How do I get a license for an Off-Plan Sales Project?

Fill in the application form and collect the supporting documents. You'll have to submit it to RERA in person.

Required Documents

Use a separate PDF file for each document. The filename should be as follows:
“[Developer name] – Document 1”; “[Developer name] – Document 2” etc.

1. Title deed: The title deed or a copy of each page of the title deed should be provided. If the title deed is with a bank, it may provide the copy. RERA will check the title agreement against SLRB records.

2. Approved architectural and engineering plans. As approved and stamped by the Municipality. 

3. Approved master plan (if any). If the nature of the project requires a master plan, please submit a copy of the master plan as approved by the planning authority. This is also the main plan referred to in Article 20A (7). It is generally in the form of a map sheet showing the land use details proposed for the development.

4. Main Regulation/ Bylaws stating stages of execution and completion of each phase and subdivision proposals. This is the core document referred to in Article 20A (3) and Article 51A in the Law as the Main Regulation or By-Laws. Developers have generally used different names for this document such as Owners Association Declaration or Community Declaration. It is the content rather than the title that is important. It will generally describe the stages of implementation of the project, the construction, the construction timetable, the key subdivision arrangements for the project and the terms and conditions regulating the development and management of the joint property project. See also Article 48A and 48B of the law and also Article 54, which requires the document to set out the ratio of ownership of the common parts.

   • Note that this document should include a list of all units in the development, the area of each unit, the total area, the ratio allocated to the units, and a description of the methodology used to calculate and allocate the ratios. 

     The document should confirm that all common areas will be owned by the members of the owners’ association. If the developer intends to retain ownership of the common areas, a different management structure rather than an association is appropriate.

   • Note that if Article 48B applies and the Joint Property relates to part only of a building and a Building Management Regulation has been prepared in addition to the By-Law, this should also be provided.

5. Articles of Association of owners’ association. The developer should draft the Articles of Association and provide a copy. This requires an element of pre-planning that is generally associated with off-plan sale projects. It should be noted that the owners’ association at the first general meeting will have power to review, revise and update the Articles of Association.

   • Note that pre-2017, the articles of association were prepared by the owners after completion of the building. The new law permits the developer to draft the Articles of Association and lodge them with the development application.

   • Note that RERA may draft standard Articles in an upcoming Resolution and these may be adopted by the developer.

6. Building permit. A copy of the building permit as issued by the municipality with attachments.

7. Copy of agreements between master developer and sub-developer (if any). These will be relevant where the development is in fact a sub-development within a larger master development. Where contracts exist, these should be provided to RERA, so that agreements, conditions of development of the sub-development are recorded.

   • It is noted that where these agreements exist, RERA will request a letter from the Master Developer requesting SLRB to record these agreements on the Journal for the land of the Master Developer. See Article 21B of the Law.

8. Document by an approved consultant engineer stating works required for infrastructure and utilities to implement the project in order to complete the master plan. If a master development project (see definition in the Off-Plan Sale Project resolution) exists and there is a plan for infrastructure and utilities for the master plan or main plan as described in Article 20A (7) of the Law, this should be provided. This will generally be in the form of plans setting out corridors for connection of all utilities in the development, defining any easements required, etc.

9. Detailed program of structural and architectural work and service work required by the project, prepared by a Consultant Engineer. See Article 20A (8) of the Law; this information may be in a separate document or it may be contained in the Main Regulation/ By-Law. If contained in the By-law, the developer should attach a letter stating that this information is set out in the By-Law document.

10. Letter and development valuation report from the consultant engineer supported by other experts detailing construction costs and land value. See Article 20A (9) of the Law, the engineer letter should clearly indicate the name and COEPP licence details for the engineer so that RERA can review against the list of licensed engineers. The letter should refer to land value and construction value. RERA has no objection to supplementing the Engineers valuation with additional valuations of sub-components of the total project. This is in recognition of the increasing complexity and sophistication of developments in Bahrain.

11. Copy of the template off-plan sale contract intended to be used in all off-plan sales. The sample contract to be used in the sale of units in the development should be provided. Developers preparing template contracts should note that Resolution No. 2 of year 2018 regarding Licensing of Real Estate Development Project changes procedures for selling off-plan and the contract should be modified to comply with the new law. More detail on the developer’s template off-plan sale contract is contained in appropriate section. 

12. Letter from Escrow account trustee confirming Escrow account details. Details about the escrow account requirements are accessible on the website.

13. Company document setting out the authority of the representative to complete the application. This may be a power of attorney or a company letter authorizing the representative to complete the application. It should name the project, the representative by name and the representative’s powers.

14. Request to SLRB to:

    • make an entry in the land journal under Article 21 of the Law. RERA wishes to avoid the developer making multiple visits to RERA and SLRB. In accordance with Article 2(2)(h) of the Off-Plan Sale Project Resolution under Law No. (27) of year 2017 Regulating the Real Estate Sector, the company may simply lodge a letter requesting SLRB to make the entry in the Register required by Article 21A of the Law. RERA will liaise with SLRB in relation to the recording. This approach eliminates a step in the application process. A sample letter is provided.

    • create off-plan sale register: Similarly, the company should submit a letter requesting SLRB to create the Off-Plan Sale Register referred to in Article No. (27) of Law No. (27) of year 2017 Regulating the Real Estate Sector, so that off-plan sale contracts may be recorded. RERA will liaise with SLRB. See template below.

15. Preliminary strata permit issued by municipality attaching architectural drawings showing the project’s components in colors.

16. Financial plan complying with RERA guidelines. See details here.

17. Copy of the developer license: A copy of the license issued by RERA should be provided to speed the lodgement process. 

18. Representative ID/ passport: A copy of the documents confirming the representative’s identity should be provided.

Fees

Fees for all development licenses can be found here.

You can download the form and templates here: