Short answer
Yes, buying a home or apartment before it is built can be halal. It is a contract to manufacture or build to order (istisna), which the Hanafi school allows, with payments in stages. The specifications, price and handover date must be clear, and the payment plan must not include interest.
Istisna is valid in the Hanafi school by juristic preference (istihsan), and the price may be paid in installments. Modern Hanafi scholars, including Mufti Taqi Usmani, and AAOIFI treat it as binding once agreed. The item must be described precisely, and any late-payment charge must go to charity, not to the developer.
Other madhhabs
- Shafi'i
- Allowed only as a salam, with the full price paid at the time of the contract.
- Hanbali
- Also treated as a salam, needing full payment in advance.
Explanation
Off-plan buying is common in Dubai, Abu Dhabi, the UK and elsewhere: you sign with a developer and pay in stages while the building goes up. The Prophet ﷺ had a minbar made to order by a carpenter, and Hanafi jurists built the istisna contract on such custom and need.
What should be in place:
- Clear specification: the unit, size, floor, finishes and plans, so there is no serious uncertainty.
- A fixed price and a schedule of payments, which can be tied to construction stages.
- A handover date, with clear terms if the developer is late.
- No interest: a developer payment plan with no interest is fine. A bank's conventional mortgage for the later payments is not.
- Late fees: the developer may not profit from your delay. Penalties for late handover by the developer, agreed in advance, are allowed by AAOIFI.
Reselling before completion (flipping off-plan) is a debated point. Some scholars treat it as transferring your contract and allow it at any agreed price, while others limit it, since you do not yet own a finished unit. Ask a mufti before you do it.
Islamic banks use istisna with a parallel istisna to finance construction. Once the property is complete, ordinary sale and leasing rules apply. See What is a salam sale?, Is real estate investing halal? and Is an Islamic mortgage halal?
Ask a mufti about your own case. This answer explains the general ruling. When the details of your situation matter, as they do here, ask a qualified mufti and give them the full facts. Where to ask a scholar.
The evidence
Quran, Surah Al-Maaida 5:1
بِسْمِ ٱللَّهِ ٱلرَّحْمَٰنِ ٱلرَّحِيمِ يَٰٓأَيُّهَا ٱلَّذِينَ ءَامَنُوٓا۟ أَوْفُوا۟ بِٱلْعُقُودِ ۚ أُحِلَّتْ لَكُم بَهِيمَةُ ٱلْأَنْعَٰمِ إِلَّا مَا يُتْلَىٰ عَلَيْكُمْ غَيْرَ مُحِلِّى ٱلصَّيْدِ وَأَنتُمْ حُرُمٌ ۗ إِنَّ ٱللَّهَ يَحْكُمُ مَا يُرِيدُ ﴿١﴾
O you who have believed, fulfill [all] contracts. Lawful for you are the animals of grazing livestock except for that which is recited to you [in this Qur'an] - hunting not being permitted while you are in the state of ihram. Indeed, Allah ordains what He intends.
The developer and buyer are bound by the agreed terms.
