The Oasis off-plan specification: what developer finishes include at the premium end

In premium projects the developer’s finishes are part of the price, and a noticeable one. But the specification is still a document with tolerances, and it is worth reading line by line.

What to clarify in each section

• Kitchen. The brand and model of the appliances, not “premium built-in appliances”. Separately: whether a fridge and a dishwasher are included.
• Sanitaryware and taps: manufacturer and range. “Imported sanitaryware” means nothing.
• Flooring and cladding: material, format and exactly where each is used. Natural stone in the hall and porcelain tiles in the bedrooms is a normal and legitimate combination, but you should know about it in advance.
• Doors and ironmongery, including the entrance.
• Climate control and home automation: which system, what it controls, who services it.
• External works: landscaping, pool, fencing, lighting — the items most often excluded and most often assumed to be included.

The clause that decides it

The phrase “equivalent or better” appears in almost every contract. The question is not whether it is there, but who decides what counts as equivalent and whether you can object. Get that clarified in writing: this is where a specification turns from a promise into an intention.

What else to check

• Whether the specification is attached to the contract — it should be part of it, not a separate brochure.
• The clause on permitted changes and its limits.
• Delivery times for bespoke items — long lead times are a common cause of delays in the premium segment.
• Escrow, Oqood, the contractor and the late-delivery clause.
• A completed project by the same developer, if there is one: what was written down and what was delivered are two different facts.

Based on standard off-plan documentation practice. Terms vary between developers — read your own contract.