Key Legal Framework for Foreign Property Ownership in Dubai
Non-UAE nationals may legally own real estate in Dubai on specific terms. Foreigners (including non-residents and expatriate residents) can acquire freehold ownership and certain usufruct or long-term lease rights in areas designated for foreign ownership, subject to any approval requirements applicable to specific lease or musataha arrangements. All eligible real estate transactions must be registered with the Dubai Land Department (DLD) to be legally valid.
This guide summarises the main legal requirements, fees and procedures based solely on official UAE sources; rules and charges are subject to change and should always be checked on the relevant government portals before acting.
Who Can Buy Property in Dubai as a Foreigner?
According to the UAE federal portal, non‑UAE nationals – including expatriate residents and non‑resident foreigners – are permitted to acquire real property rights in Dubai in areas designated for foreign ownership. These rights may be freehold ownership, usufruct or leasehold for up to 99 years. The same framework applies irrespective of nationality.
There is no age limit prescribed by the Dubai Land Department or the federal portal for owning property; minors can be registered as property owners in Dubai. In practice, this means that parents or guardians may structure acquisitions in a minor’s name, but any related guardianship or control arrangements should follow applicable personal status rules.
Foreign individuals may purchase property in their own names. Where a buyer or seller is a company, additional rules apply: only entities established in Dubai, including certain free zone companies approved by DLD, are generally permitted to hold freehold property in Designated Areas. Such companies must first be registered with the DLD through a company registration request before any sale can be registered.
For properties in areas specified for foreign ownership, registration in the name of a company owned by non‑UAE citizens is permitted if the company is incorporated in one of Dubai’s free zones or in another emirate that has a memorandum of understanding with the DLD.
For certain mortgage‑related transactions involving a foreign company buyer, the DLD requires the company to be registered in a Dubai free zone such as DMCC or JAFZA.
Get DLD Services in Dubai Through EGSH
Authorised One-Stop Government Services Centre
- All government services in one place
- Completed in one visit
- VIP service without queues
- Regulated government fees
Where May Foreigners Own Property? Designated Areas in Dubai
Foreigners may own real estate only in “Designated Areas” determined by the Ruler of Dubai under Regulation No. (3) of 2006. These are specific plots and communities in which non‑UAE nationals may acquire freehold ownership, usufruct, musataha or long‑term lease rights.
Dubai Land Department’s “Know your rights” material lists examples of such Designated Areas, including:
- Palm Jumeirah and The World Islands
- Downtown Dubai, Old Town, Burj Khalifa and Business Bay
- Dubai Marina, Jumeirah Beach Residence (JBR) and Jumeirah Lakes Towers (JLT)
- Emirates Hills, Jumeirah Islands, Jumeirah Village
- Discovery Gardens, International City, Arabian Ranches
- Dubai Sports City, Dubai Motor City, Dubai Investment Park, Falcon City
These examples are illustrative; the official list is maintained by DLD and may be updated. Foreigners may not acquire freehold rights outside Designated Areas. Before signing a contract, buyers should confirm – through DLD maps, DLD‑registered brokers or official title plans – that the plot or unit lies within a Designated Area.
What Types of Property Rights Can Foreigners Acquire?
In Designated Areas, foreign nationals may acquire several types of real estate rights as recognised by DLD:
- Freehold ownership – Absolute ownership, not limited in time, extending to the land and all buildings on it. For foreigners, freehold is available only in Designated Areas.
- Usufruct rights – The right to use and enjoy another’s property for a defined period, without owning the underlying land.
- Musataha rights – A form of development right, typically granting the holder the right to build on or exploit land for a specified period.
- Long‑term lease rights – Leasehold rights for up to 99 years.
Foreign buyers should ensure that the sale and purchase agreement accurately describes the nature of the right being sold (freehold, usufruct, musataha, long‑term lease) and that the same right is registered with the DLD, as the registered record is the legally authoritative reference.
01
Freehold
— Duration— unlimited;
— Scope—land and buildings;
— Area—Designated Areas only;
— Registration— mandatory with DLD.
02
Usufruct / Long‑term lease (up to 99 years)
— Duration—fixed term;
— Scope—use and enjoyment only;
— Area—where permitted;
— Registration— contract with start/expiry dates registered with DLD.
03
Musataha
— Duration—fixed term;
— Scope—right to build/develop;
— Area—where approved;
— Registration—as per DLD rules.
04
Book an Appointment
Schedule a visit to EGSH at a convenient time, or stop by during working hours for service without queues.
Why Choose EGSH for Government Services in Dubai
VIP Service
Personal assistance and priority processing with no queues.
Affordable Fees
Official government rates with transparent, fixed pricing.
All Services in One Place
Comprehensive range of UAE government services under one roof.
One-Visit Completion
Most procedures are completed in a single visit to the centre.
Registering a Property Purchase With DLD and Key Fees in 2025
Dubai Land Department expressly requires that all real estate transactions – ownership, transfer or any change with or without consideration – be registered in DLD’s registers. Transactions not registered with DLD are considered legally invalid.
Standard Sale Registration
For a standard sale registration involving a foreign buyer, the main procedural elements are:
- Execution of the sale contract, typically using a DLD‑recognised template.
- Attend a Real Estate Registration Trustee centre or DLD office to complete the registration.
- Submission of required documents, including:
- Valid passport for a non‑resident individual buyer;
- Legalised power of attorney if a representative is acting;
- Existing title deed for the property;
- Necessary no‑objection certificates (for example, from the developer in freehold projects);
- Company documentation and prior company registration with the DLD if the buyer or seller is a company.
According to the DLD’s “Property Sale Registration” service description (at the time of writing), the principal government fees for a normal sale include:
- Transfer fees:
- 4% of the sale value payable by the buyer.
- Title deed issuance fee: AED 250.
- Map fees:
- Unified land map fee: AED 225 for plots under the Dubai Municipality;
- Unified land map fee: AED 100 for lands outside its jurisdiction.
- Unit/villa map fee: AED 250.
- Knowledge fee: AED 10.
- Innovation fee: AED 10.
In addition, Real Estate Registration Trustee centres charge fixed service partner fees on sale registrations: AED 4,000 + VAT if the sale value is AED 500,000 or more, and AED 2,000 + VAT if the sale value is less than AED 500,000.
Sale of a Mortgaged Property
For the sale of a mortgaged property, DLD’s dedicated service collects:
- A government transfer charge of 4% of the sale value
- Fixed registrar fees of AED 2,100 if the price is under AED 500,000, and AED 4,200 if equal to or above AED 500,000
- Title deed and map fees, plus AED 10 knowledge and AED 10 innovation fees
- A mortgage fee of 0.25% of the mortgage value, if a mortgage is registered
Upon completion of the procedure, the DLD issues electronic title deeds and electronic maps as the official proof of ownership. All percentages and amounts above are taken from the DLD’s current fee schedules and may be revised; buyers and sellers should therefore verify applicable fees on the DLD’s portal immediately before starting a transaction.
Special Situations: Off‑Plan Units, Jointly Owned Properties and Gifts
Off‑Plan Units
Off‑plan sale and purchase contracts in Dubai that are accompanied by an initial mortgage must be registered in the interim real estate register (Oqood) within 90 days of signing the contract, per the Interim Real Property Register framework. Developers use the DLD’s Real Estate Developers Portal (Oqood) to register such sales and related mortgages, and the DLD charges a provisional sale registration fee of AED 1,000 when developers self‑register.
Jointly Owned (Strata) Properties
Ownership of apartments and other units in jointly owned properties is governed by Law No. (27) of 2007 Concerning Ownership of Jointly Owned Real Property in the Emirate of Dubai and related Dubai Land Department (DLD)/Real Estate Regulatory Agency (RERA) regulations.
Any investor who buys a unit in such a property automatically becomes part of the ownership community and is subject to the jointly owned property laws and regulations. Owners are legally obliged to pay service charges and usage charges for the common areas; invoices approved under RERA supervision serve as the reference in case of dispute.
Persistent failure to pay legally approved service and usage charges may lead to enforcement measures, which can include a court‑ordered sale of the unit to settle accumulated dues. The DLD and RERA operate a regulated system for owners’ committees and jointly owned property management, and had registered over one hundred new owners’ committees by early 2025.
Property Gifts
Transfers without consideration (gifts) between first‑degree relatives or to companies must also be registered with DLD using the “Property Gift Registration” (grant registration) service. This service requires, among other things, proof of relationship, the existing title deed, and – for properties in freehold areas – an electronic no‑objection certificate from the developer.
DLD charges a gift fee of 0.125% of the property valuation, subject to a minimum of AED 2,000, plus title deed, map, knowledge and innovation fees and trustee service fees similar to those applied to sales.
Visit EGSH for VIP Service Without Queues
You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.
Address
Art of Living Mall, Al Barsha 2, Dubai
Operating hours
Monday–Saturday: 9:00 am–5:00 pm
Sunday: Closed
Tax, Valuation and Real Estate Funds Considerations
The Federal Tax Authority (FTA) and DLD have jointly clarified that the sale or off‑plan sale of commercial properties, as well as many real estate‑related services such as brokerage, management and consultancy, are generally subject to 5% VAT. Certain real estate dealings in specified zones fall outside the scope of VAT, and VAT treatment should therefore be assessed on a case‑by‑case basis by reference to current FTA rules.
DLD provides an official property valuation service for different property types. A valuation request typically requires a request form, the owner’s ID or passport copy, a valid municipality or planning map and recent photographs of the property. DLD issues the valuation as an electronic certificate, which can be used, among other purposes, for tax and corporate reporting.
Real estate investment funds may register in the DLD’s Real Estate Funds Privilege Register. Registration fees include AED 10,000 to enter the register and AED 50,000 per real estate project added at incorporation. When a registered real estate investment fund (REIT) purchases a property, the DLD charges a reduced transfer fee of 2% of the market value; when the fund sells property, a 4% fee is collected. For registering usufruct or long‑term lease rights in favour of a real estate fund, the DLD charges 2% of the market value, and a 4% fee applies if the fund waives these rights.
From tax periods beginning on or after 1 January 2025, resident and non‑resident legal persons investing in qualifying REITs that are themselves exempt from UAE corporate tax are, according to the FTA, subject to UAE corporate tax on a pro‑rata basis on 80% of the immovable property income generated by the REIT. Investors should consult the current Federal Tax Authority (FTA) guidance or professional advisers on how these rules apply to their structures.
Residence Visas Linked to Property Ownership in Dubai
A foreign individual who owns real estate in the UAE may obtain a residence visa without an employment sponsor under the General Directorate of Residency and Foreigners Affairs—Dubai (GDRFAD), “Issuing a visa to a foreigner who owns property” service. The service grants an entry period of 60 days to complete residence issuance procedures. Key conditions include:
- The property must be fully built (not only land or a yard) and habitable.
- The property must be wholly owned by the applicant or financed through a local bank.
- Ownership must be supported by a certificate of ownership from the competent real estate registration authority.
- The applicant must demonstrate financial stability or a monthly income of at least AED 10,000.
The base residence issuance fee is AED 200 plus knowledge and innovation dirhams, with an additional AED 500 “inside country” fee if the sponsored person is already in the UAE; issuance fees increase by AED 100 for each year if the residency period exceeds two years.
Golden Visa for Investors
For Golden Residence (real estate investor) status, GDRFAD states that a property owner who has paid at least AED 2 million of the property value is entitled to obtain Golden Residency under the real estate investor category.
At the federal level, the ICP Golden Residency framework requires a letter from the competent Real Estate Registration Department confirming that the applicant owns one or more properties with a total value of not less than AED 2 million. Mortgaged properties may also qualify, provided the investor submits a no-objection letter from the financing bank confirming the amount paid and the outstanding balance. Applicants should compare current criteria on both GDRFAD (for Dubai) and the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP federal) portals and treat all thresholds as subject to official confirmation.
