What is a Decree of Distribution in the UAE, and when is it required for the transfer of property?

A Decree of Distribution is a court order defining how a deceased person’s assets are divided among the heirs. It is issued by the competent UAE Sharia court or the Awqaf and Minors Affairs Foundation, depending on the case. This decree is mandatory for property inheritance registration with the Dubai Land Department (DLD). Without it, ownership cannot be transferred from the deceased to the heirs.

Is registration of heirs’ ownership mandatory for property transfer after death in Dubai?

Registration of heirs’ ownership is a legal prerequisite for any property transfer after death. The DLD will not process a sale, mortgage, or gift of inherited property until it is formally registered in the heirs’ names.

How long does the DLD heirs registration process take?

Once all court and identification documents are verified, the DLD registration through EGSH is completed in about 25 minutes. This includes verification, data entry, fee payment, and issuance of the new electronic Title Deed and map statement e-certificate.

Can non-residents inherit property in the UAE?

Non-resident heirs can inherit property if they are listed in a valid Decree of Distribution or Probate Order issued by a UAE court or the Awqaf and Minors Affairs Foundation. They must submit a valid passport copy and may appoint an authorised representative to complete the registration on their behalf.

What happens if the inherited property is mortgaged?

For mortgaged properties, the DLD requires a No Objection Certificate (NOC) from the mortgagee bank before registration. This confirms that the lender consents to the change of ownership. Without this document, the transfer cannot proceed.

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

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Heirs' Ownership Registration Services in Dubai

Official DLD Process for Inheritance Property Transfer

Transfer property ownership to legal heirs at EGSH, an authorised Real Estate Services Trustee Centre under the Dubai Land Department (DLD). Our specialists handle the complete UAE inheritance property transfer process, including verification of court documentation, legal heir certificates, and succession documents, with a title deed for heirs issued in one visit.

Why choose EGSH for DLD heirs registration:

Authorised by Dubai Land Department
Single-visit completion
VIP service without queues

The registration is completed at officially regulated DLD fees and typically takes about 25 minutes once all documents are verified.

Official DLD Process for Inheritance Property Transfer

Contact EGSH

Visit our centre during working hours; no prior appointment is needed. You can also book your visit online at a convenient time.

Document Review

Our specialists review your Legal Notification of Inheritance, court letter to the DLD, identification documents, and any required NOCs to ensure full compliance.

Fee Payment & Submission

Official Dubai land department transfer fees are calculated and paid securely at the centre. EGSH submits your application to the DLD system on your behalf.

Certificate Issuance

Receive your electronic title deed for heirs and updated property map by email within 25 minutes of completing the registration.

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

Call +971 4 612 1810 WhatsApp

Decree of Distribution

Issued by Dubai Courts, other UAE courts, or Awqaf, confirming property allocation.

Heirs’ Identification

UAE ID for residents and citizens; passport copies for non-resident heirs.

Court Letter to DLD

Official letter from the court or Awqaf addressed to DLD requesting property transfer.

NOC from Mortgagor

Required only if the property is mortgaged at the time of inheritance registration.

Take a 3D Tour of EGSH

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.

What Is Heirs' Ownership Registration in Dubai

Heirs’ ownership registration is an official Dubai Land Department (DLD) service that records the transfer of real estate ownership from a deceased person to their lawful heirs.

The process is governed by Law No. (7) of 2006 Concerning Real Property Registration in the Emirate of Dubai and related DLD executive regulations. For non-Muslim expatriates, the process is further supported by Law No. (15) of 2023 on Inheritance and Wills for Non-Muslims in Dubai.

To begin the procedure, the heirs must obtain a Legal Notification of Inheritance (succession certificate) from the competent authority—Dubai Courts, other UAE courts, or the Awqaf and Minors Affairs Foundation.

This document confirms the identity and entitlement of each heir and serves as the legal basis for registering the property in their names. Without this step, the property remains under the deceased’s name and cannot be sold, mortgaged, or transferred.

Legal Framework and Authorities Involved

The inheritance registration procedure in Dubai involves the coordination of several official entities, each responsible for a specific stage of the process:

Dubai Courts/UAE Courts – issue the Legal Notification of Inheritance, confirming the heirs, their relationships to the deceased, and their respective ownership shares.
Awqaf and Minors Affairs Foundation – oversees inheritance cases that involve minors or endowment (Awqaf) property and must authorise any registration involving minor heirs.
Dubai Land Department (DLD) – implements the ownership transfer in accordance with the court order and updates the official real estate register.

