Buying Property in the UAE

Foreigners can buy and own property in the UAE, including as full freehold owners in designated areas. This has made Dubai, Abu Dhabi and the northern emirates popular with residents and overseas investors alike. The process is well regulated and largely digital, but costs and rules vary by emirate and change over time. This guide explains where you can buy, the steps, the fees, mortgages and what to watch for. Confirm current figures with the Dubai Land Department, the Central Bank and the relevant emirate's land department before you commit.

Where foreigners can buy

Ownership rights are set by each emirate. In freehold areas, a foreigner can own the property outright and sell, rent or leave it to heirs. In leasehold areas, rights run for a fixed term, often up to 99 years.

Emirate	Examples of areas open to foreign buyers
Dubai	Downtown Dubai, Dubai Marina, Palm Jumeirah, JBR, Business Bay, Jumeirah Lakes Towers, Dubai Hills Estate, Arabian Ranches, Emirates Hills, Jumeirah Village Circle, Dubai Creek Harbour, Mohammed Bin Rashid City, Dubai South
Abu Dhabi	Designated investment zones such as Al Reem Island, Saadiyat Island, Yas Island, Al Raha Beach, Al Maryah Island and Masdar City
Sharjah	Selected projects in designated zones such as Maryam Island, Aljada, