Before you buy, design, build a wall or reach completion, Sicher 3D checks your plot pegs, boundary walls and building setbacks against the coordinates on your affection plan — so problems show up before the official demarcation does.
This is independent boundary verification. Official demarcation certificates are issued through the relevant authority by approved surveyors — see how that works.
In Dubai, “boundary survey” is used for two different services. Official demarcation fixes the legal plot boundary on the ground through the relevant authority. Boundary verification is an independent measurement of what is actually there — pegs, walls, buildings — compared with the affection plan.
Both matter. Demarcation is the official record. Verification is how you avoid nasty surprises: a wall built 7 cm onto the neighbour's land, a setback that fails at final demarcation, or a peg that was moved years ago.
Sicher 3D provides boundary verification and wall setting out from verified positions. This page explains exactly what we check, how official demarcation works, and when you need each.
Knowing which one you need saves time, money and arguments. Many projects use both: verification first, official demarcation when the authority requires it.
| Official demarcation | Sicher 3D boundary verification | |
|---|---|---|
| Purpose | Fixes the legal plot boundary on the ground | Checks what is on the ground against the affection plan |
| Carried out by | The authority or a surveyor it has approved | Sicher 3D's survey team |
| Document | Demarcation certificate or official survey report | Verification report with measured differences |
| Legal standing | Official record accepted by the authority | Independent technical evidence — not a legal determination |
| Typical timing | Before construction, during construction and before completion, depending on the authority | Any time: before buying, before design, before walls, between official checks |
| Best for | Permits, completion and legal boundary questions | Avoiding surprises before the official check |
Our boundary verification covers the pegs, walls, structures and setbacks that decide whether your plot and building are where they should be.
Official demarcation tells you whether the plot limits and structures are acceptable — often at a point where fixing a problem is expensive. Our boundary verification measures the same things earlier: the pegs before you buy, the wall line before it is built, the setbacks while the frame is still going up. If something is out, you find out while it is still cheap to correct.
Every peg we can find, measured and compared with the corner coordinates on your affection plan.
Existing walls and fences located along every side, with their offset from the plot line.
Distances from the building to each plot boundary, checked against the approved site plan during construction.
Neighbouring walls, structures, canopies or landscaping crossing the plot line, measured and photographed.
Wall and fence lines set out from verified positions, so new walls are built where the plan says.
Gate positions, access widths and adjacent road levels for design and construction.
The plot area as measured on site, for design use. Official area reports come from the authority.
We draw the affection-plan boundary as the reference, then plot everything we measured on site against it. Every difference is labelled in metres, so you can see at a glance what is fine, what is out and by how much.
The earlier a boundary problem is found, the cheaper it is to fix.
| When | Why check | What we do |
|---|---|---|
| Before buying a plot | Confirm pegs and existing walls match the affection plan | Peg and wall verification |
| Before design | Give the architect a measured plot, not an assumed one | Verification plus topographic survey |
| Before building a boundary wall | Build the wall on the plot line, not on an old fence | Verification and wall setting out |
| During construction | Catch setback problems before the authority's re-demarcation | Setback checks at key stages |
| Before completion | Know the result before final demarcation | Full setback and structure check |
| Disagreement with a neighbour | Measured facts to start the conversation | Verification report — legal resolution needs an official survey |
Not sure what your plot needs?Send your affection plan — we will tell you whether verification, official demarcation or both apply.
WhatsApp your affection plan →Which route applies depends on where your plot is and what it is for. We tell you which one fits and what to prepare — these are the main official services.
In DDA areas, the authority's land demarcation service fixes plot boundaries and corners before construction, re-checks them during construction and confirms plot limits and structures before the completion certificate.
DDA land demarcation service ↗Dubai Land Department offers an official real estate survey that reports the actual area and details of land, villas, units and buildings, issued as a real estate survey report.
DLD real estate survey service ↗Dubai Land Department publishes a list of accredited survey companies. Official boundary and area work for registration purposes goes through the authority and these approved firms.
DLD accredited survey companies ↗Corners, walls and setbacks are measured with a robotic total station tied to DLTM control. Figures below are published manufacturer specifications; achieved accuracy also depends on control and site conditions.
| Method | Published specification | Used for | Watch out for |
|---|---|---|---|
| Robotic total stationHi-Target HTS-820 | Angle 2″ · 2 mm + 2 ppm with prism · 3 mm + 2 ppm reflectorless | Plot corners, setbacks, wall lines and building corners | Needs line of sight along each boundary |
| RTK GNSSHi-Target iRTK5 | 8 mm + 1 ppm horizontal · 15 mm + 1 ppm vertical (RMS) | Pegs and control on open plots | Weak beside tall walls and buildings |
| Laser RTKHi-Target V600L | Non-contact points up to 2 cm accuracy | Points on neighbouring walls without entering the neighbour's plot | Supporting measurements only; not for corners |
ppm = parts per million of the measured distance. Figures as published on Hi-Target specification sheets.
We survey with the same Hi-Target instruments we distribute across the UAE. Each one is available to buy from Sicher 3D.
Send the affection plan, plot number and any previous demarcation or survey drawings.
Control is established on the DLTM grid used by the affection plan.
Pegs, walls, fences, building corners and nearby structures are measured.
Every measured point is compared with the plan coordinates and setback requirements.
You receive the findings and a clear recommendation, including whether official demarcation is needed.
Every verification ends with measured facts, photographs and a plain recommendation.
Verify pegs and walls before you sign
Check boundaries before building walls, extensions or pools
Setback checks before the authority's re-demarcation
A measured plot outline before design starts
Boundary and setback checks across multiple plots
Wall and fence lines set out from verified positions
Share your affection plan and plot number. A surveyor will confirm what to check, whether official demarcation is also needed, and a clear, fixed quote.
Send your affection plan and plot number. We'll tell you what to check, whether official demarcation is also needed, and reply with a clear, fixed quote within 24 hours.
Prefer to talk? Call +971 50 108 0764 or WhatsApp us.
