What does usufruct termination in Dubai involve?

It is the DLD procedure that removes a registered usufruct from the Property Register and returns the property to its owner. It applies when the term expires, when the beneficiary renounces the right, on merger of the two rights, or on the death of the usufructuary. Registration is what updates the official record.

How long does the procedure take?

According to the Dubai Land Department, the service time for this application is 10 to 15 minutes. That figure applies from the point of complete submission, meaning the termination letter, identification, and fees are all in order. Files with missing or inconsistent documents take longer.

What government fees apply?

The DLD charges a fee for the termination itself, a fee for issuing the Certificate of Title, and map fees that depend on whether the property is a land plot or a built unit. Knowledge, innovation, and service partner fees apply in addition. The exact amounts are confirmed at the centre before submission.

Is a court order needed to terminate a usufruct?

No. Where the parties agree, or where the term has simply expired, the termination is an administrative registration handled through the DLD and its authorised trustee centres. Court involvement arises only where the ending of the right is itself disputed.

Can a usufruct be ended before the term expires?

Yes, subject to the registered usufruct agreement and the applicable federal civil transactions legislation. Early renunciation or an agreed ending must be documented and registered with the DLD to take effect against the Property Register and to update the Title Deed.

What documents are issued once the procedure is complete?

The DLD issues an updated Certificate of Title and, where applicable, a revised property map, together with the fee receipt. All outputs are delivered electronically to the email address provided on the application.

What happens if the usufructuary has passed away?

Where the right ends on the death of the beneficiary, the register does not update by itself. The termination is registered through a Real Estate Registration Trustee Centre so that the Property Register and the Title Deed reflect the current position.

Can the application be submitted by a representative?

Yes, where the representative holds a valid legal power of attorney covering the transaction. The centre verifies the instrument against DLD requirements before the file is entered into the system.

Usufruct Right Termination in Dubai

Ending a Registered Right and Returning Full Control to the Owner

Usufruct Termination in Dubai Through an Authorised Trustee

A usufruct is a registered real property right that allows a beneficiary to use and benefit from a property owned by another party for a defined term. In Dubai, these rights are entered in the Property Register maintained by the Dubai Land Department (DLD). Under Law No. (7) of 2006 Concerning Real Property Registration in the Emirate of Dubai, non-UAE nationals may be granted a usufruct or leasehold in areas determined by the Ruler for a period not exceeding ninety-nine years.

Usufruct right termination is the registration procedure that removes that right from the Property Register and returns the property to its owner. Until the termination is registered, the DLD record continues to show the usufruct in force, and the owner cannot deal with the property as though it were unencumbered.

EGSH is an authorised Real Estate Registration Trustee Centre. The centre prepares the termination request, verifies the supporting documents, uploads them through the digital safe, enters the transaction into the DLD system for audit, and collects the official fees. The DLD registers the termination and issues the resulting documents.

Authorised Real Estate Registration Trustee Centre
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According to the Dubai Land Department (DLD), the service time for the usufruct termination application is 10 to 15 minutes.

Terminate Your Usufruct Right with EGSH

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From AED 1,585

+971 4 612 1810

Visit EGSH

Book your visit online or walk in during working hours, and an advisor attends to you immediately without queues.

Document Review

Your advisor checks the termination letter and identification against DLD requirements and uploads the complete file through the digital safe.

Application Submission

The transaction is entered into the DLD system, audited for regulatory compliance, and the official fees are settled at the centre against a payment receipt.

Receive Your Updated Title Deed

The DLD issues the updated Certificate of Title and the revised property map, delivered electronically to the address stated on the application.

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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

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Monday–Thursday, Saturday: 9:00 am–5:00 pm
Friday: 9:00 am–12:00 pm, 2:00 pm–5:00 pm
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Usufruct Termination Letter

A signed letter confirming that the usufruct right is brought to an end, identifying the property and the parties, is the core document of the transaction.

Identification Documents

UAE residents present an original Emirates ID for verification only, while non-resident foreign applicants provide a copy of a valid passport.

Corporate Documentation

Where the usufruct is registered in the name of a company, the centre confirms which corporate documents establish signing authority before the file is submitted.

Power of Attorney and Contact Details

Where a representative acts for a party, a legal power of attorney is presented, together with an email address and mobile number for electronic delivery of the outputs.

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What Is Usufruct Right Termination in Dubai

Real property rights in Dubai are governed by Law No. (7) of 2006 Concerning Real Property Registration in the Emirate of Dubai, which established the Property Register held by the DLD. That register carries absolute evidentiary value against all parties, and its data may not be challenged unless fraud or forgery is proven.

Law No. (7) of 2006 operates alongside the applicable UAE federal legislation governing civil transactions and rights in rem. That federal layer is now Federal Decree-Law No. (25) of 2025 Promulgating the Civil Transactions Law, which came into force on 1 June 2026 and repealed Federal Law No. (5) of 1985. The substantive rules on how a usufruct operates sit at federal level, while registration of the termination is an emirate-level procedure handled by the DLD.

How a Usufruct Comes to an End

In practice, terminations registered with the DLD arise from expiry of the agreed term, renunciation of the right by the beneficiary, merger of the usufruct and the ownership in the same person, or the death of the usufructuary. The grounds themselves are determined under the applicable federal civil transactions legislation and the terms of the registered usufruct agreement.

Each of these grounds still requires registration. The ending of the right as a matter of law and the removal of the entry from the Property Register are two separate events, and only the second one changes what the DLD record shows.

Who Submits the Application

The DLD lists the owner and the developer as the third parties and partners for this service. The application is submitted through a Real Estate Registration Trustee Centre with the required termination letter and identification documents.

For identification, a UAE ID is used for verification purposes, while a copy of a valid passport is required for non-resident foreign applicants. The areas in which non-UAE nationals may hold a usufruct are determined under Regulation No. (3) of 2006 Determining Areas for Ownership by Non-UAE Nationals of Real Property in the Emirate of Dubai.

Government Fees

The DLD publishes a fee of AED 1,000 for the usufruct right termination application, together with AED 250 for issuing the Certificate of Title. Map fees are AED 100 for land plots outside the authority of Dubai Municipality, AED 225 for a land plot map unified with Dubai Municipality, and AED 250 for a villa or apartment.

A knowledge fee of AED 10 and an innovation fee of AED 10 apply for each drawing. Service partner fees of AED 300 plus value added tax are charged in addition. Amounts are those published by the DLD at the time of writing and may be updated by the authority, so the applicable total is confirmed at the centre before submission.

Authority Processing Flow and Timeline

At the centre, the file is checked for completeness, uploaded through the digital safe, entered into the DLD system, and audited before the fees are collected. According to the DLD, the service time for this application is 10 to 15 minutes, and the outputs are then delivered electronically.

That period assumes a complete submission: a termination letter consistent with the register, valid identification, settled fees, and no unresolved entry recorded against the property. Where any of these is missing, the transaction is held until the file is corrected, and the stated service time no longer applies.

Common Rejection and Delay Triggers

Applications are most often held where the termination letter does not match the details recorded in the Property Register, where identification has expired, or where a representative attends without a valid power of attorney.

A further category concerns the property record itself. If a mortgage or another right is registered against the usufruct, that entry is addressed through its own procedure before the termination can be registered. Discrepancies between the property description in the letter and the register are resolved before the transaction proceeds.

What Happens After Termination

Once the termination is registered, the DLD issues an updated Certificate of Title and, where applicable, a revised property map. The owner then holds the property free of the usufruct entry and may deal with it accordingly, including applying for title deed issuance where a fresh certificate is needed.

A usufruct does not renew automatically. Where the parties intend to continue the arrangement on different terms rather than end it, the correct route is a usufruct amendment, which adjusts the term or the value of the registered right instead of removing it.

Leaving a Terminated Usufruct on the Register

If the ending of the right is never registered, the Property Register continues to show the usufruct. That entry restricts what the owner can do with the property, including sale and transfer, and it will surface in any subsequent DLD transaction.

The position is the mirror image of the entry stage, where a developer files an initial usufruct registration or the parties complete a usufruct or musataha registration to create the right. The register is only accurate when both the creation and the ending of the right are recorded. Further procedures handled by the centre are listed under Dubai Land Department services.

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. He specialises in accurate, secure, and legally compliant property registration.

About the Expert

Usufruct / Musataha Registration

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Usufruct Amendment

Apply for usufruct amendment through EGSH.

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