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Overview of Property Gifting (Hiba) in Dubai
Gifting property in Dubai — known legally as Hiba — is the transfer of real estate ownership from one party (the donor) to another (the recipient) without monetary consideration. In practice, Hiba is the DLD-registered mechanism through which a property owner transfers a title deed to a first-degree relative — a parent, child, or spouse — at a Dubai Land Department (DLD) fee of 0.125% of the property's assessed value, with a minimum of AED 2,000. By comparison, a standard sale transfer carries a 4% DLD fee. The process is governed by Law No. (14) of 2017 Regulating Endowments and Gifts in the Emirate of Dubai and administered through authorised Real Estate Registration Trustee Centres such as EGSH. UAE nationals and expatriate property owners in designated freehold zones may use this route. This guide covers the complete eligibility criteria, document requirements, fees, and step-by-step process for property gift registration in Dubai.
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What Is Property Gifting (Hiba) and How Does It Work Under UAE Law?
Hiba differs from a sale in three fundamental ways: there are no sale proceeds, no negotiation of price, and no consideration exchanged between the parties. The donor relinquishes ownership voluntarily, and the recipient acquires it without payment. The DLD registers the transfer and issues a new title deed in Dubai in the recipient's name — the donor's name is removed from the Real Property Register maintained by the DLD.
The legal basis for Hiba operates on two levels. At the federal level, the UAE Civil Transactions Code — Federal Law No. (5) of 1985 — defines a gift as the passing of property or a right in property to another person during the owner's lifetime, without consideration. This law establishes the general contractual framework for gifts across all emirates, including the requirement that the donor must be legally competent and acting voluntarily. At the emirate level, Law No. (14) of 2017 Regulating Endowments and Gifts in the Emirate of Dubai introduces specific rules for property-related gifts in Dubai, including the reduced 0.125% fee structure, the one-time gifting restriction per property, and the eligibility criteria for first-degree relatives.
A Hiba is irrevocable once registered with the DLD — the donor cannot unilaterally reverse the transfer after the new title deed has been issued. Revocation is possible only through a court order or by mutual agreement of both parties, followed by a new registration process with its own fees.
Dubai does not impose inheritance tax, gift tax, or capital gains tax on property transfers. The 0.125% DLD fee is the sole government cost for qualified gift transfers.
Eligibility: Who Can Gift and Receive Property in Dubai?
The DLD restricts the 0.125% gift transfer fee to first-degree relatives only. First-degree relatives under DLD regulations are defined as:
- Parents (mother and father)
- Children
- Spouses
This definition is narrower than the common understanding of "family." Siblings, stepchildren, stepparents, nieces, nephews, uncles, and aunts do not qualify as first-degree relatives under DLD regulations. Any property transfer between these parties is classified as a standard sale transaction and incurs the full 4% DLD transfer fee — even if no money changes hands.
Transfers between individuals and their wholly owned companies (100% ownership) also qualify for the reduced 0.125% fee. The DLD treats this as a gift between the individual and their corporate entity, provided sole ownership can be documented. The reverse — from company to individual owner — is equally permitted.
Nationality and property location restrictions. UAE nationals face no restrictions on property type or location when gifting. Expatriates and non-UAE nationals may only gift properties located in designated freehold zones — areas approved for foreign ownership, including Palm Jumeirah, Downtown Dubai, Dubai Marina, Business Bay, Jumeirah Village Circle, and other designated areas. Properties in leasehold zones or areas restricted to GCC nationals only cannot be gifted by expatriate owners.
Age and legal capacity. Both the donor and the recipient must be legally competent. Under the previous UAE Civil Transactions Code (Federal Law No. (5) of 1985), the age of majority was 21 lunar years. The new Civil Transactions Law — Federal Decree-Law No. 25 of 2025 — reduces this to 18 Gregorian years, effective from 1 June 2026. If the recipient is a minor, a legal guardian must represent the minor during the transaction. Court approval may be required, and the guardian retains management control of the property until the minor reaches the age of majority. Applicants should confirm the applicable threshold with the DLD at the time of the transaction.
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Which Properties Can Be Gifted in Dubai?
The DLD specifies the following categories and restrictions for gift registration:
Ready properties with a clear title deed are the primary eligible category. The property must be registered with the DLD, free from restrictions, and not classified as granted land. "Clear title deed" means the property is not subject to any court-imposed seizure, dispute, or restriction that would prevent the DLD from processing a transfer.
Off-plan properties cannot be gifted until the title deed is issued. Properties still under construction and registered under the Oqood system do not qualify for gift registration. Once the developer completes handover and the DLD issues a permanent title deed, the standard gift transfer process applies.
Mortgaged properties may be gifted, but only after obtaining a No Objection Certificate (NOC) from the financing bank. The bank holds a registered claim (lien) on the title deed, and the DLD will not process any transfer without the bank's written clearance. In practice, the bank may require full mortgage settlement before issuing the NOC, or it may permit the mortgage to be transferred to the recipient under a new loan agreement. Early settlement penalties, where applicable, are capped at 1% of the remaining loan balance or AED 10,000, whichever is lower, in accordance with UAE Central Bank regulations. The timeline for obtaining a bank NOC varies — applicants should initiate this process early.
Properties linked to a Golden Visa cannot be gifted. The General Directorate of Residency and Foreigners Affairs (GDRFA) requires that a lien be placed on the qualifying property throughout the Golden Visa validity period, and the DLD will not process any transfer for a property that is the basis of an investor Golden Visa for property investors. The Golden Visa and all dependent visas must be cancelled, and the lien released, before the gift transfer can proceed.
Freehold versus leasehold. Only freehold properties — where the owner holds both the land and the building in perpetuity — can be fully gifted. Leasehold properties, where the owner holds rights to the building for a fixed term but not the underlying land, are subject to restrictions that may prevent or limit the gift transfer.
Restricted or granted land is excluded from gift registration entirely. Granted land refers to plots allocated by the government under specific conditions that prohibit transfer.
One-time gifting rule. Law No. (14) of 2017 stipulates that each property may be gifted only once at the 0.125% rate. This restriction attaches to the property, not to the parties. If Property A is gifted from parent to child at 0.125%, and the child later wishes to gift the same Property A to their spouse, the second transfer is treated as a standard sale at 4% — regardless of the relationship.
Required Documents for Property Gift Registration
All documents must be complete and verified before attending the Trustee Centre.
Documents for Individuals
The DLD requires the following for individual gift transfers: the original title deed; Emirates ID for identity verification only (no copy is taken) or a valid passport copy for non-resident foreigners; a property valuation — an evaluation request for land must be submitted at a Real Estate Trustee Centre, while smart valuation is available for apartments and villas; and proof of relationship. An Electronic No Objection Certificate (E.NOC) from the developer via the Dubai REST app may also be required depending on the property type and developer requirements.
Proof of relationship is the document most frequently causing delays. For spouses, the marriage certificate must be translated into Arabic and attested through the following chain: the issuing authority in the home country, the UAE embassy in the issuing country, and the Ministry of Foreign Affairs of that country. For children, the birth certificate must follow the same translation and attestation process. Proof of paternity or kinship from the client's embassy in the UAE is also required. The Ministry of Foreign Affairs and International Cooperation (MOFA) provides document attestation services through its digital channels and UAE missions abroad.
A legal Power of Attorney (POA) is required if any party is represented by another person. The POA must comply with DLD Circular No. 29/R/2025.
Documents for UAE Citizens
In addition to the standard identity and property documents, UAE citizens must provide a marriage contract for married couples or a family booklet (Khulasa Al-Qaid). The Khulasa Al-Qaid is the official UAE civil registry document that confirms family relationships — it replaces the need for separately attested marriage and birth certificates for UAE nationals.
Documents for Companies
Companies must provide a trade licence, a certificate of incorporation, a memorandum and articles of association, and a share certificate proving sole ownership. The share certificate is the critical document — it must demonstrate that the individual donor holds 100% of the company's shares. Any entity not previously registered with the DLD must first complete a company registration procedure. Corporate documents issued outside the UAE must be legalised and translated into Arabic. Applicants should confirm the exact document requirements with the DLD or an authorised Trustee Centre, as requirements may vary depending on the company type and jurisdiction.
Power of Attorney Requirements (DLD Circular No. 29/R/2025)
The DLD issued Circular No. 29/R/2025 on 16 July 2025, reforming POA verification procedures for all real estate transactions in Dubai. For gift transfers, the POA must explicitly authorise a property gift transfer using approved wording — terms such as "grant of real estate," "grant of fixed assets," "assignment without consideration," "transfer without consideration," "donation," "acceptance of the grant," or "receiving the grant on behalf of the beneficiary." A general POA that does not include gift-specific language will be rejected by the DLD.
Verification must be conducted through the official electronic platforms specified in the Circular. QR code verification is no longer accepted — this is a significant change from previous practice. External POAs issued outside the UAE are accepted provided they were issued within two years prior to submission and the principal's details remain accurate. Where the recipient is a minor, the signature of the guardian, trustee, or curator is sufficient per the Circular.
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The DLD transfer fee is calculated on the DLD-assessed value, not the original purchase price or the amount stated in the sale and purchase agreement. For land parcels, a property evaluation request must be submitted at a Real Estate Trustee Centre before applying for registration. For apartments and villas, smart valuation is available through the DLD system. Valuation fees are separate and range from approximately AED 2,000 to AED 4,500, depending on property type and location.
If the transfer is to a non-first-degree relative, the standard 4% DLD transfer fee applies instead of the reduced 0.125% rate. The DLD employee verifies the relationship at the time of application — submitting false relationship documentation constitutes fraud.
Worked example: A parent gifts a property valued at AED 1,500,000 to their child. The DLD transfer fee is 0.125% × AED 1,500,000 = AED 1,875, but the minimum of AED 2,000 applies. Title deed issuance: AED 250. Map fee (apartment): AED 250. Knowledge and innovation fees: AED 20. Trustee office fee: AED 2,000 + 5% VAT (AED 100) = AED 2,100. Approximate total: AED 4,620, excluding developer NOC and valuation fees.
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Step-by-Step Process for Gifting Property in Dubai
The gift registration process is administered through the DLD's authorised Real Estate Registration Trustee Centres.
Step 1 — Prepare Documents and Verify Eligibility
Confirm the first-degree relationship between the donor and the recipient and gather all relationship proofs. Verify that the property has a clear title deed — off-plan properties and restricted land are not eligible. If the property is linked to a Golden Visa, cancel the visa and all dependent visas before proceeding. If the property is mortgaged, contact the financing bank to obtain a No Objection Certificate or mortgage clearance. Ensure all foreign documents are translated into Arabic and attested by the UAE embassy in the issuing country and the relevant Ministry of Foreign Affairs. Document attestation is the most time-consuming step — begin this process first.
Step 2 — Obtain Property Valuation
For land parcels, submit a property evaluation request at the EGSH Real Estate Trustee Centre. For apartments and villas, you can use the DLD's smart valuation option. The DLD-assessed value determines the transfer fee calculation and is final for gift transfer purposes — the parties cannot substitute their own valuation.
Step 3 — Obtain Developer NOC (Where Required)
Where an Electronic No Objection Certificate (E.NOC) is required, apply through the Dubai REST app. The developer confirms that there are no outstanding service charges or obligations against the property. NOC fees vary by developer and typically range from AED 500 to AED 5,000. The E.NOC may be delayed or refused if service charges remain unpaid, if there are joint ownership disputes, or if unauthorised modifications have been made to the property.
Step 4 — Obtain Bank NOC (for Mortgaged Properties)
Contact the financing bank to request a No Objection Certificate. The bank may require full mortgage settlement before issuing the NOC, or it may permit the mortgage to be transferred to the recipient under a mortgage transfer agreement. Early settlement penalties, where applicable, are capped at 1% of the remaining loan balance or AED 10,000, whichever is lower, in accordance with UAE Central Bank regulations. Bank NOC processing times vary — some banks issue the certificate within days, while others may take several weeks.
Step 5 — Submit Gift Registration Application at the Trustee Centre
Both the donor and the recipient — or their authorised POA representatives — must attend with all original documents. The EGSH employee verifies identity, relationship, and property valuation. The parties sign the relevant DLD property transaction forms, and the application is submitted through the DLD system.
