UAE Real-Estate Ownership Framework
UAE real-estate ownership is primarily administered through emirate-level land and registration laws rather than through a single federal “freehold law” applying identically throughout the country.
For foreign purchasers, the key questions are the emirate, the designated ownership area, the type of right being acquired, whether the property is completed or off-plan, and the registration authority handling the transaction.
Foreign Ownership by Emirate
| Area | Authority / framework | Practical rule |
|---|---|---|
| Dubai | Dubai Land Department / Dubai Government | Law No. 7 of 2006 permits non-UAE nationals, subject to the Ruler-approved areas, to acquire freehold ownership without time restriction and usufruct or leasehold rights for up to 99 years. |
| Abu Dhabi | Department of Municipalities and Transport / Abu Dhabi Real Estate Centre | Law No. 13 of 2019 amended Law No. 19 of 2005 and allows non-UAE natural and legal persons to own and acquire principal and collateral real rights in properties located within investment areas. |
| Other emirates | Relevant emirate land / real-estate authority | Foreign ownership, registration, usufruct and long-term lease rights depend on the individual emirate and property regime. Do not copy Dubai or Abu Dhabi rules into another emirate without checking the applicable local law. |
Dubai: Law No. 7 of 2006
Article 4 of Dubai Law No. 7 of 2006 provides that ownership is generally restricted to UAE/GCC nationals and qualifying companies, while non-UAE nationals may, subject to Ruler approval, receive freehold ownership in designated areas or usufruct/leasehold rights for periods not exceeding 99 years.
Regulation No. 3 of 2006 identifies specific areas and plots where non-UAE nationals may acquire freehold or other long-term rights. The list has subsequently been supplemented by later resolutions, so a buyer should check the current DLD land status rather than rely only on a general neighbourhood name.
Dubai Law No. 7 of 2006Abu Dhabi: Law No. 13 of 2019
Law No. 13 of 2019 amended Law No. 19 of 2005. Article 3 provides that non-UAE natural and legal persons may own and acquire principal and collateral real rights in properties located within Abu Dhabi investment areas and may dispose of those properties in accordance with the law.
“Investment area” is therefore the critical legal distinction; the rule should not be presented as unrestricted ownership of every property throughout Abu Dhabi.
Abu Dhabi property-ownership frameworkFreehold, Usufruct and Leasehold
Freehold ownership
A proprietary real-estate right without the fixed expiry period characteristic of a lease. In Dubai, foreign freehold is tied to designated areas under the applicable legislation.
Usufruct
A right to use and benefit from property while ownership is retained by another person. The precise duration and disposal rights depend on the applicable emirate's registration law.
Long lease / leasehold
A time-limited property right. Dubai's Law No. 7 of 2006 specifically refers to usufruct or leasehold periods not exceeding 99 years for non-UAE nationals in the relevant circumstances.
Do not use “99 years” as a universal UAE lease term. The legal duration depends on the emirate, right type, registration and contract.
Real-Estate Golden Residency: Current Position
AED 2 million is the current headline threshold for the real-estate-investment Golden Residency route, but the duration depends on the issuing regime and service used. It is incorrect to present “AED 2 million = automatic 10-year UAE Golden Visa” without identifying the authority.
| Route | Current duration | Threshold | Important point |
|---|---|---|---|
| Federal ICP Golden Residency summary | 5 years for real-estate investors | AED 2 million minimum qualifying real-estate investment | Current ICP guidance lists qualifying property ownership valued at ≥ AED 2 million and its stated documentary conditions. |
| Dubai DLD / GDRFA real-estate investor service | 10 years | AED 2 million minimum | Current Dubai service has its own valuation, mortgage, lien/security and application conditions. |
Dubai Golden Residency — Current Service Distinction
Dubai's current DLD/GDRFA real-estate investor service allows a qualifying investor with property purchase value of at least AED 2 million to apply for a 10-year renewable residence permit. For mortgaged property, the current Dubai service requires evidence that AED 2 million has been paid, and GDRFA's current service rules also address the continuing ownership/security position of the property.
This Dubai-specific 10-year service should not be copied into a generic statement that every federal real-estate investor receives the same duration.
Current Dubai Property Purchase Costs
| Fee category | Current published standard | Payable to / through |
|---|---|---|
| Seller sale-registration fee | 2% of sale value | Dubai Land Department |
| Buyer sale-registration fee | 2% of sale value | Dubai Land Department |
| Title deed certificate | AED 250 | Dubai Land Department |
| Unified map | AED 225 where applicable | Dubai Municipality / DLD service |
| Map for land not under Dubai Municipality | AED 100 where applicable | DLD service |
| Villa / apartment fee | AED 250 where applicable | DLD service |
| Knowledge + innovation fees | AED 10 + AED 10 | Government service |
| Real Estate Registration Trustee / service partner | AED 4,000 + VAT at sale value AED 500,000 or more; AED 2,000 + VAT below AED 500,000 | DLD service partner |
These are published service charges, not a complete “all-in cost” of every purchase. Brokerage commissions, developer NOCs, mortgage costs, valuation fees, financing charges and other commercial costs can be separate.
Dubai Mortgage Registration
DLD's mortgage-registration service uses a fee of 0.25% of the mortgage amount. Additional service charges can apply depending on the transaction and service channel.
The old AED 290 administration figure should not be retained as a blanket current formula on this page.
Brokerage and Developer NOC Costs
Brokerage commission is a commercial/contractual cost and should not be represented as a DLD government fee. A developer NOC can also be required for certain resales in freehold developments, but the amount is developer-specific rather than a universal AED 500–5,000 statutory fee.
Always obtain the actual NOC and brokerage quotation for the specific development and agency agreement.
Dubai Off-Plan Buyer Protection: Escrow & Oqood
Project and escrow registration
DLD currently provides a “Register Project” service for development companies to register a real-estate project and open an escrow account for off-plan sales. Current service terms include development, planning and guarantee requirements.
Oqood initial sale registration
DLD's current initial-sale service allows developers to register off-plan units or land plots in the provisional register through the Oqood portal. Buyers should ensure their contract is properly registered and the project appears in the official DLD system.
Jointly Owned Property and Service Charges
Apartment and community ownership can create obligations beyond the purchase price. In Dubai, jointly owned property arrangements regulate common areas and service charges, and DLD uses the Mollak system in its jointly owned-property administration. Owners should therefore review approved service-charge budgets, community rules, outstanding dues and management information before buying a unit.
Service charges are not the same thing as a property tax or DLD transfer fee.
Practical Due-Diligence Checklist for Foreign Buyers
Related UAE Tools & Guides
2026 VerifiedFrequently Asked Questions
Interlinked Real Estate Tools & Guides
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Official sources were checked for August 2026. Property ownership, registration, visa eligibility, fees and off-plan requirements can differ by emirate, transaction type and current service rules. This page is informational and is not a government determination of ownership or visa entitlement.