A power of attorney (POA) allows a legal representative to act for a property owner in Dubai, including selling or mortgaging real estate, provided the POA is official, correctly attested and used within its defined scope. Dubai Land Department (DLD) expressly permits such representation but imposes strict validity periods, document checks, and digital controls to protect owners from misuse. EGSH helps clients navigate these rules, prepare compliant documentation and coordinate applications with the relevant DLD channels.
To fully navigate Dubai’s strict oversight, this article provides step-by-step guidance: it first explains when and how you can use a POA for property transactions, reviews DLD’s rules on POA validity and foreign attestation, and details the verification process at official offices. Following that, you will learn about DLD’s enhanced fraud-prevention controls and can consult a practical checklist for property owners and their representatives.
Why Powers of Attorney and Fraud Prevention Matter in Dubai Property Sales
A legal proxy may transact an owner’s real estate “within the limits stated in the power of attorney”, and most transactions are completed at Real Estate Registration Trustee offices by owners or their representatives. This framework is crucial for overseas owners, busy residents and heirs who cannot attend in person, but it also creates a potential entry point for real estate fraud if POAs are misused or forged.
DLD has responded by building an integrated fraud‑risk management system, which was recognised by the UAE Internal Auditors Association in 2025 under the “Best Practices – Anti‑Fraud” category. Alongside clear POA rules, DLD now deploys Artificial Intelligence, advertising governance tools and cybersecurity partnerships to monitor transactions and digital interactions, making compliance with formal procedures more important than ever for anyone relying on a power of attorney to sell property in Dubai.
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When Can You Use a Power of Attorney to Sell Property in Dubai?
Owners may delegate a wide range of property-related actions to a legal representative, but only within the channels and use cases expressly recognised by DLD. The representative must act strictly under an official, notarised POA and, where applicable, a fully legalised and attested POA.
DLD‑Recognised Uses of a Power of Attorney in Property Transfers
The DLD permits a legal proxy to manage an owner’s properties if the POA covers specific acts. Its eServices identify where a DLD power of attorney is accepted:
- Sale of a mortgaged property: DLD’s “Request to register the sale of a mortgaged property” service lists a legal power of attorney as a requirement when “there is someone acting on their behalf”, alongside the bank or developer’s liability letter, identification and manager’s cheques in favour of the bank/developer, seller and DLD.
- Sales involving heirs: Under the “Sale procedure (heirs)” service, the transaction may be completed between the seller and purchaser, or their legal attorneys, with a legal POA required if a representative acts for any party, in addition to the title deed, DLD sale cheque, deposit receipt and IBAN certificates.
- Property gift registration: In the “Property Gift Registration” service, DLD requires a Legal Power of Attorney if someone is acting on behalf of any party to the gift, together with proof of relationship, identity documents and, for companies, completed company registration.
- Auctions: Property Auction Requirements allow properties to be sold or offered at auction with the approval of the owners or their legal representatives, provided a valid, duly notarised POA is in place. The POA must be valid for 2 years from the date of issuance or replaced by a court order if the auction is held pursuant to a court decision.
Taken together, these services show that DLD accepts a real estate power of attorney in Dubai for sales, mortgage disposals, transactions involving heirs, gifts, and auctions, provided the POA is legally sound and expressly covers the intended act.
Who Can Act on Your Behalf and Where Transactions Take Place
The DLD uses terms such as “legal proxy”, “legal representative” and “legal attorneys” without limiting them to a particular profession. Any individual can act in this role if properly empowered by an official POA that meets DLD rules and, if applicable, foreign attestation requirements.
Most property transactions not self‑registered by developers must be completed at Real Estate Registration Trustee offices across Dubai. Real Estate Services Trustee centres provide services such as Ejari. For leases, owners, real estate companies, owners’ representatives, and holding companies can access the Ejari system.
Through Services Trustee centres, “an owner or a tenant, or whoever is acting on their behalf under an official power of attorney” can register lease contracts. This shows that POAs are relevant for both sales and transfers, as well as related leasing formalities for the same properties.
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Validity, Attestation and Scope of a Power of Attorney for Property Sales
To rely on a POA for DLD transactions, you must ensure that its validity period, attestation status and wording all align with DLD’s published requirements.
Standard Validity Periods Under DLD Rules
Under the Dubai Land Department requirements, a power of attorney (POA) used for property transactions, such as sales, mortgages, transfers, or gifts, is generally valid for two years from the date of notarisation by a notary public.
In practice, this means DLD will accept a POA for property disposal or transfer only if it falls within this two-year validity period. The same approach applies to property auctions conducted through platforms such as eMart, where a POA used for auction purposes must also be valid and issued within the prescribed two-year timeframe. This highlights the importance of using recently notarised POAs when dealing with property transactions in Dubai.
Powers of Attorney Issued Outside the UAE – Legalisation and Ratification
There is a specific path for foreign POAs before they can be used for DLD property sale requirements or other services. A power of attorney issued outside the UAE must be:
- Ratified by the notary public and the Ministry of Foreign Affairs in the country of origin.
- Legalised by the UAE Embassy in that country.
- Finally attested by the Ministry of Foreign Affairs of the UAE.
Only after this full chain of ratification and attestation will DLD accept a foreign POA for real estate transactions in Dubai. Owners abroad should factor in the time needed to complete these steps before their representative attends any DLD‑related appointment.
Defining the Scope and Limits of Your Power of Attorney
The DLD emphasises that a legal proxy may transact only “within the limits stated in the power of attorney”. Those limits should therefore be drafted precisely: which property or properties are covered, which types of transactions (sale, mortgage, grants/gifts, leasing, auction), and whether the attorney may receive sale proceeds or sign specific forms.
Real Estate Registration Trustee staff will check that the POA’s content actually authorises the specific transaction being attempted. Vague or generic wording can cause delays or refusals, particularly where the trustee cannot clearly match the property and transaction type to what is written in the POA.
How DLD Verifies Representatives and Documents in Property Sales
DLD combines POA rules with identity, title and financial checks to ensure that only duly authorised representatives can sell or otherwise dispose of property.
Verification at Real Estate Registration Trustee and Services Trustee Offices
At Real Estate Services Trustee offices, any applicant acting as an attorney must show the official power of attorney. If the POA was issued in the Emirate of Dubai, the trustee may enter the POA number without necessarily attaching the document. If it was issued by another emirate, the document itself must be attached to the application.
For many services, including auctions, copies of the Emirates ID for all owners and their representatives are required. This helps ensure that the person presenting the POA is the same individual named in it. Title deeds, original maps and other property‑identification documents are similarly checked, providing multiple layers of verification around both the property and the representative.
Additional Controls for Mortgaged, Auctioned and Gifted Properties
DLD introduces further safeguards in higher‑risk or more complex transactions:
- Mortgaged property sales: Under the “Request to register the sale of a mortgaged property” service, a legal POA is required when someone acts on behalf of the owner, but only together with a liability letter from the bank or developer, identification documents and manager’s cheques made out to the bank/developer, the seller and DLD.
- Auctions via eMart: The eMart “Property Auction Requirements” demand a valuation certificate from DLD (valid for six months), the original title deed, original DLD and municipality maps, Emirates ID copies for all owners and their representatives, a detailed statement of property specifications matching reality, and several No Objection Certificates (from the developer or owners’ association, from Awqaf and Minors Affairs Foundation where minors are involved, and from the bank if the property is mortgaged). The POA must be valid for two years, or a court verdict replaces it when the sale follows a court decision.
- Heirs’ sales and gifts: For heirs’ sales, DLD requires the title deed, a sale cheque in favour of DLD, a deposit receipt, IBAN certificates, and a legal POA where any party is represented. For property gifts, proof of relationship, identity documents, company registration (if relevant), and a Legal Power of Attorney for any representative must be supplied.
These combined identity, title, valuation, NOC and banking requirements make it significantly harder for someone to misuse a POA to carry out an unauthorised disposal without leaving a clear documentary trail that would be scrutinised at multiple points. EGSH’s consultants help clients assemble these document packages correctly before attending Trustee offices, reducing the risk of rejection or delay.
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New Fraud‑Prevention Measures Affecting POA‑Based Property Sales
Beyond document checks, DLD has rolled out broader digital and organisational controls that shape how owners and attorneys should manage real estate transactions and advertising.
AI Verification of Ejari Lease Contracts
In an April 2018 press release, the DLD announced that it uses Artificial Intelligence to verify Ejari lease contracts. The system matches contract signatures against DLD’s database and identifies fake companies without documented headquarters, thereby strengthening governance and control over lease registration. The DLD’s goal is to put an end to manipulation and fraud in lease contracts and in the use of non‑existent corporate landlords or tenants.
For attorneys who manage both sales and subsequent leasing, this environment means that any attempt to use dubious signatories or fictitious entities around a property will be more readily detected. Accurate, authorised information becomes essential, whether the person signing is the owner or someone acting under a POA.
AI‑Enabled Real Estate Advertising Governance Platform and QR Codes
In April 2025, DLD reported that its AI‑powered Real Estate Advertising Governance Platform had monitored more than 279,000 real estate advertisements since its launch during GITEX 2024, with around 29% of monitored listings automatically modified using AI. The same announcement confirmed that all real estate companies must display a QR code on every real estate advertisement so customers can verify the advert's authenticity and confirm that it is approved by the Real Estate Regulatory Agency.
For owners and attorneys, especially when selling property with power of attorney in Dubai, this means marketing must be conducted through compliant channels. Prospective buyers can and should scan QR codes to confirm that the listing is genuine and RERA‑approved before engaging with any representative, thereby reducing exposure to fraudulent intermediaries or fake listings that misuse property information.
Cybersecurity Partnership and DLD’s Recognised Anti‑Fraud Framework
An October 2025 news release detailed a memorandum of understanding between Dubai Police and DLD to enhance cybersecurity in the real estate sector, raise public awareness of cybercrime risks, and protect customers from digital real estate fraud. The cooperation includes joint awareness initiatives, specialised workshops, media campaigns, and educational materials on common methods of cyber fraud in real estate transactions.
In May 2025, DLD was also recognised by the UAE Internal Auditors Association for “Best Practices – Anti‑Fraud” in light of its integrated fraud‑risk management system and its commitment to transparency and professional integrity. Parties conducting POA‑based transactions should therefore expect continuous enhancements in monitoring, cybersecurity and public guidance around real estate dealings, both offline and online.
Practical Checklist for Owners Using a Power of Attorney
Owners can significantly reduce risk by aligning their behaviour with DLD’s published POA rules and anti‑fraud measures.
Before You Grant a Power of Attorney
- Confirm that the POA will be notarised in Dubai, or, if issued abroad, that it can be fully ratified by the foreign notary and Foreign Ministry, legalised by the UAE Embassy and finally attested by the UAE Ministry of Foreign Affairs, as DLD requires.
- Specify clearly which property or properties are covered, and which transactions are authorised (sale, mortgage, auction, grants/gifts, leasing), reflecting DLD’s expectation that attorneys act within the limits stated in the POA.
- Plan the transaction so the POA stays within DLD’s standard two-year validity period for property transactions. If there is any uncertainty, it is safer to issue a new POA rather than rely on an older one.
When Your Attorney Attends DLD or Trustee Offices
- Ensure your attorney carries an original Emirates ID (or another acceptable form of identification) and the official POA. If the POA is from another emirate, it should be ready for upload or attachment, as required by DLD’s FAQ.
- For mortgaged, auctioned, heirs’ or gift transactions, verify that all DLD‑listed documents are prepared: title deed, DLD valuation certificate where applicable, original maps, NOCs from developers, owners’ associations, Awqaf and Minors Affairs Foundation or banks, relevant liability letters, and manager’s cheques to each specified party.
- Use only recognised channels such as Real Estate Registration Trustee offices, Real Estate Services Trustee centres, DLD eServices and reputable real estate brokerages that comply with QR‑code advertising rules. EGSH can coordinate appointments, verify document sets and follow up with DLD on your behalf.
Red Flags and Self‑Protection Against Real Estate Fraud
- Be wary of anyone suggesting that you bypass DLD, Trustee offices or official payment channels, or asking you to sign blank forms or unfamiliar POAs without detailed property and transaction descriptions.
- Treat any property advert without a DLD‑required QR code – or with a QR code that does not link to a valid RERA‑approved listing – as a serious warning sign.
