What is the difference between a usufruct and a musataha agreement in the UAE?

A usufruct agreement allows the beneficiary to use and benefit from an existing property without owning it, for up to 99 years. A musataha agreement grants the right to develop land and benefit from the building for up to 50 years. Both rights must be registered with the DLD to be legally valid.

Can foreign individuals or companies register a musataha or usufruct right in Dubai?

Foreign individuals and companies can register a musataha or usufruct right in Dubai, subject to applicable ownership and zoning regulations. A valid passport or company registration, along with a notarised Power of Attorney (if represented), is required.

How quickly can I get the deed of usufruct or musataha in Dubai?

The Certificate of Title and property map are issued within 30 minutes, provided the application is approved and all DLD fees are paid.

Can I register a musataha contract remotely, without visiting the UAE?

Yes, registration can be completed remotely through an authorised representative. A notarised Power of Attorney is required.

What happens if I do not register a long-term lease or development right in Dubai?

When a usufruct or musataha agreement is not registered with the DLD, it has no legal effect under UAE law. The rights cannot be enforced in court, used for financing, or transferred.

Do contracts of usufruct or musataha need to be renewed or updated over time?

Usufruct and musataha contracts are issued for fixed terms—up to 99 years for usufruct and up to 50 years for musataha. Renewal is not required during the agreed period. However, to maintain legal enforceability, any changes to the contract must be formally registered.

Is company registration with DLD required before applying for usufruct or musataha rights?

A legal entity must be registered with the DLD before it can apply for proper registration of usufruct or musataha. Unregistered companies must complete the DLD company registration procedure first.

Usufruct & Musataha Registration in Dubai, UAE – Usufruct/Musataha Right Registration Application

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Usufruct & Musataha Registration Services in Dubai

Official DLD Registration for Long-Term Property Rights

Register your usufruct or musataha agreement at EGSH, an authorised Real Estate Trustee Centre under the Dubai Land Department (DLD). The process is completed in one visit – our consultant verifies documents, confirms eligibility, and submits the application directly through DLD’s system.

At EGSH, you receive VIP service without queues and full legal compliance.

Why choose EGSH:

Authorised by the DLD
Completed in one visit
VIP service without queues

The service is provided at official DLD fees approved by the Government of Dubai.

Official DLD Registration for Long-Term Property Rights

Visit EGSH

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

Document Verification

Our consultants review your agreement, E.NOC, Emirates ID, and other supporting documents to ensure full DLD compliance.

Fee Payment & Submission

Official DLD fees are calculated and paid securely at the centre. EGSH submits your registration directly through the DLD system.

Certificate Issuance

Receive your Certificate of Title and updated property map by email within 30 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

Individuals (UAE Residents)

E.NOC from the developer, Emirates ID, and a notarised Power of Attorney if represented.

Non-Resident Individuals

E.NOC from developer, valid passport, Power of Attorney if acting through a representative.

Registered Companies

Must be registered with DLD. Submit trade licence and corporate documents as required.

Unregistered Companies

Must first complete company registration before applying for real estate rights 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 Are Usufruct and Musataha Rights in the UAE

Usufruct and Musataha are officially recognised long-term property rights regulated by the Dubai Land Department (DLD) under UAE civil law.

A Usufruct right allows a person or company to use and benefit from another party’s property for a fixed period — up to 99 years — without owning it.

A Musataha right, on the other hand, grants the holder the authority to construct, develop, and benefit from buildings on land owned by someone else for up to 50 years, renewable under specific conditions set by the DLD and governed by Decree No. (23) of 2022 Regulating the Grant of Musataha Rights over Commercial Land.

Both rights form an essential part of Dubai’s real estate framework, enabling investors and individuals to undertake long-term projects or residential use without transferring land ownership.

Why Is the Registration of Usufruct or Musataha Rights Important

Registration with the Dubai Land Department is mandatory to make these rights legally valid and enforceable. Once registered, the beneficiary receives a Certificate of Title confirming the duration and scope of their rights, allowing them to lease, operate, finance, or transfer their interest within the agreed term.

Registration protects the interests of the property owner and the beneficiary. It ensures that the agreement is entered into the DLD’s unified land registry, supports transparency in transactions, and provides access to financing and official permits. Unregistered usufruct or musataha contracts hold no legal effect under UAE law and cannot be enforced in court or recognised for development approval.