2-Year Investor Visa
The Dubai Land Department also offers the Investor Residence Application (Taskeen) service, under which a real estate investor who owns property with a purchase value of at least AED 750,000 may apply for a renewable two‑year residence permit and sponsor spouse and children, subject to conditions.
If the property is mortgaged, at least 50% of the property value or an amount of AED 750,000 (whichever is higher) must already have been paid to the bank; a no‑objection letter and mortgage account statement from the bank are also required.
Required documents for Taskeen include a passport, an electronic title deed, a personal photo, health insurance, UAE ID (if available), a copy of the current residence or entry visa (if any), and a certificate of good conduct issued in Dubai and addressed to DLD. All visas remain subject to approval by the competent authorities.
Inheritance, Wills and Succession for Foreign Property Owners
Under the UAE federal Personal Status Law and the Civil Code, succession and inheritance cover movable and immovable property, and these rules apply to non‑citizens in the UAE unless they request application of their home country’s law, subject to the UAE’s conflict‑of‑laws provisions. The Civil Code provides that heirs acquire the deceased’s movable and immovable property as part of the estate and that estate distribution is governed by Islamic Sharia and implementing legislation, subject to any later amendments and special regimes.
Federal Decree Law No. (30) of 2020 on the Civil Code specifies that UAE law applies to the will of a foreigner with respect to his or her real estate located in the UAE. In parallel, Federal Decree Law No. (29) of 2020 on Personal Status permits each emirate to create a dedicated “Non‑UAE National Wills” registry and mandates that the competent authority in each emirate set the format, content and procedures for registering and amending such wills.
Foreign owners of Dubai property should therefore consider:
- How the UAE rules on succession will apply to their Dubai real estate; and
- Whether to register a will in accordance with the competent authority’s procedures in the emirate where the property is located.
Because estate planning often involves multiple jurisdictions and personal circumstances, owners are strongly encouraged to seek specialist legal advice rather than rely solely on general summaries.
Compliance Checklist Before Buying as a Foreigner*
Before committing to buy property in Dubai as a foreigner in 2025, you should at minimum:
- Confirm eligibility and structure – Decide whether to buy as an individual, on behalf of a minor, through a qualifying company or via a real estate fund, and ensure any company is registered with the DLD where required.
- Verify the location – Check that the property lies within a DLD‑recognised Designated Area if you intend to acquire freehold, and understand any limitations outside those areas.
- Identify the right being acquired – Clarify whether you are buying freehold, usufruct, musataha or a long‑term lease (up to 99 years) and ensure the contract and DLD registration reflect this precisely.
- Prepare documents for DLD registration – Collect passports, title deeds, NOCs, company documents and any legalised powers of attorney, and plan for registration through a Real Estate Registration Trustee centre.
- Budget for DLD and trustee fees – Factor in transfer fees (generally 4% from buyer for standard sales), title deed and map fees, knowledge and innovation dirhams, trustee service charges and, where relevant, mortgage‑related fees.
- Check special regimes – If the unit is off‑plan, jointly owned or a gift, ensure that Oqood registration, service charges, gift procedures and associated fees are understood.
- Assess tax and valuation aspects – Consider whether VAT, corporate tax (for legal persons investing in REITs) or a formal DLD valuation is relevant to your transaction or reporting obligations.
- Review visa options – If residency is a goal, compare the requirements and thresholds for property‑owner visas, Taskeen investor visas and Golden Residence based on property value and payment status.
- Plan for succession – Consider how UAE law will treat your Dubai property upon death and whether to register a will under the appropriate non‑UAE national wills framework.
Current requirements and processes should always be verified on official portals (DLD, u.ae, GDRFAD, ICP, FTA and Ministry of Justice) or with the support of EGSH qualified professional advisers.
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 guide summarises information taken from official UAE government sources as of 2025. It is provided for general information purposes only and does not constitute legal, tax, immigration or financial advice. Foreign buyers and their advisers should consult the relevant authorities and qualified professionals, and rely on current official publications and service descriptions, before taking any decision or action.
