Why Oqood And Title Deeds Matter In Dubai
Whether you’re buying an off‑plan apartment, investing in a new project, or planning to gift or mortgage a completed property, you will encounter two different layers of registration in Dubai: Oqood and the title deed. They sit in two different registers at the Dubai Land Department (DLD) and protect your rights at different stages of the property’s life cycle.
This article explains what Oqood is, what a Dubai title deed is, how the Interim Property Register and the main Property Register work, and why an off‑plan contract not registered via Oqood can be void under Dubai real estate legislation. We also look at fees, who initiates each registration, and how a property typically moves from Oqood to a final title deed, with references to the relevant DLD e‑Services and legislation on dubailand.gov.ae.
What Oqood Means in Dubai Real Estate
In Dubai, “Oqood” refers to the online Real Estate Developers Portal operated by the DLD. Through this portal, developers register initial (provisional) real estate sales and contracts in what DLD legislation calls the Interim Property Register (also known as the provisional register) before those contracts are transferred to the main Property Register.
According to the DLD, Oqood is used primarily for units and land plots that are sold off‑plan or not yet fully paid for. The developer uploads the sale and purchase agreement (SPA) and related data, and the DLD issues a “provisional registration e‑Certificate” for that unit in the Interim Property Register. This certificate records your contractual position with the developer in the DLD’s official system.
Oqood is not limited to simple off‑plan sales. Through the same digital portal, developers can also:
- Register real estate projects with the DLD, using the dedicated Request for Registration of a Real Estate Project service, which links each project to the developer and its escrow account in the DLD records.
- Register lease‑to‑own (rent‑to‑own) contracts and other provisional contracts that sit in the Interim Property Register before final transfer.
- Register provisional (Oqood) mortgages, which the DLD distinguishes separately from ordinary title‑deed mortgages in its Request for Mortgage Registration service.
For initial off‑plan sale registration via Oqood, the DLD’s rules are time‑sensitive and fee‑based:
- The initial registration must be completed within 90 days from the date of signing the sale and purchase contract.
- The fees include AED 1,000 developer self‑registration fee and 4% of the sale value, plus knowledge and innovation fees.
These fees are transaction‑linked because Oqood is legally registering the sale in the Interim Property Register. In practice, Oqood connects:
- The registered real estate project
- The specific unit or plot
- The contractual buyer and developer
According to the DLD, this step preserves the rights of owners and investors by recording off‑plan and certain ready property contracts in the DLD register before they move to the main real estate registry. For buyers, an Oqood provisional registration e‑Certificate is therefore an important layer of protection.
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What a Title Deed Is – And When You Receive It
Where Oqood relates to initial registration in the Interim Property Register, the title deed relates to final ownership in the main Property Register.
The DLD’s real estate legislation defines the Property Register as the record in which real property ownership is officially recorded and from which title deed details are derived. Once a property is recorded in this register, the DLD (or its authorised Real Estate Registration Trustees) issues a Title Deed Certificate as formal proof of ownership.
Through the DLD’s Issuance of Title Deed service, an applicant can:
- Register the initial issuance of a title deed after completion and handover of a property
- Update or re‑issue an existing title deed (for example, to reflect a change in owner’s details or a new approved map).
The service issues an electronic title deed and an electronic map for the property, which are now standard in Dubai’s registration system.
As per DLD’s fee schedule at the time of writing, for issuing or re‑issuing a title deed, you can expect:
- AED 250 as the title deed certificate issuance fee
- Map issuance fees, typically in the range of AED 120–250, depending on the property type (for example, land vs unit)
- AED 10 knowledge fee and AED 10 innovation fee.
Once a title deed exists for a property, it becomes the essential document for a range of further DLD services, including:
- Title transfer (sale) – the DLD’s Title Transfer Application service registers the transfer of a title deed from one person or entity to another and issues an updated e‑Title deed and e‑Map. The service includes an AED 250 fee per title deed certificate, plus a map and other fees.
- Title deed modification – using the DLD’s Title Deed Modification service, owners can correct information such as name, nationality, passport number, date or place of birth, or update the area based on a new map, after which the DLD re‑issues an updated e‑Title Deed.
In practice, your Dubai title deed is the main official reference for:
- Banks, when assessing mortgages
- Courts and authorities, when verifying ownership
- The DLD itself when you perform any later transaction, such as a sale, mortgage, split ownership, or property gifting.
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Interim Property Register vs Property Register – The Legal Framework
To understand Oqood vs title deed in Dubai, it is crucial to distinguish between the Interim Property Register and the Property Register, as defined in DLD legislation.
