Version 1.0 · 1 November 2026 · CC BY 4.0

The Off-Plan Disclosure Standard

What every off-plan project should publish so a buyer can check it before paying. Six core items, eight recommended ones, each with what to publish, why it matters, and how we check it. Free to cite, copy and adapt.

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…projects tracked today

…publish all six core items

…data last updated

The standard at a glance

A project meets the standard when it publishes all six core items in a place any buyer can reach without signing up, and keeps them current. The live figure next to each item is the share of projects Kolaboro tracks that publish it today.

Figures are computed in your browser from our open data. Projects are anonymous. A published item is not proof it is genuine: that is what the checks below are for.

Six core items

These are the six checks Kolaboro runs on every project. A buyer should be able to verify each one without asking the sales team.

Core item

Building permit or licence number

… of tracked projects publish this today (…)

Counts as published only when a number and the issuing authority are given.

What to publish

The permit or licence number exactly as issued, the name of the issuing authority, the date of issue, the plot or address it covers and the number of units approved. Link to the official register entry when one exists.

Why it matters to a buyer

A number turns "approved" into something you can check in minutes. It shows whether the building is approved at all, for this plot, for this use and for this many units. Without it you are relying on the seller's word.

Good example

Building approval no. [reference], issued by [City Planning Office] on [date] for plot [lot reference], [12] residential villas. Look it up yourself: [link to the official register].

Bad example

"Fully licensed and approved." Or: "Permits in process, construction starting soon." No number, no authority, nothing to look up.

How Kolaboro checks it

Registry: The number is found in an official permit or licence register and matches the plot, use and unit count.
Independent: A regulator notice, court record or official gazette confirms the permit.
Developer only: Only the developer or its agents state a number; no official source found yet.
Contradicted: The register shows a different plot, use, holder or status (for example expired or revoked).
None: No number is published. "Licensed" without a number counts as none.

Core item

Deposit protection

… of tracked projects publish this today (…)

Counts as published only when an escrow, trust account or guarantee is described.

What to publish

How buyer payments are protected: the bank that holds the escrow or trust account and the type of account holder (a licensed escrow agent, a notary or a trustee), or the issuer of a bank guarantee and what it covers. Never publish the account number: buyers receive it in the signed contract, and public account numbers invite payment fraud.

Why it matters to a buyer

If a developer runs out of money, protected deposits can be returned to buyers. Unprotected deposits join the queue of creditors, and buyers often recover little or nothing.

Good example

All buyer payments go into a project escrow account at [Bank name], held by [licensed escrow agent], and are released only against certified construction milestones. Account details are given in your sales contract, never by email or chat.

Bad example

"Your money is completely safe with us." Or a full account number posted on the website. Or: "Pay the booking fee to our director for faster processing."

How Kolaboro checks it

Registry: The escrow account or guarantee appears in a regulator's escrow or project register.
Independent: The bank, a regulator or another independent source confirms the arrangement.
Developer only: Only the developer describes the arrangement.
Contradicted: A regulator lists no escrow for the project, or the named bank or agent denies it.
None: No deposit protection is described.

Core item

Construction progress

… of tracked projects publish this today (…)

Counts as published whenever any progress figure or regular update exists.

What to publish

A dated percentage complete, or dated photos taken from the same fixed viewpoints, updated at least every month. Ideally certified by an independent engineer or taken from the regulator's own inspection system.

Why it matters to a buyer

Payment plans follow construction. Dated progress lets a buyer compare the site with the schedule before paying the next instalment, and spot a stalled site early.

Good example

Progress report, [date]: structure [x]%, roof [y]%, overall [z]%. Certified by [engineering firm]. [12] photos from the same four viewpoints as last month, each with its date.

Bad example

"Construction is going great!" with undated renders. Or a single drone video from many months ago with no date on it.

How Kolaboro checks it

Registry: The percentage comes from a regulator's inspection or escrow system.
Independent: Satellite imagery or an independent report confirms the stage of work.
Developer only: Only the developer's own updates or photos.
Contradicted: Imagery or the regulator shows less work than the developer claims.
None: No progress information is published.

Core item

Plans and specification

… of tracked projects publish this today (…)

Counts as published when floor or site plans are available to buyers.

What to publish

A site plan, floor plans with areas and how they are measured, and a specification list of materials, finishes and included fittings. The same documents should be attached to the sales contract.

Why it matters to a buyer

What you are buying is defined by these documents. Without them, "premium finishes" means whatever is delivered, and a smaller unit is hard to dispute.

Good example

Unit [B2]: [x] m2 internal, measured to the inside face of walls, plus [y] m2 terrace. Floor plan, site plan and specification version [3], dated [date], which forms Annex [2] of the sales contract.

Bad example

"Spacious villas with premium finishes." Renders only, no areas, no specification.

How Kolaboro checks it

Registry: Plans lodged with the approving authority are available and match the published plans.
Independent: An independent surveyor or architect confirms the plans.
Developer only: The developer publishes plans and a specification.
Contradicted: Approved plans differ from the plans shown to buyers.
None: No plans or specification are published.

Core item

Developer track record

… of tracked projects publish this today (…)

Counts as published when a legal entity or delivered projects are named.

What to publish

The legal name of the selling company, its registration number and the registry it is in, and a list of delivered projects with addresses and completion years.

Why it matters to a buyer

You sign with a legal entity, not with a brand. A registration number shows who is behind it, and delivered projects with addresses can be visited and asked about.

Good example

Seller: [Company name], registration no. [reference] at [Companies Registry]. Delivered: [Project A], [street, town], completed [year], [18] units. [Project B], [street, town], completed [year], [6] units.

Bad example

"Decades of experience." A brand name with no company behind it, or "past projects" shown only as renders.

How Kolaboro checks it

Registry: The company is found active in the company registry with the published number.
Independent: Press, court records or stock exchange filings confirm the company and its deliveries.
Developer only: Only the developer's own description.
Contradicted: The company is dissolved, owned by someone else, or a listed project cannot be found.
None: No legal entity or past projects are published.

Core item

No guaranteed returns language

… of tracked projects publish this today (…)

Counts as met when no guaranteed returns language is found.

What to publish

No promise of guaranteed rental income or returns unless a written, enforceable guarantee from a named party is published with its terms. Any rental projection is labelled as an estimate and shows its assumptions.

Why it matters to a buyer

Guaranteed returns are a common sales hook. They are often paid out of buyers' own money or built into the price, and regulators in several markets restrict them.

Good example

Rental estimate: [x]% to [y]% gross per year, assuming [occupancy]% occupancy at [nightly rate], before management fees of [z]%. This is an estimate, not a guarantee.

Bad example

"Guaranteed double-digit ROI for ten years!" Or: "The villa pays for itself."

How Kolaboro checks it

Registry: Not applicable: there is no register of advertising claims.
Independent: A regulator warning or press report about the project's return claims.
Developer only: We reviewed the developer's listings and found no guaranteed returns language.
Contradicted: Guaranteed returns are promised in ads, brochures or sales material.
None: Not reviewed yet.

Part 2

Eight recommended items

Not yet part of the Kolaboro Score, but they answer the next questions every careful buyer asks. Where an official register exists we check them the same way.

Recommended

Land title and who holds it

What to publish

The land title certificate number and type, the registered owner (the developer, or a landowner under a named land agreement) and any mortgage or other charge on the land.

Why it matters to a buyer

If the developer neither owns nor securely controls the land, the project can stop, or the land can be taken by a lender, whatever the buyer has paid.

Good example

Land title [type] no. [reference], registered to [Company name] at [Land Office]. Mortgage to [Bank name], to be released unit by unit at handover.

Bad example

"Prime land, clear title." No number, no owner, no mention of the mortgage.

How Kolaboro checks it

Registry: The land registry entry matches the published owner and charges.
Independent: A notary letter or court record confirms ownership.
Developer only: Only a scan or statement from the developer.
Contradicted: The registry shows a different owner or an undisclosed charge.
None: Nothing published about the land.

Recommended

Title type for foreign buyers

What to publish

Exactly what a foreign buyer will hold: freehold, leasehold (with term, start date and extension terms) or another right, and in whose name it is registered. State plainly that no nominee arrangement is used.

Why it matters to a buyer

In many markets foreigners cannot hold freehold. A lease shorter than advertised, an extension that is only a promise, or a nominee owner can leave a buyer with far less than they paid for.

Good example

Foreign buyers receive a registered leasehold of [25] years from [date], extendable once for [20] years at a price fixed in clause [x]. The lease is registered in the buyer's own name.

Bad example

"Foreigners can own it outright." Or: "Freehold through our trusted local partner."

How Kolaboro checks it

Registry: The lease or title type is confirmed in the land registry.
Independent: An independent lawyer's published opinion or regulator guidance confirms it.
Developer only: Only the developer's statement.
Contradicted: Local law or the registry does not allow what is advertised.
None: Title type for foreigners is not published.

Recommended

Completion date and delay penalty

What to publish

The contractual completion date, any grace period, and what the buyer gets if it is missed: a penalty per month, or the right to cancel and get a refund.

Why it matters to a buyer

Delays are common. A contractual date with a penalty gives the developer a reason to keep to it and gives the buyer a remedy if it slips.

Good example

Completion: [date]. Grace period [3] months. After that, a penalty of [x]% of the price paid per month of delay, and after [12] months the buyer may cancel with a full refund within [30] days.

Bad example

"Estimated completion: soon." Or a date that appears in the brochure but not in the contract.

How Kolaboro checks it

Registry: A regulator's project register shows the approved completion date.
Independent: Imagery or an independent report shows whether the date is realistic.
Developer only: The developer states a date and penalty.
Contradicted: The regulator shows a later date, or the site is clearly behind.
None: No date or penalty is published.

Recommended

Payment plan tied to milestones

What to publish

Every instalment linked to a construction stage that can be checked (foundations, structure, roof, handover), not only to calendar dates.

Why it matters to a buyer

Milestone payments mean a buyer never pays far ahead of the work actually done. Calendar-only plans can leave buyers paying for a site that has stopped.