All judicial documents must be attested, translated into Arabic if issued abroad, and presented in their final approved form before registration can proceed through an authorised Trustee Centre.

Inheritance Registration for Non-Muslim Expatriates

For non-Muslim property owners, inheritance in Dubai may be governed by a registered DIFC Will under Law No. (15) of 2023 on Inheritance and Wills for Non-Muslims in Dubai. The DIFC Courts, as an independent judicial authority operating under common law within the Dubai International Financial Centre, oversee the registration and probate of assets for non-Muslim residents and investors.

If the deceased had a valid DIFC Will covering real estate in Dubai, the DIFC Courts issue a Probate Order confirming the executor and beneficiaries. This court order serves as the legal equivalent of a succession certificate and authorises the Dubai Land Department (DLD) to transfer property ownership to the named heirs.

Requirements for Inheritance Property Transfer in Dubai

To register inherited property in Dubai, heirs must submit the following core documents through an authorised Trustee Centre:

Legal Notification of Inheritance or Probate Order – issued by Dubai Courts, UAE courts, Awqaf, or Dubai International Financial Centre (DIFC) Courts (for non-Muslim wills).
Court Letter to DLD – an official directive requesting the DLD to transfer the property to the heirs.
Identification Documents – Emirates ID for residents and citizens, or passport copies for non-resident heirs.
No Objection Certificate (if applicable) – from the mortgagor/borrower if the property is mortgaged, or from the developer for units under a preliminary sale agreement.
Corporate Documents (if applicable) – trade licence, Memorandum of Association, and board resolution for companies owning the property.

All documents must be valid, fully attested, and compliant with DLD verification standards.

Procedural Features of Heirs' Ownership Registration

The property registration process is carried out through an authorised Real Estate Services Trustee Centre, such as EGSH, and includes the following stages:

Document Review – Court-issued inheritance documents and identification of all heirs are examined to confirm legal entitlement.
Fee Calculation and Payment – Official DLD fees are calculated based on the property type and value, then paid securely through DLD-approved payment channels.
Data Entry and Approval – The transaction details are entered into the DLD system and verified for accuracy before final approval.
Title Deed Issuance – The DLD issues an electronic Title Deed and map statement e-certificate in the names of the heirs, confirming legal ownership.

The entire process typically takes around 25 minutes once the documentation is approved. The new Title Deed serves as official proof of ownership, allowing heirs to sell, mortgage, or transfer the property in accordance with UAE law.

Government Fees for Heirs' Ownership Registration

The Dubai inheritance registration fees include the following charges:

AED 1,000 – Registration fee per property
AED 250 – Title deed issuance fee
AED 100–250 – Property map fee (AED 100 for land plots outside Dubai Municipality jurisdiction, AED 225 for unified maps with Dubai Municipality, AED 250 for apartment or villa maps)
AED 20 – Knowledge and innovation fee per drawing
AED 130 + VAT – Service partner fee

All payments are processed through secure DLD-approved channels such as ePay, credit card, or manager's cheque. EGSH provides heirs with a complete fee breakdown based on the specific property type before submission.

Real Estate Services Trustee Consultant at EGSH

Explained by

Randa Sameer

Real Estate Services Trustee Consultant at EGSH

Randa Sameer has over three years of experience supporting Dubai Land Department transactions and real estate registrations. Her professional focus includes compliance with DLD regulations, ownership transfers, and trustee documentation.

Heirs Sale Procedure

EGSH assists heirs in selling inherited property legally in Dubai.

Title Deed Issuance

Property Ownership Transfer

Complete your property ownership transfer in Dubai with full legal support.

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Frequently Asked Questions About Heirs' Ownership Transfer

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Hello, My Name is Kelvin it was my first time to hear EGSH Emirates Govt from my sponsor. I was assisted By Mrs Maria Claudia Garcia the experience was amazing from the beginning to the End she has been supporting and guiding me through all the process. I am grateful to her and the entire team for the help. I trust and believe EGSH is a place to recommend to family members and friends.

A very hassle free experience from EGSH. Special mention of Ms.Zara who was most helpfull. Her quick response to queries and swift action are much appeciated.

We had the pleasure of being assisted by the lovely Ms Maria and Ms Randa. They were clear concise and super professional throughout our whole process of renewing our Ejari and business licence. Maria provided continued support while we were waiting for our business Ejari to come through and made it a simple seamless process. I can’t thank these lovely ladies enough. We saved so much money going direct and it was refreshing knowing we are not over paying going through a PRO or typing service company that add so many fees. I saved over 6000aed just for reference. Thank you to EGSH staff. Especially Maria & Randa 🙏

EGSH in art of living is the best Hub center for every thing that you want in dubai Specially Ms.ZARA MOSHIRI is the advisor and assistance and she is beside you in every step Thank you Ms.ZARA MOSHIRI and EGSH

I recently visited this institution had an exceptional experience! Ms. Maria Claudia took the time to understand my needs and preferences. I really appreciate her support and services.