DLD real estate legislation defines the Interim Property Register as the record in which:
- Sale contracts for units are sold off‑plan, and
- Other off‑plan legal dispositions
are registered before they are included in the main Property Register. The DLD describes this as “initial registration”, meaning the registration of real estate sales contracts and other legal actions before transferring them to the real estate registry, in order to safeguard the rights of owners and investors.
The legislation sets out a mandatory rule:
- Any disposition relating to a real property unit sold off‑plan – including a sale, mortgage or any other legal act that transfers or restricts ownership or related rights – must be recorded in the Interim Property Register.
- If it is not registered there, that sale or disposition is considered void under the applicable Dubai real estate legislation.
At the same time, the law confirms that real property units sold off‑plan and entered in the Interim Property Register may be further disposed of by way of sale, mortgage, or other legal disposition. In other words, once your off‑plan unit is correctly registered via Oqood, you can usually sell or mortgage that contractual interest, subject to any contractual restrictions and DLD procedures.
In contrast, the Property Register is the DLD’s primary record of final property ownership, from which title deed details are generated. Completed properties, and most subsequent transactions – such as ordinary mortgages, sale and purchase of ready units, property gifts, subdivisions, and amalgamations – are recorded directly in this main register and evidenced by title deeds.
In simple terms:
- Interim Property Register (via Oqood): records off‑plan and provisional dealings.
- Property Register (via title deed services): records final ownership of completed properties and later structuring.
Oqood vs Title Deed in Dubai – Key Practical Differences
Oqood and title deeds are not competing documents. Instead, they belong to different stages of the same property’s life but sit in different DLD registers. Understanding their practical differences helps you plan your transaction and assess your risk.
Key distinctions include:
1. Stage of transaction
- Oqood: used at the off‑plan or provisional stage, when construction is not yet complete or the full price is not yet paid.
- Title deed: applies at the completed and final ownership stage, once the property is ready for recording in the Property Register.
2. Register
- Oqood: feeds into the Interim Property Register for initial registration of off‑plan sales and other provisional dispositions.
- Title deed: reflects entries in the Property Register, which is the definitive record of ownership.
3. Who initiates
- Oqood registration (initial sale): normally initiated by the developer through the Real Estate Developer’s Portal within 90 days of signing the SPA.
- Title deed issuance/transfer: typically initiated by the owner or parties to a transfer through the DLD or its Real Estate Registration Trustees, using services such as Issuance of a Title Deed and Title Transfer Application.
4. Type of document issued
- Oqood: results in a provisional registration e‑Certificate (for sale, lease‑to‑own, or provisional mortgage).
- Title deed: results in an official Title Deed Certificate (electronic title deed), together with an electronic map.
5. Typical uses
- Oqood: Secures your rights in an off‑plan sale or lease‑to‑own contract. Allows certain further dispositions (e.g. resale or provisional mortgage) while the project is still under construction, subject to DLD rules.
- Title deed: Serves as primary evidence of ownership for banks, courts, and government bodies. Enables you to sell, register an ordinary mortgage, gift the property, or perform split ownership and amalgamation/separation processes.
6. Fee structure
- Oqood (initial sale registration): as per the DLD’s schedule, involves 4% of the sale value plus an AED 1,000 developer self‑registration fee and knowledge/innovation fees – reflecting that Oqood records the underlying sale transaction.
- Title deed issuance or re‑issuance: involves fixed government fees, typically AED 250 for the title deed certificate, additional map fees, and AED 10 knowledge + AED 10 innovation fees.
7. Mortgages
- The DLD’s mortgage registration service explicitly distinguishes between “Provisional (Oqood)” mortgages and ordinary title‑deed mortgages, with separate partner fees listed for provisional/Oqood transactions.
Oqood vs Title Deed – Main Differences
| Aspect | Oqood (Initial / Provisional) | Title Deed (Final Ownership) |
|---|---|---|
| DLD register | Interim Property Register | Property Register |
| Typical stage | Off‑plan / under construction / not fully paid | Completed property / final ownership |
| Who usually registers | Developer via Real Estate Developers Portal (Oqood) | Owner/buyer and seller via the DLD or Real Estate Registration Trustees |
| Main document issued | Provisional registration e‑Certificate (sale, lease‑to‑own, mortgage) | Electronic Title Deed Certificate and electronic map |
| Legal role | Records and protects contractual rights in off‑plan transactions | Officially evidences ownership; main reference for all future dealings |
| Sample fees (at time of writing) | 2% of sale value from each party + AED 1,000 developer fee + other fees | AED 250 per title deed certificate + map fee + AED 10 knowledge + AED 10 innovation |
| Typical use cases | Off‑plan sale registration, provisional (Oqood) mortgage, lease‑to‑own | Sale/transfer, ordinary mortgage, gift registration, split ownership, amalgamation/separation |
Why the Difference Matters for Buyers, Owners and Investors
The distinction between Oqood and title deeds has direct consequences for your legal protection and the validity of your transaction.
