Property owners and investors in Dubai are often asked to provide certificates or statements from DLD when dealing with banks, courts, or immigration procedures, such as the Golden Visa. Knowing which DLD certificate matches these requests avoids repeated visits, extra costs and missed deadlines. Through EGSH, clients can complete these procedures with DLD correctly and in the proper format.
This article explains what a real estate statement certificate means in Dubai’s legal and administrative context, how it differs from a title deed, the main types issued via DLD e‑services, when each is typically required (finance, disputes, Golden Visa and other government procedures), and how to request them online or through Real Estate Services Trustee Centres.
What a Real Estate Statement Certificate Means in Dubai
In Dubai, a real estate statement certificate is an official certificate generated by DLD’s electronic systems that confirms defined information about a property, an owner, or a specific transaction. It is issued as an electronic document (Dubai real estate e‑statement), either emailed to the customer or made available through DLD platforms such as the Dubai REST app or Real Estate Services Trustee Centres.
According to the DLD, “Statement Certificate” appears in two main ways: as a standalone certificate (for example, under “Request for a Certificate of Owned Property – To Whom It May Concern”) and as one of the standard outputs of registration services such as sale registration, mortgage registration, usufruct or Musataha registration, and lease‑to‑own registration. This shows that “statement certificate” is a standard DLD document format rather than a single, unique certificate.
A key point is the relationship between a statement certificate and a title deed. A title deed (or certificate of title, including usufruct title deeds) is the primary legal evidence of registered rights in the property register.
By contrast, a Dubai Land Department statement certificate typically summarises or confirms information already held in DLD’s records, such as current ownership, the registration of a mortgage, the existence of a seizure or suspension, or the registration of a provisional sale. It reflects the status at the time of issuance and is often requested by third parties as up‑to‑date proof for specific procedures.
The table below summarises the main differences.
| Aspect | Title Deed / Certificate of Title | Real Estate Statement Certificate Dubai |
|---|---|---|
| Main purpose | Constitutive evidence of registered ownership or real right | Confirms or summarises data recorded by DLD at a specific date |
| Typical contents | Owner’s name, property description, type of right, registration data | Ownership confirmation, mortgage/encumbrance status, transaction details, project data (depending on type) |
| When usually issued | On initial registration of ownership or real right, or when updated | On request (ownership or detailed reports) or automatically as part of registration services |
| Typical use‑cases | Proving ownership generally, selling or transferring property | Providing targeted information to banks, courts, government entities |
| Format | Electronic title deed issued by DLD | Approved detailed real estate e‑statement or other e‑certificate |
| Replaces title deed? | Not applicable | Does not replace a title deed; used alongside it when required |
Main Types of Real Estate Statement Certificates Issued by DLD
The phrase “real estate statement certificate” in Dubai covers several related certificates, each tied to a particular DLD e‑service. Understanding this structure helps you request the correct document rather than relying on generic wording in a bank or authority’s request.
Property Ownership Statement (“To Whom It May Concern”)
DLD’s “Request for a Certificate of Owned Property (To Whom It May Concern)” service issues a general property ownership statement certificate. In DLD’s catalogue, this is described as issuing a certificate for the customer’s real estate statement application, addressed to “To Whom It May Concern,” which serves as a broad real estate ownership statement that Dubai authorities and private entities can rely on. For some applicants, the same service can also generate a certificate of compliance with property management requirements, depending on the selected option.
This property ownership statement typically confirms that the customer owns one or more properties registered with DLD, as per DLD’s records. It is often what is meant by a “DLD property ownership certificate” or “Dubai property certificate of ownership” when an institution asks for a general ownership confirmation rather than a transaction‑specific document.
DLD provides two main channels for obtaining the DLD to whom it may concern certificate. Individuals can apply through the DLD website or the Dubai REST property services app without uploading supporting documents, as the system relies on DLD’s existing records.
Alternatively, they can apply in person through Real Estate Services Trustee Centres in Dubai. When using Trustee Centres, individuals must present an Emirates ID, and non‑residents must present a passport, so that the centre can verify identity and link the request to the correct DLD profile.
Detailed Property Statement / Detailed Property Report
For more granular information, DLD offers the “Request for Detailed Property Certificate” service, often referred to in practice as a detailed property statement in Dubai or a detailed property report from DLD. This service issues a certificate for a single property with comprehensive data extracted from DLD’s systems.
The DLD detailed property certificate includes details of the owner, the property itself (such as identification and description), any mortgage registered against it, any seizure or suspension, and relevant project information. The output is explicitly described as an “approved detailed real estate e‑statement,” meaning it is an official electronic report rather than a simple extract.
Applications for this detailed property report can be submitted via the DLD website, Dubai REST app, or in person at Trustee Centres. In person, individuals present their Emirates ID; companies present a trade licence and an official letter, as stated in the service description.
Fees for this property statement certificate in Dubai are clearly specified by DLD. When requested via the website or Dubai REST, the fee is AED 50 per letter, plus AED 10 knowledge fee and AED 10 innovation fee. When requested via Real Estate Services Trustee Centres, the published fee is AED 120, inclusive of partner fees and VAT. In all cases, the certificate is delivered electronically, either to the customer’s email address or through DLD’s systems.
Statement Certificates Within Registration Services (Sale, Mortgage, Usufruct, Lease‑to‑Own)
Beyond standalone ownership and detailed reports, DLD automatically issues statement certificates within many registration services. These certificates form part of the standard e‑document package for key transactions.
In DLD’s sale registration application service, for example, the outputs include an electronic certificate of title or title deed and a “provisional sale contract (statement certificate)”. This provisional sale contract statement certificate is an official confirmation that a sale has been provisionally registered in DLD’s system (often linked to the Oqood platform for off‑plan or lease‑to‑own structures).
In mortgage registration services, including mortgage registration, amendment, transfer and termination, DLD lists “Statement Certificate” among the standard e‑documents issued, alongside the title deed and other outputs. Banks and financing entities are listed as third‑party partners for these services, indicating that a mortgage registration statement certificate is built into the standard documentation supporting bank‑financed transactions.
Similarly, for usufruct and Musataha registrations, DLD’s e‑services specify that the outputs include “Certificate of Title / Title deed / statement certificate / Map”. In practice, this means that a usufruct statement certificate Dubai or Musataha statement certificate Dubai will be generated as part of registering these long‑term rights over land, helping parties evidence the terms and status of these rights beyond the title deed itself.
For lease‑to‑own arrangements (tenancy ending with acquisition of title), DLD’s registration, transfer and release services list a set of outputs that includes title deeds, statement certificates and the Oqoodi provisional sale registration certificate. DLD also lists financial institutions, the Central Bank, Dubai Courts, Dubai Municipality and licensing entities as partners for these services, indicating that lease‑to‑own statement certificates and related e‑documents are cross‑recognised among these authorities.
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When You Typically Need a Real Estate Statement Certificate
Requests for a real estate statement certificate in Dubai usually arise in defined contexts: when seeking bank finance, handling a dispute or court case, or satisfying immigration or other government requirements. Matching the certificate type to the scenario is typically the first question an institution asks you to resolve.
Banking and Mortgage Transactions
In the banking sector, DLD’s documentation shows that statement certificates are integrated into the life cycle of mortgage and finance‑related transactions. For mortgage registration, transfer, amendment and termination, DLD lists banks and financing entities as third‑party partners and includes “Statement Certificate” among the outputs, confirming that these certificates are part of the standard paperwork relied on by lenders.
Banks may also request Dubai Land Department statement certificate documents outside of the registration process. For example, a lender could ask for a detailed property statement to verify current ownership and to check for existing mortgages, seizures or suspensions before approving a new loan, or it may require a provisional sale contract statement certificate for off‑plan purchases or lease‑to‑own structures. As each bank designs its own compliance requirements, property owners should confirm with their bank which exact DLD certificate format and service name are acceptable.
Court and Dispute‑Related Matters
DLD’s “Request for Detailed Property Certificate” lists Dubai Courts as a third‑party partner, which indicates that detailed property statements are commonly relied upon in judicial or quasi‑judicial proceedings. In property disputes, enforcement actions, inheritance matters, or contractual claims, parties often require an up‑to‑date statement of ownership and encumbrances that the court can recognise as coming directly from DLD.
In such cases, a detailed real estate statement showing mortgages, seizures or suspensions provides more informative evidence than a title deed alone, because it reflects the current status in DLD’s records. Parties should obtain legal advice on how best to use this evidence in their specific case, but they can rely on DLD’s certificates as authoritative confirmation of the data held in the land register at the time of issuance.
Golden Visa and Other Government Procedures
For immigration and longer‑term residence planning, statement certificates also play a role. Real estate investors applying for a Golden Visa in the property category must provide “a letter from the land department of the respective emirate” confirming that they own one or more properties worth at least AED 2 million. In Dubai, this letter is issued by DLD and, in practice, aligns with DLD’s property ownership statement certificate formats.
While the portal does not specify a specific DLD service name, applicants usually satisfy this requirement by obtaining a DLD property ownership statement that clearly lists the properties and values counted for Golden Visa purposes. It is therefore common for applicants and advisors to treat the ownership statement as the DLD property ownership letter for Golden Visa applications, subject to the immigration authority’s acceptance.
Other government and regulatory processes can also rely on DLD’s statements. For services where DLD lists partners such as Dubai Municipality or licensing entities, those authorities may request ownership or status confirmations as part of planning, licensing or regulatory checks. In each case, the requesting authority will typically specify whether a general ownership statement or a more detailed property report is needed.
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How to Request Real Estate Statement Certificates from DLD
DLD has structured these certificates as e‑services, meaning that applications and issuance are primarily electronic. Outputs are provided as electronic certificates and can be accessed via DLD’s systems, emailed to the applicant, or downloaded for printing if a hard copy is needed for submission.
Online via DLD Website and Dubai REST App
For both the ownership statement (“To Whom It May Concern”) and the detailed property statement, DLD allows applications through its official website and the Dubai REST mobile application. These channels are suitable for owners who are comfortable with online platforms and who do not require in‑person assistance.
For these specific services, DLD states that no supporting documents need to be uploaded when applying online. The system relies on user identification and DLD’s internal records to retrieve the relevant property data. Applicants should follow the authentication and account setup requirements displayed on the e‑services portal at the time of application.
Once the request is submitted and the applicable fee is paid, DLD issues the certificate as an approved e‑statement. The document is delivered electronically to the email address registered in the system or via the user’s account on DLD platforms. This approach makes it straightforward to attach the certificate to digital applications filed with banks, courts or government authorities.
Through Real Estate Services Trustee Centres
Real Estate Services Trustee Centres in Dubai are authorised by DLD to accept applications and issue e‑deliverables for these property certificates. This channel is useful for customers who prefer face‑to‑face guidance, cannot easily access online systems, or whose companies need assistance coordinating multiple properties.
For individuals applying for a property ownership statement or a detailed property report at a Trustee Centre, DLD requires presentation of an Emirates ID. Non‑resident owners who do not hold Emirates IDs can use their passports for identity verification, as indicated in DLD’s instructions for the “To Whom It May Concern” certificate. For companies seeking a detailed property statement, the authorised representative must provide the company’s trade licence and an official letter from the company requesting the certificate.
Although the application is lodged at a physical centre and partner fees apply, the final certificate remains an electronic document issued by DLD. The Trustee Centre facilitates the process, but the certificate's legal status and format are the same as if it were requested directly online.
EGSH can coordinate these steps with Trustee Centres and DLD on a client’s behalf, ensuring that the correct certificate type is requested and that the application package (including IDs and corporate documents) matches DLD’s requirements.
Fees and Electronic Delivery
Fees vary depending on the type of statement certificate and the chosen channel. For the detailed property statement, DLD has published a clear fee structure: AED 50 per letter when requested online, plus AED 10 knowledge fee and AED 10 innovation fee. When the same certificate is obtained via Real Estate Services Trustee Centres, the total fee is AED 120, inclusive of partner fees and VAT.
For other statement certificates, such as the “To Whom It May Concern” property ownership statement certificate, DLD applies fees in accordance with its current schedule for that service. Applicants should always verify the latest fee details on the relevant DLD e‑services page or at the Trustee Centre before proceeding, as government fees and schedules may change.
Across all these services, DLD clearly specifies that outputs are e‑deliverables. The statement certificate is issued electronically and transmitted through digital channels; if a paper version is required, the applicant can print the e‑certificate, but its legal force derives from the electronic issuance, not from any later printout.
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Practical Guidance for Property Owners and Investors
Choosing the right property statement certificate in Dubai starts with clarifying the purpose for which it is being requested. For routine proof of ownership for administrative or straightforward purposes, a “To Whom It May Concern” property ownership statement is often sufficient, as it confirms that you own specific properties in Dubai according to DLD’s register.
Where more complex information is required, particularly regarding mortgages, seizures, suspensions, or project details, a detailed property statement or detailed property report is usually more suitable. Banks assessing finance applications and parties preparing for disputes commonly need this level of detail. For new or recent registrations, such as sale, mortgage, usufruct/Musataha, or lease‑to‑own transactions, DLD normally issues the appropriate statement certificates automatically with the title deed or provisional sale registration certificate, so you may already have the document that a counterparty is requesting.