Good example

[10]% at reservation, [20]% on completion of foundations, [30]% on structure, [20]% on roof, [20]% at handover. Each stage certified by [engineer].

Bad example

"[50]% now, rest in monthly instalments." Or a large discount for paying everything up front.

How Kolaboro checks it

Registry: An escrow regulator ties releases to certified stages.
Independent: An independent engineer certifies each stage.
Developer only: The developer publishes the plan.
Contradicted: Payments are being called ahead of the work seen on site.
None: No payment plan is published.

Recommended

Service charges

What to publish

Expected yearly service or management charges, per unit or per m2, what they cover, who sets them and how they can change. If there is a rental pool, its fees.

Why it matters to a buyer

Running costs decide what an investment really earns. Unpublished charges are a common surprise after handover.

Good example

Estimated service charge: [amount] per m2 per year, covering security, pool, gardens and insurance. Set by the owners' association from year [2]. Rental management fee: [x]% of gross income.

Bad example

"Low maintenance." Or charges first revealed at handover.

How Kolaboro checks it

Registry: A regulator's service charge index shows the approved figure.
Independent: Charges confirmed by owners of delivered projects or an independent manager.
Developer only: The developer publishes an estimate.
Contradicted: Actual charges in delivered projects are much higher than advertised.
None: No charges are published.

Recommended

Sales contract template

What to publish

The full draft sales contract, downloadable before a buyer pays any reservation fee, in a language the buyer reads, with the governing law and dispute venue.

Why it matters to a buyer

The contract decides everything above. Reading it with a lawyer before paying is the single cheapest protection a buyer has.

Good example

Download our standard sales contract (version [x], [date], English and [local language]). Have it reviewed by your own lawyer before you reserve.

Bad example

"Contract will be sent after your deposit."

How Kolaboro checks it

Registry: The contract model is registered with a consumer or property regulator.
Independent: An independent lawyer has reviewed it publicly.
Developer only: The developer publishes the template.
Contradicted: The contract buyers sign differs from the published template.
None: No contract template is published.

Recommended

Complaint route

What to publish

A named contact for complaints, the response time you commit to, and the regulator, ombudsman or court a buyer can go to if they are not satisfied.

Why it matters to a buyer

Problems happen. A clear route tells buyers the developer expects to be held to account, and tells them where to go if it is not.

Good example

Complaints: [role] at [email address], reply within [10] working days. If you are not satisfied you can contact [regulator or ombudsman] at [link].

Bad example

Only a sales chat number. Or no contact at all after handover.

How Kolaboro checks it

Registry: The regulator or ombudsman named is real and covers this type of project.
Independent: Complaint records or court cases show how complaints are handled.
Developer only: The developer publishes a route.
Contradicted: Public complaints show the route does not work.
None: No complaint route is published.

Recommended

Data on unit counts

What to publish

The total number of units, units sold, units reserved and units still for sale, by phase, with the date of the figures.

Why it matters to a buyer

Sales levels show whether the project is funded, and the total should match the permit. More units sold than approved is a serious warning sign.

Good example

As of [date]: [40] units approved, [26] sold, [4] reserved, [10] available. Phase 2 not yet on sale.

Bad example

"Only a few units left!" every month for a year.

How Kolaboro checks it

Registry: Unit counts match the permit or a regulator's sales register.
Independent: Independent sources confirm sales levels.
Developer only: The developer publishes counts.
Contradicted: Counts differ from the permit or change in ways that do not add up.
None: No unit data is published.

How Kolaboro checks each item

Every item gets the strongest level of evidence we could find. The full method is on how we score, and the official sources we use are listed on official registers.

Registry: Confirmed on an official source: a land office, permit register, licence list or company registry.
Independent: Confirmed by an independent source such as a regulator notice, court record, stock exchange filing, satellite imagery or a major newspaper.
Developer only: Only the developer, its sales agents or listing portals say so.
Contradicted: Sources disagree, or an official source says something different from the developer.
None: Nothing published, or not reviewed yet.

Cite and reuse

The standard is published under Creative Commons Attribution 4.0 (CC BY 4.0). You may copy, translate, adapt and use it, including commercially, as long as you credit Kolaboro and link here.

Item numbers (D1 to D6, R1 to R8) stay stable across versions, so you can cite a single item, for example "Off-Plan Disclosure Standard v1.0, item D2".

Suggested citation

Kolaboro (2026). The Off-Plan Disclosure Standard, version 1.0, 1 November 2026. https://kolaboro.com/standard/. Licensed under CC BY 4.0.

Changelog

Changes are versioned. Earlier versions stay available and item numbers do not change meaning.

Version 1.0 1 November 2026
First public version. Six core items (D1 to D6), based on the six checks Kolaboro runs on every tracked project, and eight recommended items (R1 to R8). Self-assessment checklist and free templates published alongside.

Suggest a change: write to us through the developers page or the corrections page. We review suggestions before each new version.

The Off-Plan Disclosure Standard

The standard at a glance

Core items

Recommended items

Six core items

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

Eight recommended items

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

What to publish

Why it matters to a buyer

Good example

Bad example

How Kolaboro checks each item

Self-assessment checklist

Cite and reuse

Suggested citation

Changelog

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