For off‑plan buyers, the most critical point in Dubai’s real estate legislation is that any disposition related to a unit sold off‑plan must be registered in the Interim Property Register; otherwise, that disposition (including the sale) is void. In practical terms, if your off‑plan SPA is not registered via Oqood:
- You hold only a private contract, without the backing of the DLD’s official register.
- You do not benefit from the level of protection that the DLD’s initial registration system is designed to provide.
- You may face difficulties enforcing your rights, reselling the unit, or obtaining finance.
The DLD underlines that initial registration (through services such as Oqood) exists expressly “to preserve the rights of owners and investors” by registering off‑plan and certain ready contracts before transfer to the main Property Register. Ensuring that your developer completes this step within the 90‑day period should therefore be a priority in any off‑plan transaction.
On the other hand, once a property is completed and you hold a title deed in the Property Register:
- That title deed becomes the primary proof of ownership used by banks, courts, and other authorities.
- You can access a wider set of DLD services that depend on an existing title deed, including:
- Split ownership, where the DLD issues a new Electronic Title Deed Certificate for each ownership share, plus an electronic map.
- Amalgamation or separation of units, where units are merged or divided, and new title deeds are issued.
- Property gift registration, where gifting full or partial ownership to first‑degree relatives or companies requires the original title deed and other documents (e.g. a no objection certificate (NOC from the developer in freehold areas, proof of relationship).
Without a valid title deed, these post‑completion services are not available, because the DLD needs a recognised, registered owner and property record in the Property Register to work from.
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From Oqood to Title Deed – Typical Scenarios
To see how Oqood and title deeds fit together over time, it helps to walk through two common scenarios.
Scenario 1: Off‑Plan Apartment Purchaser
-
Signing the off‑plan SPA
You sign a sale and purchase agreement with a developer for a unit in a project that is still under construction. At this point, you typically pay a deposit and agree to a payment plan. -
The developer registers the initial sale via Oqood.
The developer must use the DLD’s Request to Register the Initial Sale service via the Real Estate Developers Portal (Oqood) to register your SPA in the Interim Property Register.
- This should be done within 90 days of signing the SPA.
- The developer pays the AED 1,000 self‑registration fee, and DLD collects 2% of the sale value from each party, plus knowledge and innovation fees, per its current schedule.
-
Issuance of the provisional registration e‑certificate (Oqood)
Once processed, DLD issues a provisional registration e‑Certificate for your unit. Your off‑plan purchase is now recorded in the Interim Property Register, giving you a recognised position if you later need to sell, mortgage, or otherwise deal with your interest (subject to any contractual conditions). -
Construction, handover and completion
The developer completes the project and hands over the unit in accordance with the SPA and applicable regulations. Any remaining instalments are paid, and contractual conditions for final transfer are met. -
Issuance of the title deed
After completion and satisfaction of DLD requirements, an application is made via the DLD’s Issuance of Title Deed service (often coordinated by the developer or a Real Estate Registration Trustee) to move your property record from the Interim Property Register to the Property Register.
- The DLD then issues an electronic title deed and electronic map in your name, upon payment of the AED 250 title deed issuance fee, applicable map fees, and knowledge/innovation fees.
- At this point, you are recorded as the registered owner in the main Property Register, and Oqood has effectively served its purpose.
Scenario 2: After You Hold the Title Deed
Once you have your Dubai title deed, you can use it for a variety of transactions and structuring options through the DLD’s services:
- Register an ordinary mortgage
Banks typically require a title deed to register a standard mortgage through the DLD’s Mortgage Registration services, which treat title‑deed mortgages differently from Provisional (Oqood) mortgages applicable at the off‑plan stage.
- Sell the property (title transfer)
When you sell a completed property, the buyer and seller complete the DLD’s Title Transfer Application. The DLD then:
- Registers the new owner in the Property Register; and
- Issues a new e‑Title deed and e‑Map in the buyer’s name, charging the standard AED 250 per title deed certificate plus map and related fees.
- Gift the property
If you wish to gift a property (fully or partly) to a first‑degree relative or a company, the DLD’s Property Gift Registration service requires:
- The original title deed.
- Supporting documents such as NOC from the developer in freehold areas and proof of relationship for gifts to relatives.
DLD then registers the gift in the Property Register and issues new title deeds reflecting the new ownership.