In every case, it is prudent to ask the requesting institution to specify which DLD certificate they require, ideally by service name (for example, “Request for a certificate of owned property – To Whom It May Concern” versus “Request for detailed property certificate”). This avoids ordering multiple certificates unnecessarily or obtaining a document that does not meet the institution’s internal rules.
EGSH’s consultants can help property owners and investors match their purpose—such as bank finance, Golden Visa application, or court filing—to the closest corresponding DLD e‑service, prepare the required identification or corporate documents, and submit the application through DLD’s online channels or via the appropriate Trustee Centre.
Choosing the Right Real Estate Statement Certificate
In Dubai, a real estate statement certificate is an official DLD e‑statement that confirms specific property‑related information, distinct from the title deed, which records and evidences ownership. DLD issues several types of certificates, including general ownership statements (“To Whom It May Concern”), detailed property statements for individual properties, and statement certificates generated automatically during the registration of sales, mortgages, usufruct or Musataha rights, and lease‑to‑own contracts.
These certificates are frequently requested by banks and financing institutions, by courts and dispute‑resolution bodies, and by government entities, including for Golden Visa real estate investor applications. They are obtained via DLD’s e‑services on the website or Dubai REST app, or through Real Estate Services Trustee Centres, with all outputs delivered as electronic certificates. Before applying, property owners and investors should confirm the exact certificate format required and verify current procedures and fees on DLD’s official platforms or with a specialist service provider such as EGSH.
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FAQ
What is a real estate statement certificate in Dubai in simple terms?
A real estate statement certificate in Dubai is an official electronic certificate issued by DLD that confirms selected information about a property or transaction, such as ownership, mortgages, seizures or project details. It is generated from DLD’s records through specific e‑services and is recognised by banks, courts and other authorities as evidence of the current status recorded in the land register.
What is the difference between a title deed and a real estate statement certificate in Dubai?
A title deed (or certificate of title) is the core legal document proving registered ownership or a real right, such as usufruct or Musataha, and is issued when that right is first registered or updated. A real estate statement certificate Dubai, by contrast, summarises or confirms information already in DLD’s records at a particular date—such as who owns the property, whether a mortgage exists, or whether a sale has been provisionally registered—and is generally used to satisfy third‑party information requests.
How do I get a detailed property statement from the Dubai Land Department online?
You can request a detailed property statement online through DLD’s “Request for detailed property certificate” service, accessible via the DLD website or the Dubai REST mobile application. The system uses your authenticated profile to identify the property, does not require document uploads for this service, and issues an approved detailed real estate e‑statement once the prescribed fee has been paid.
Do I need a DLD property ownership letter for Golden Visa real estate applications?
For Golden Visa applications in the real estate investor category, the UAE Government’s portal specifies that you must submit a letter from the land department confirming that you own property worth at least AED 2 million. In Dubai, this letter is issued by DLD and is typically aligned with a property ownership statement certificate; however, applicants should follow the exact document instructions provided by the immigration authority or the relevant residency platform.
What is the cost of a detailed property statement at the Dubai Land Department?
The cost of a detailed property statement requested through its website or Dubai REST app is AED 50 per letter, plus AED 10 knowledge fee and AED 10 innovation fee. If you obtain the same detailed property report DLD service via a Real Estate Services Trustee Centre, the total published fee is AED 120, which includes partner fees and VAT.
How can I request a DLD property ownership statement via Trustee Centres?
To request a DLD property ownership statement certificate through a Real Estate Services Trustee Centre, an individual must visit an authorised centre and present a valid Emirates ID or a passport if they are a non‑resident owner. The Trustee Centre submits the request through DLD’s system, collects the applicable fee, and the ownership statement is then issued as an electronic certificate by DLD and sent to you or made available electronically.
Is a statement certificate required for mortgage registration in Dubai?
When registering, transferring, amending or terminating a mortgage, DLD’s mortgage services automatically generate a statement certificate as one of the standard e‑documents, alongside the title deed and other outputs. Banks and financing entities are listed as partners for these services, and lenders may also ask borrowers to provide specific DLD statement certificates, such as a detailed property statement, to verify ownership and existing encumbrances before processing a loan.
Can I use a real estate statement certificate for a court case involving Dubai property?
Detailed property statements are designed for situations where precise, current data on ownership, mortgages, seizures or suspensions is needed, and DLD lists Dubai Courts as a partner for this service. Litigants and their lawyers often use these certificates to provide the court with official, up‑to‑date information from DLD’s records, although the choice of evidence and case strategy should always be determined with legal counsel.
Reviewed by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