- Do not transfer funds to individuals or entities whose identities and roles are unclear in DLD documentation. Where doubts arise, seek clarification directly from the DLD or through a regulated service centre such as EGSH, rather than from informal intermediaries.
Using a Power of Attorney Safely Under DLD’s Anti‑Fraud Framework
The DLD allows a wide range of property transactions to be conducted through legal proxies, provided the power of attorney is properly notarised, valid within DLD’s defined time limits, and sufficiently specific about what the attorney may do. The DLD makes clear that POAs can be used for sales, mortgage disposals, auctions, heirs’ transactions, gifts and related leasing, subject to accompanying title, identity, banking and NOC documentation.
At the same time, DLD’s AI‑based verification of Ejari contracts, AI‑enabled Real Estate Advertising Governance Platform with mandatory QR codes, cybersecurity collaboration with Dubai Police and integrated fraud‑risk management framework add strong layers of oversight aimed at combating real estate fraud in Dubai.
Owners and attorneys who respect these rules, prepare their documents carefully and use official channels greatly reduce their exposure to fraud and transactional errors. EGSH’s role is to help clients move through this framework efficiently, coordinating with DLD and related authorities to secure compliant, well‑documented outcomes.
FAQ
What are the requirements for a power of attorney to sell property in Dubai?
To sell property using a POA, DLD expects an official, notarised power of attorney that clearly authorises the sale of the specific property, within the two‑year validity period set for sale transactions. The attorney must present identification, such as an Emirates ID, and, for certain services, DLD may also require title deeds, valuation certificates, NOCs, and manager’s cheques for the parties specified in its service descriptions. Where the POA is issued abroad, it must additionally be ratified and legalised through the steps outlined by the DLD before use.
How long is a power of attorney valid for a property sale in Dubai?
A power of attorney used for sale, mortgage, or grants remains valid for 2 years from the date of notarisation by a notary public. After that period, it cannot be relied on for those transactions at DLD or Trustee offices, and a new POA would be needed if the owner still wishes to act through an attorney.
Can I use a foreign power of attorney to sell property in Dubai?
Yes, DLD accepts a foreign POA if it has been fully legalised and attested in line with DLD’s published rules. This means the document must be ratified by the notary public and the Ministry of Foreign Affairs in the issuing country, legalised by the UAE Embassy there, and finally attested by the Ministry of Foreign Affairs of the UAE. Only after completion of all these steps will the POA be recognised for DLD property transactions.
How to legalise a foreign power of attorney for DLD real estate services?
The process starts in the country of origin, where the POA must be notarised and then ratified by the local Ministry of Foreign Affairs. It must then be legalised by the UAE Embassy in that country, which confirms its authenticity for use in the UAE. Once in the UAE, the document requires attestation by the UAE Ministry of Foreign Affairs before it can be used at DLD, Real Estate Registration Trustee offices or Services Trustee centres.
Can I complete Ejari registration with a power of attorney in Dubai?
Lease contracts can be registered in Ejari by owners, real estate companies, owners’ representatives or holding companies, and also by “whoever is acting on their behalf under an official power of attorney” when using Real Estate Services Trustee centres. The attorney must show the official POA, and DLD’s AI‑driven verification tools may cross‑check signatures and company details when processing those Ejari contracts.
How does DLD prevent real estate fraud in Dubai when POAs are used?
DLD combines strict POA validity and attestation rules with document checks at Trustee offices, including ID verification, title‑deed scrutiny, valuation certificates and NOCs for specific services. In parallel, it deploys AI to verify Ejari contracts and govern real estate advertising, requires QR codes on adverts for RERA‑approved listings, and collaborates with Dubai Police on cybersecurity and public awareness against digital real estate fraud. These layers make it more difficult to misuse a POA undetected in genuine property transactions.
What are DLD rules on power of attorney for auction sales?
For auction sales on DLD’s eMart platform, properties may be offered with the approval of owners or their legal representatives acting under a valid, duly notarised POA. The eMart Property Auction Requirements specify that this POA must be valid for 2 years from its date of issuance, unless a court-ordered auction is being conducted using a court-issued verdict. In addition, DLD requires a recent valuation certificate, original title deed and maps, Emirates ID copies and relevant NOCs as part of the auction file.
Explained 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.
