EscrowOS — RERA-grade escrow, automated end to end.
Runs the full off-plan property lifecycle for UAE developers under Dubai RERA — project setup and go-live gating, an append-only escrow ledger, buyer payments, milestone-based releases tied to certified construction progress, and audit-ready disclosure. Replaces enterprise ERPs, bank portals and spreadsheets with one compliant system of record.
What is EscrowOS?
Runs the full off-plan property lifecycle for UAE developers under Dubai RERA — project setup and go-live gating, an append-only escrow ledger, buyer payments, milestone-based releases tied to certified construction progress, and audit-ready disclosure. Replaces enterprise ERPs, bank portals and spreadsheets with one compliant system of record.
Who is EscrowOS for?
EscrowOS is built for developer escrow teams in real estate, across the UAE. It is delivered under Outcome-as-a-Service: Xamun invests the build, deploys it on your infrastructure, and you pay per transaction the system processes.
What regulation does EscrowOS handle?
EscrowOS carries the following regulatory and compliance surface, enforced in the workflow rather than documented beside it. The GraphIQ compliance layer keeps these rules current as they change.
- RERA
- IFRS 15
- PDC
What can EscrowOS do?
Not a generic CRM with an escrow bolt-on. Every module is shaped around how regulated off-plan development works here.
Project & escrow setup
Register developers and licences, configure projects and milestone schedules, and open RERA trust accounts — with a go-live gate that won't let a non-compliant project sell.
GraphIQ compliance gates
Six hard-gates — go-live, SPA structure, escrow release, retention, refunds, revenue recognition and project cancellation — each evaluated, enforced and logged before any irreversible step.
Real escrow ledger
Every buyer payment, draw, retention hold and refund posts to an append-only ledger in fils — the balance is always computed from entries, never a stale number. Reconciles to the dirham, on demand.
Milestone draws & releases
Construction draw requests tied to certified milestones, released only when the escrow.release gate confirms certification, balance and retention rules — debiting escrow atomically.
Buyer payments & PDCs
Record installments against the SPA plan, manage post-dated cheques through their lifecycle, and reconcile escrow against bank statements — a cleared PDC posts straight to the ledger.
IFRS 15 revenue recognition
Over-time revenue measured against certified construction progress, posting a balanced double-entry journal — recognition gated so a period can never be double-posted or over-recognized.
Arrears, default & cancellation
Arrears derived from real overdue installments and bounced PDCs, a dunning workflow, and gated buyer-default termination & Decree-33 project cancellation that refund and release units atomically.
RERA audit packs & log
Generate a downloadable audit pack bundling the ledger, gate verdicts, releases and revenue — with a real re-computable checksum — plus a full GraphIQ compliance log and override register.
Buyer transparency portal
Buyers see only their own contract, installment ledger, receipts and construction-milestone progress — strictly per-user scoped, so a buyer can never glimpse another's records.
Role-based, multi-tenant ops
Distinct workspaces for developer, platform operator, sales, finance, compliance/auditor, executive and buyer — every endpoint role-guarded and tenant-scoped, white-label per tenant.
What does EscrowOS look like?
Real screens from the live demo you can open above. Your own deployment is a separate instance, branded and configured to your operation.
The escrow spine of your entire deal flow
EscrowOS doesn't work in a silo. It plugs into the wider property OS chain — DealOS → EscrowOS → LeaseOS — and shares one live compliance brain, GraphIQ, with every app in it. Each link is a real API handoff with graceful fallback: if a partner is unreachable, EscrowOS keeps working on its own.
DealOS originates
The sales & CRM front end closes the deal — buyer, unit, financing and KYC. On registration it hands the deal to EscrowOS, which opens or links the RERA trust account and returns a stable escrow reference. Idempotent on the deal ref, so a re-send never double-books.
EscrowOS protects
EscrowOS becomes the system of record for the money: the trust account, the append-only escrow ledger, milestone draws and releases, IFRS 15 revenue and handover. DealOS mirrors reconciled deposits and milestone fund-releases straight into the real ledger.
LeaseOS continues
When a unit reaches handover, escrow's protective job is done — and EscrowOS hands the delivered unit to LeaseOS as rent-to-own inventory. A one-way push that closes the loop from off-plan sale to long-term tenancy, with no lease-term escrow ever opened here.
Resolves the gate set
DealOS asks GraphIQ which statutory gates apply to a deal by jurisdiction and deal type — Dubai off-plan, Abu Dhabi resale and more — and gets back the exact ordered checklist, each gate version-stamped and cited.
Evaluates the hard gates
EscrowOS runs its six escrow & finance hard-gates — go-live, escrow release, retention, refunds, revenue, cancellation — through GraphIQ, with its own rule engine as a fail-safe floor. GraphIQ can sharpen a verdict; it can never break a gate.
Screens KYC & AML
Buyer parties are screened against the live UN Consolidated sanctions list — exact hit blocks the deal as a statutory, non-overridable fail; a near match is flagged for review. Every verdict carries the UN reference and the Cabinet Decision 10/2019 citation.
Logs every verdict
Pass, fail or advisory — every gate decision is written to an immutable compliance log with its rule-set version and source (GraphIQ or local fallback), so an auditor can see exactly which rule, at which version, decided each step.
The winning balance of cost and capability
Stacked against the ways UAE developers run their escrow and project books today.
| Capability | EscrowOS Purpose-built for RERA | Generic ERP(SAP / Oracle) | Bank trustee portal(escrow bank) | Spreadsheets / in-house |
|---|---|---|---|---|
| Law No. 8/2007 escrow ledger & releases | ● Built-in | ✕ Custom build | ◑ Balance only | ✕ Manual |
| GraphIQ compliance hard-gates | ● 6 gates, enforced | ✕ Not localized | ✕ None | ✕ Manual checks |
| DLD Oqood & SPA lifecycle | ● Native | ✕ Not supported | ✕ Out of scope | ✕ Manual |
| Milestone draws & retention control | ● Gated & atomic | ◑ Custom | ◑ Manual approval | ✕ Error-prone |
| IFRS 15 over-time revenue & GL | ● Built-in | ◑ Configurable | ✕ No | ✕ Manual |
| Arrears, default & Decree-33 cancellation | ● Gated & atomic | ◑ Limited | ✕ None | ✕ Manual |
| RERA audit pack with verifiable checksum | ● One click | ◑ Export project | ◑ Statements | ✕ Hand-assembled |
| Buyer transparency portal | ● Included | ✕ Separate project | ◑ Varies | ✕ None |
| Per-tenant white-label & scoping | ● Built-in | ◑ Custom | ✕ Bank-branded | ✕ None |
| Time to go live | ● Weeks | ✕ 12–24 months | ● Bank-led | ● Immediate* |
| Source code ownership & white-label | ● You own & rebrand it | ✕ Vendor-locked | ✕ Bank's system | ◑ Files only |
| Hosting & data residency control | ● Your infra, any region | ◑ Vendor-defined | ✕ Bank cloud only | ◑ Your device |
How do you buy EscrowOS?
Under Outcome-as-a-Service, with no upfront CAPEX. What you open above is a demo instance; what you buy is your own separate deployment — on your infrastructure, under your brand, source-available, and configured to how your operation actually works. Xamun invests the build, and you pay a per-transaction fee on what the system processes. A slow month is a small invoice; if it does not run, you do not pay.
Where EscrowOS fits
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