Rights and Obligations of the Parties

Under Dubai law, the usufruct holder has the right to occupy and use the property, derive benefit from it, and lease it to others during the registered term, provided that the property’s substance is preserved. The musataha holder, in contrast, has the right to construct, develop, or improve buildings on the land, to benefit from those developments, and to transfer or mortgage the right with the owner’s consent—all within the limits of the agreement and registration.

The property owner retains legal title to the land and must respect the beneficiary’s registered rights for the entire agreed period. The owner cannot interfere with lawful use, revoke the right prematurely, or obstruct the beneficiary’s ability to benefit from the property as specified in the registered contract. Upon expiry or termination of the right, ownership of any constructions or improvements automatically reverts to the landowner unless otherwise agreed in the contract and approved by the DLD.

The beneficiary, on the other hand, is obligated to maintain the property or development in good condition, use it strictly for the permitted purpose, and comply with all municipal and regulatory requirements. Any structural changes, transfers, or mortgages of the usufruct or musataha right must be registered with the DLD to remain valid.

Termination, Renewal, and Transfer of Rights

Usufruct and Musataha rights are limited-term property interests that end automatically upon expiration of the registered period, unless the parties renew them through a new registration at the Dubai Land Department (DLD). Upon expiry, the DLD closes the registration record, and the right holder loses legal entitlement to occupy, use, or benefit from the property. Any structures or developments built under a Musataha agreement revert to the landowner by operation of law, ensuring the continuity of ownership without further action required.

Renewal is allowed but must follow the same formal process as the initial registration. Both parties must sign a renewal agreement specifying the new term, conditions, and rights, and the application must be submitted to the DLD before the current registration expires. For Musataha rights, Decree No. (23) of 2022 requires renewal applications to be filed no later than two years before the expiry date, subject to DLD approval and payment of applicable registration fees. Renewal takes effect only once it has been entered into the DLD’s system and a new Certificate of Title has been issued.

The transfer of Usufruct or Musataha rights is also possible, provided the original contract allows it and the property owner consents in writing. Transfers — whether through sale, assignment, inheritance, or corporate restructuring — must be formally registered with the DLD to be valid. Any unregistered transfer has no legal force under UAE law and cannot be used in court or for financing purposes.

Requirements for Usufruct & Musataha Registration

To register a usufruct or musataha right with the Dubai Land Department (DLD), applicants must submit a complete and valid set of supporting documents. Individuals are required to provide an E.NOC from the property developer (for properties in freehold areas, available via the Dubai REST app), a valid UAE Emirates ID or passport for non-residents, and a notarised Power of Attorney if applying through a representative.

Companies must be registered with the DLD before applying and must present a valid trade licence, corporate documents, and a Power of Attorney for their authorised signatory. Unregistered entities must first complete company registration with the DLD before proceeding with Usufruct or Musataha registration. All contracts and supporting documents must comply with DLD regulations.

Eligibility Criteria and Application Channels

The service is available to UAE citizens, residents, licensed companies, and government entities holding valid contracts that establish the right to use, lease, or develop property. Individuals and corporate applicants must ensure that the transaction meets all DLD requirements for long-term property registration.

Applications are processed exclusively through authorised Real Estate Registration Trustee Centres, such as EGSH, which operate under DLD supervision. All submissions are handled through secure official DLD systems to guarantee accuracy and timely issuance of the Certificate of Title.

Government Fees for Usufruct & Musataha Registration

According to the Dubai Land Department registration fees, the cost of registration varies depending on the type of right:

Usufruct registration: 2% of the rental value (paid by both owner and beneficiary)
Musataha registration: 1% of the land value
Resale of Musataha: 1% on land value and 4% on the building value
Title Deed fee: AED 250
Property map fees: AED 100–225, depending on the plot type and location
Knowledge and Innovation fees: AED 10 each
Service partner fee: AED 4,000 + VAT (for transactions ≥ AED 500,000) or AED 2,000 + VAT (for transactions < AED 500,000)

Payments can be made through ePay, Sadad Dubai, Noqodi, or a manager’s cheque in favour of the Dubai Land Department. EGSH provides an exact fee breakdown before submission and handles all transactions securely and transparently.

Real Estate Registration Trustee Consultant at EGSH

Explained by

Muneer Juma Al Balushi

Real Estate Registration Trustee Consultant at EGSH

Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department, specialising in supporting clients with accurate, secure, and legally compliant property registration.

Owner Details Update

Amend property owner details in Dubai through EGSH.

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

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Frequently Asked Questions About Usufruct & Musataha Registration

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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.

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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 🙏

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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.

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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…

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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!

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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❤️

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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!

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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.