Quran, Surah Al-Baqara 2:282
يَٰٓأَيُّهَا ٱلَّذِينَ ءَامَنُوٓا۟ إِذَا تَدَايَنتُم بِدَيْنٍ إِلَىٰٓ أَجَلٍۢ مُّسَمًّۭى فَٱكْتُبُوهُ ۚ وَلْيَكْتُب بَّيْنَكُمْ كَاتِبٌۢ بِٱلْعَدْلِ ۚ وَلَا يَأْبَ كَاتِبٌ أَن يَكْتُبَ كَمَا عَلَّمَهُ ٱللَّهُ ۚ فَلْيَكْتُبْ وَلْيُمْلِلِ ٱلَّذِى عَلَيْهِ ٱلْحَقُّ وَلْيَتَّقِ ٱللَّهَ رَبَّهُۥ وَلَا يَبْخَسْ مِنْهُ شَيْـًۭٔا ۚ فَإِن كَانَ ٱلَّذِى عَلَيْهِ ٱلْحَقُّ سَفِيهًا أَوْ ضَعِيفًا أَوْ لَا يَسْتَطِيعُ أَن يُمِلَّ هُوَ فَلْيُمْلِلْ وَلِيُّهُۥ بِٱلْعَدْلِ ۚ وَٱسْتَشْهِدُوا۟ شَهِيدَيْنِ مِن رِّجَالِكُمْ ۖ فَإِن لَّمْ يَكُونَا رَجُلَيْنِ فَرَجُلٌۭ وَٱمْرَأَتَانِ مِمَّن تَرْضَوْنَ مِنَ ٱلشُّهَدَآءِ أَن تَضِلَّ إِحْدَىٰهُمَا فَتُذَكِّرَ إِحْدَىٰهُمَا ٱلْأُخْرَىٰ ۚ وَلَا يَأْبَ ٱلشُّهَدَآءُ إِذَا مَا دُعُوا۟ ۚ وَلَا تَسْـَٔمُوٓا۟ أَن تَكْتُبُوهُ صَغِيرًا أَوْ كَبِيرًا إِلَىٰٓ أَجَلِهِۦ ۚ ذَٰلِكُمْ أَقْسَطُ عِندَ ٱللَّهِ وَأَقْوَمُ لِلشَّهَٰدَةِ وَأَدْنَىٰٓ أَلَّا تَرْتَابُوٓا۟ ۖ إِلَّآ أَن تَكُونَ تِجَٰرَةً حَاضِرَةًۭ تُدِيرُونَهَا بَيْنَكُمْ فَلَيْسَ عَلَيْكُمْ جُنَاحٌ أَلَّا تَكْتُبُوهَا ۗ وَأَشْهِدُوٓا۟ إِذَا تَبَايَعْتُمْ ۚ وَلَا يُضَآرَّ كَاتِبٌۭ وَلَا شَهِيدٌۭ ۚ وَإِن تَفْعَلُوا۟ فَإِنَّهُۥ فُسُوقٌۢ بِكُمْ ۗ وَٱتَّقُوا۟ ٱللَّهَ ۖ وَيُعَلِّمُكُمُ ٱللَّهُ ۗ وَٱللَّهُ بِكُلِّ شَىْءٍ عَلِيمٌۭ ﴿٢٨٢﴾
O you who have believed, when you contract a debt for a specified term, write it down. And let a scribe write [it] between you in justice. Let no scribe refuse to write as Allah has taught him. So let him write and let the one who has the obligation dictate. And let him fear Allah, his Lord, and not leave anything out of it. But if the one who has the obligation is of limited understanding or weak or unable to dictate himself, then let his guardian dictate in justice. And bring to witness two witnesses from among your men. And if there are not two men [available], then a man and two women from those whom you accept as witnesses - so that if one of the women errs, then the other can remind her. And let not the witnesses refuse when they are called upon. And do not be [too] weary to write it, whether it is small or large, for its [specified] term. That is more just in the sight of Allah and stronger as evidence and more likely to prevent doubt between you, except when it is an immediate transaction which you conduct among yourselves. For [then] there is no blame upon you if you do not write it. And take witnesses when you conclude a contract. Let no scribe be harmed or any witness. For if you do so, indeed, it is [grave] disobedience in you. And fear Allah. And Allah teaches you. And Allah is Knowing of all things.
Deferred payments should be written down clearly.
Sahih al-Bukhari 2094
Sahih... مري غلامك النجار يعمل لي أعوادا أجلس عليهن ...
"Tell your servant, the carpenter, to make me some pieces of wood that I can sit on."
The Prophet ﷺ ordered something to be made to his order.
Where the ruling is recorded
- al-Hidaya, Kitab al-Buyu', end of Bab al-Salam, on istisna'. Istisna is valid by istihsan.
- AAOIFI Shari'ah Standards, Standard on istisna'a and parallel istisna'a. Binding nature, installments and penalty clauses.
- Mufti Taqi Usmani, An Introduction to Islamic Finance, Chapter on salam and istisna'. Use of istisna in house and project finance.
Checked by our team. For a more accurate answer to your own situation, consult a scholar. Quran translation by Sahih International. Hadith Arabic from the standard editions of the six books and the Muwatta, with gradings as recorded there; the English is our own rendering. Spotted a mistake? Tell us.