Good morning, I needed to apply for the Golden Visa and went to this EGSH Emirates office. I was very impressed by their facilities and the peaceful atmosphere. We were fortunate to be assisted by María Claudia García, who provided exceptional service. She advised and helped us every step of the way, guiding us through the entire process until we obtained the Golden Visa. Honestly, people with this level of professionalism and personal touch make one feel more at ease and integrated into this country. Thank you!

I would like to express my appreciation to Ray from EGSH for his outstanding assistance in handling the transfer of our property at Rove Hotel. He was very helpful, accommodating, and patient throughout the entire process, from addressing transaction concerns and verifying documents to the actual property transfer and ensuring the new owner received the title deed…

I worked with Amir and Zara, they took care of everything, I only had to send the mandatory information. In a very short time, everything was completed. I was amazed, considering how difficult it had seemed before. Not to mention, the fees were the same or even lower than those of the other companies I mentioned. For me, it was a 10/10 experience, the quickest and smoothest process someone could have in this journey. Strongly recommend them.

Zara assisted me with my Ejari registration, and she was absolutely amazing. She demonstrated exceptional professionalism, efficiency, and delivered everything promptly. Truly a pleasure to work with!

THE BEST!!! Zara you are as always star

Thanks to EGSH and to Zara for Excellent service — professional, attentive, and truly pleasant experience. Highly recommended!

Had an amazing service for the transfer of property there, specially Rachel Rahmat she was very helpfull throughout the process, looking forward to work more.

Visited for the first time for a property transfer and had an amazing experience with Jessieca! She was professional, helpful, and made the entire process smooth and stress-free. Highly recommended for all government services excellent customer service!

Personally, I find this the best centre in Dubai. They always go the extra mile. Especially Maria Garcia has help out so much in such an efficient way! Thank you!

Went there for ejari cancellation. Excellent place. Staff was so cooperative. Ms Maria and Ms Fatima assist me and it was a fast process.

This is probably the best government service hub in Dubai. You come in, asked to be seated, and the staff will come to you instead of standing on the reception and on queue. They will offer you tea and water are available at each table. Really embodies the Emirati hospitality and what seamstresses Dubai is known for.

I was here the morning of this post. The concierge like service with a contact person arranging for you all the difeerent interactions is making the interactuon as smooth as possible. A truly delightful experience and a true commitment to service excellence, thank you for the great experience and for the initiative to present government interactions in this way!

Outstanding service — fast, friendly, and highly professional. Thank you very much!

I’ve been here for the first time and I can say that this organization definitely worth to come here and make all proceeds with their help! We were changing the owner and such difficult process was really easy for us with your help and most of the time it was done online. So I’m very grateful to Mrs Zara and her support during all the process❤️

I had an excellent experience with Natalia Baiamonte from EGSH while getting Ejari certificate. From the very beginning, she was professional, attentive, and extremely helpful. Natalia guided me through the process clearly, answered all my questions with patience, and made task feel simple and stress-free. Highly recommend Natalia for her outstanding customer service and dedication!

We had great experience with Amal She is so helpful and awesome She stayed with us over her duty today just to finish her work Thanks Amal

I had a really good experience with EGSH (Emirates Government Services Hub). Everything went smoothly and the team was super helpful. Special thanks to Zara and Amal. they were so supportive and kind throughout the process. Really appreciate it!

I had a great experience with this office. They handle everything related to company setup, residency, Golden Visa, DLD, and more. The office is very clean, modern, and welcoming, and the staff are extremely professional and polite. A special thank to Ms. Zara for her kindness and guidance throughout the process so smoothly and professionally, and to Ms. Amal for managing the administrative registration.

Zara is the best always attentive to every requests and helping with a solving problems without delay thank you Zara❤️🌸 …

Absolutely stunning office, i am awestruck. No one can beat Dubai for the kind of hospitality you get in a government office… Its mind-blowing 😍 i wish i could give a 10 star rating (double) on 5 🤩

I had a great experience with EGHS. I was assisted by Sarah Almeida and she delivered an amazing service. Very attentive, promptly responded my messages and guided me throughout the process. It was all very smooth and done very quickly. I highly recommend and I’ll definitely use their services again.