- Split ownership or restructure units
Using services such as Split Ownership, you can divide shares in a property among multiple owners. The DLD will issue an Electronic Title Deed Certificate for each ownership share, plus an updated electronic map, charging AED 250 per ownership share as a title deed issuance fee, in addition to map and knowledge/innovation fees.
In each of these post‑completion scenarios, your title deed is the key document that the DLD relies on.
FAQ – Oqood vs Title Deed in Dubai
What is Oqood in Dubai real estate?
In Dubai real estate, Oqood is the Dubai Land Department’s online Real Estate Developers Portal, used mainly by developers to register off-plan sales and other provisional contracts. When a sale is registered through Oqood, it is recorded in the Interim Property Register, and the DLD issues a provisional registration e-Certificate for the unit. This certificate confirms that the off-plan contract is recorded in DLD’s system against a specific project and unit.
Is Oqood the same as a title deed in Dubai?
No. Oqood relates to off-plan sales and provisional dealings recorded in the Interim Property Register and results in a provisional registration e-Certificate. A title deed is issued from the main Property Register and serves as the formal proof of final ownership of a completed property. Banks, courts and government entities rely on the title deed when they need to confirm who owns a completed property.
What is the core difference between Oqood and title deed in Dubai?
The key difference between Oqood and title deed in Dubai is the stage of the transaction and the register used. Oqood is used for initial registration of off-plan or not fully paid properties in the Interim Property Register and confirms that the off-plan contract is validly recorded at the interim stage. The title deed is issued once the property is entered into the main Property Register as a completed unit and evidences final ownership for the entire lifetime of the asset.
What is Oqood registration in Dubai, and how is off-plan property recorded?
Oqood registration in Dubai is the process by which a developer submits details of an off-plan sale (project information, unit data, SPA, buyer and seller details and price) through the Real Estate Developers Portal. DLD then records the contract in the Interim Property Register and issues a provisional registration e-Certificate. Under the legal framework for off-plan property registration in Dubai, this initial registration is what makes the off-plan disposition effective in law and ensures that the buyer’s rights are reflected in a government register.
Is an off-plan sale valid without Oqood in Dubai?
Under DLD-issued legislation, any disposition relating to a unit sold off-plan – a sale, mortgage or other act that transfers or restricts rights – must be entered in the Interim Property Register. If an off-plan sale is not registered there, it is treated as void.
Do I still need a title deed if I have an Oqood certificate?
Yes. An Oqood provisional registration e-Certificate confirms that the off-plan contract is recorded in the Interim Property Register at the construction stage, but it does not replace a title deed. Once the project is completed and the unit is ready to be recorded as a finished property, a title deed is needed for key procedures such as Dubai property title transfer, ordinary mortgage registration, split ownership, unit amalgamation or property gift registration to relatives in Dubai.
How do you move from Oqood to a title deed in Dubai?
Moving from Oqood to a title deed in Dubai involves two phases. First, at the off-plan stage, the developer registers the SPA through Oqood within the prescribed timeframe, and the unit is recorded in the Interim Property Register with a provisional registration e-Certificate. Later, after construction is completed and handover is approved, the unit is transferred to the main Property Register, and the owner (or representative) applies through DLD services for title deed issuance or transfer. Once the e-Title deed and e-Map are issued, all further dealings are based on the title deed, not on the Oqood certificate.
What are the typical fees for Oqood registration vs title deed in Dubai?
Fees for Oqood registration vs title deed in Dubai follow different models. At the off-plan stage, Oqood (initial sale) registration involves transaction-linked fees, including a percentage of the sale value (totalling 4%) and a developer self-registration fee, plus knowledge and innovation fees, as published by DLD. For completed properties, title deed issuance and re-issuance usually carry a fixed AED 250 certificate fee, separate map fees and standard knowledge/innovation fees.
Can I mortgage property with only Oqood in Dubai?
For off-plan units, DLD allows banks to register a provisional (Oqood) mortgage in Dubai against interests recorded in the Interim Property Register. This type of mortgage is treated differently from a standard mortgage over a completed property with a title deed. Once the property is completed and a title deed is issued, any new financing is generally registered as an ordinary mortgage against the title deed in the main Property Register, and lenders will look to the e-Title deed and e-Map as their primary references.
What is the Interim Property Register vs Property Register in Dubai?
The Interim Property Register is the register used by the DLD to record off-plan sale contracts and other provisional dispositions before a unit is inserted into the main register. It is closely associated with Oqood and with the initial registration of real estate sale contracts. The Property Register is the main register of completed real estate ownership from which title deed details are derived. Once a unit is transferred from the Interim Property Register to the Property Register and a title deed is issued, subsequent actions such as sale, mortgage, split ownership, amalgamation or gift are carried out on the basis of the title deed.
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.