Step 6 — Pay Fees and Receive the New Title Deed
Accepted payment methods include ePay, Dubai Pay, Noqodi Wallet, and manager's cheque. Once the fees are paid, the DLD issues a new electronic title deed in the recipient's name. Issued documents include the Electronic Title Deed, the Usufruct Title Deed (where applicable), and the Map Statement e-Certificate. Ownership can be verified through the DLD portal, the Dubai REST app, or through title deed verification at an authorised Trustee Centre.
The DLD's official service time is approximately 20 minutes once all documents are submitted. The total process — including document attestation, property valuation, and NOC collection — may take two to four weeks.
Key Restrictions and Practical Considerations
One-time gifting rule. Under Law No. (14) of 2017, the same property can only be gifted once at the 0.125% rate. The restriction applies to the property itself — not to the donor or recipient. Any subsequent transfer of a previously gifted property attracts the standard 4% DLD fee, regardless of the parties involved .
Golden Visa restriction. A property linked to an investor Golden Visa cannot be gifted or sold until the visa — and all dependent visas — are formally cancelled and the DLD-registered lien is released.
Siblings. Transfers between siblings incur the full 4% DLD transfer fee. The DLD does not classify siblings as first-degree relatives under any circumstance.
Document attestation timeline. Foreign marriage and birth certificates must undergo embassy attestation in the issuing country, MOFA attestation, and official Arabic translation. This process commonly takes two to six weeks, depending on the issuing country and the responsiveness of the relevant embassy.
Developer NOC delays. The developer may refuse or delay the E.NOC due to unpaid service charges, joint ownership without co-owner consent, or unauthorised modifications to the property. Resolving outstanding service charges before requesting the E.NOC avoids this delay.
Mortgage settlement. Where the financing bank requires full settlement before approving the gift transfer, early settlement penalties — capped at 1% of the remaining loan balance or AED 10,000, whichever is lower, under UAE Central Bank regulations — may apply.
Partial gifting. The DLD permits a donor to gift a percentage share of a property — for example, 50%. The new title deed reflects joint ownership accordingly. Each co-owner's share is recorded separately in the Real Property Register.
Gifting Property to a Company in Dubai
The DLD permits gift transfers between individuals and companies where the donor is the sole shareholder — holding 100% ownership. The reverse — from company to individual owner — is equally permitted under the same conditions.
The company must be registered in Dubai mainland or in an eligible free zone jurisdiction, such as JAFZA, DIFC, DMC, or other approved zones. Required documents include a valid trade licence, a memorandum and articles of association, a share certificate, and proof of company registration with the DLD. If the company is not previously registered with the DLD, a company registration procedure must be completed first. This registration is separate from the company's trade licence — it establishes the entity within the DLD system for property transaction purposes.
The same 0.125% DLD fee applies to company gift transfers as to individual transfers between first-degree relatives.
After gifting property to a company, the entity may become subject to corporate tax on capital appreciation upon any future disposal. The UAE's federal corporate tax — introduced under Federal Decree-Law No. 47 of 2022, effective for financial years beginning on or after 1 June 2023 — applies at 9% on taxable income exceeding AED 375,000. Not all company types can own property in Dubai — eligibility should be verified with the DLD before initiating the transfer.
Tax Implications and Estate Planning
Dubai does not impose inheritance tax, gift tax, or capital gains tax on property transfers. The 0.125% DLD fee is the sole government cost for qualified gift transfers.
For non-Muslim property owners, gifting during one's lifetime provides certainty that designated family members receive specific assets, rather than being subject to default Sharia-based inheritance distribution. Under Sharia-based distribution, which applies by default in the UAE when no registered will exists, fixed shares are allocated to heirs according to Islamic inheritance law — the property owner cannot direct all assets to a single heir. Registering a will with the Dubai International Financial Centre (DIFC) Courts or the Dubai Courts is recommended alongside gifting for comprehensive estate planning. A DIFC will allows non-Muslim expatriates to specify the distribution of their Dubai-based assets according to their own wishes.
For gifts to companies, capital appreciation on property held within a corporate structure may be subject to the 9% corporate tax upon future disposal. Professional tax advice is recommended before structuring property gifts to or through companies.
Frequently Asked Questions
How much does it cost to gift property in Dubai?
The DLD transfer fee for gifting is 0.125% of the property's assessed value, with a minimum of AED 2,000. Additional costs include AED 250 for title deed issuance, trustee office fees of AED 2,000–4,000 + VAT depending on property value, and developer NOC fees that vary by developer.
Can I gift property to my sibling in Dubai?
No. The DLD classifies gift transfers only between first-degree relatives — parents, children, and spouses. Transfers to siblings are treated as standard sales and incur the full 4% DLD transfer fee.
Can I gift a mortgaged property in Dubai?
Yes, but only after obtaining a No Objection Certificate from the financing bank. The bank may require full mortgage settlement or may allow the mortgage to be transferred to the recipient. Early settlement penalties, where applicable, are capped at 1% of the remaining loan balance or AED 10,000, whichever is lower.
Can I gift off-plan property in Dubai?
No. The DLD only processes gift registrations for ready properties with a clear title deed. Off-plan properties under construction cannot be gifted until the title deed is issued.
Can property linked to a Golden Visa be gifted?
No. A property linked to an investor Golden Visa cannot be gifted or sold. The Golden Visa and any dependent visas must be cancelled before the DLD will process the transfer.
How long does the property gift transfer process take in Dubai?
The DLD transaction itself takes approximately 20 minutes once all documents are submitted and verified. The total process, including document attestation, valuation, and NOC collection, may take two to four weeks.
Can I gift property to a minor in Dubai?
Yes. Property can be registered in a minor's name, but a legal guardian must represent the minor during the transaction. Court approval may be required, and the guardian retains management control of the property until the minor reaches the age of majority. Under the new Civil Transactions Law (Federal Decree-Law No. 25 of 2025), the age of majority is reduced to 18 Gregorian years, effective from 1 June 2026. Applicants should confirm the applicable threshold with the DLD at the time of the transaction.
Can I gift the same property twice in Dubai?
No. Each property can only be gifted once under the reduced 0.125% fee programme. Any subsequent transfer of a previously gifted property is treated as a standard sale and is subject to the 4% DLD transfer fee, as stipulated by Law No. (14) of 2017.
What is the difference between gifting and selling property in Dubai?
Property gifting (Hiba) involves no sale proceeds and carries a DLD fee of 0.125%, whereas a sale transfer requires consideration (payment) and a 4% DLD fee. Gift transfers are restricted to first-degree relatives and self-owned companies.
Can I use a Power of Attorney for a property gift transfer in Dubai?
Yes. If any party cannot attend in person, a valid Power of Attorney that explicitly authorises a property gift transfer may be used. The POA must comply with DLD Circular No. 29/R/2025 and must be verified through official electronic platforms — QR code verification is not accepted.
Official Sources and References
The following official sources were cited in this article.
- The Dubai Land Department (DLD) — Authority responsible for property registration, transfer, valuation, and gift registration in Dubai.
- The DLD — Property Gift Registration Service — Official service page for property gift registration fees, documents, procedures, and terms.
- The DLD — Gift Registration Application — DLD service page for gift registration application requirements and company documentation.
- The DLD — Property Valuation — Official service page for property valuation requests.
- The Dubai Legislation Portal — Official repository for emirate-level laws and regulations, including Law No. (14) of 2017 Regulating Endowments and Gifts in the Emirate of Dubai.
- The Ministry of Foreign Affairs and International Cooperation (MOFA) — Attestation authority for foreign documents submitted in UAE real estate transactions.
- The UAE Government Portal — Central government information platform for UAE residency, property ownership, tax regulations, and corporate tax.
Important Notice
The information presented in this article is accurate as of February 2026 and is provided for general informational purposes only. Fees, procedures, eligibility criteria, and legal requirements are subject to change at the discretion of the Dubai Land Department and other relevant UAE government authorities. The DLD makes all final decisions regarding property gift registration, and approval of any transfer is at the authority's sole discretion. This article does not constitute legal or financial advice. Readers are advised to verify current requirements directly with the DLD or an authorised Real Estate Registration Trustee Centre before initiating any property gift transfer.
