Heirs' Ownership Registration in Dubai – Transfer Property After Owner’s Death

A Decree of Distribution is a formal court order that outlines how a deceased person’s assets, including real estate, are to be distributed among the legal heirs. It is issued by a competent Sharia court in the UAE or by the Awqaf and Minors Affairs Foundation, depending on the circumstances. This decree is a mandatory legal requirement for initiating the registration of heirs' ownership with the DLD. Without it, property ownership cannot be transferred from the deceased to the heir.

To register property to heirs in Dubai after the owner’s death, the following documents are required: — A valid Decree of Distribution issued by a UAE court or the Awqaf and Minors Affairs Foundation — An official letter from the court or Awqaf addressed to the Dubai Land Department, confirming the transfer to the heirs — Emirates ID copies for resident and citizen heirs — Valid passport copies for non-resident heirs — A No Objection Certificate from the mortgagor, if the property is under mortgage All documents must be submitted in the original or officially attested form, depending on the case. EGSH reviews the documentation for accuracy and ensures full compliance with DLD requirements.

The Dubai Land Department transfer fees for property inheritance include: — AED 1,000 registration fee per property — AED 250 for issuing the title deed — AED 100–250 for the property map (depending on property type) — AED 10 knowledge fee and AED 10 innovation fee per map — AED 130 service partner fee plus VAT The heirs are responsible for paying all fees at the time of registration. An EGSH advisor will provide a detailed fee breakdown based on the property type and legal case.

The heir’s ownership registration is a mandatory legal requirement for any property transfer after death in Dubai. DLD will not process any sale, gift, or further transaction involving the inherited property unless the ownership has first been formally transferred to the legal heirs through a valid Decree of Distribution. This ensures that the property is lawfully registered before any subsequent action is taken.

Non-residents can inherit property in the UAE if they are named in a valid Decree of Distribution issued by a UAE court or the Awqaf and Minors Affairs Foundation. As part of the inheritance procedure in the UAE, non-resident heirs must submit a valid passport copy and authorise a representative to complete the registration. EGSH facilitates the process in full compliance with DLD requirements.

If the inherited property is under mortgage, DLD requires a No Objection Certificate (NOC) from the mortgagor before proceeding with the registration. This ensures that the lender has no objection to the change of ownership. Without a valid no-objection from the mortgagor, the heir’s ownership registration cannot be completed. EGSH verifies this requirement during document review and assists in obtaining the NOC if needed.

The DLD heirs registration process typically takes around 40 minutes when submitted through EGSH, an authorised Real Estate Services Trustee Centre. This includes document verification, transaction entry, fee payment, and issuance of the new title deed and updated property map. The process is completed during a single visit if all required documents are in order.