirates

Totally Fake !

I have the chance to buy two properties from Azizi. One of them they canceled the project and i lost 40k without compensation. The second one delayed 3 years without compensation. Following the contract they only look what is of there interest they fault three times the contract and they dont care now they ask for vat with no prior notice not even once it was mentioned in any of the statement or account and once u ask for the delay compensation they would say we fooled you and you have paid 100% . Dont buy from them its a horrible experience and a lot of losees a studio with them is costing me 620k while actual price is 350k

21-12-2021

Aflaton |   Verified   United Arab Emirates

Reliable!

I had a perfect and reliable experience at this real estate company. The apartments provided by them for sale are perfect and their prices are so affordable.

03-10-2021

Nartey |   Verified   United Arab Emirates

Perfect!

I had a perfect experience with this real estate company. The properties provided by them are perfect and their prices are reliable.

26-08-2021

Peeyush |   Verified   United Arab Emirates

Good experience

I contacted the sales team at this real estate company to ask about the prices of the properties provided by them. I just found that the prices are somehow expensive! Overall, the sales team was helpful and the properties offered by them are pretty good.

28-06-2021

Nael |   Verified   United Arab Emirates

Perfect locations

I contacted the sales team at this company as I wanted to ask for more information about the locations and the prices of the residential properties they’re offering. The locations of the properties are perfect and the designs are amazing too. The only annoying thing that I found that their prices are high! But everything regarding the properties they’re offering is really good.

08-04-2021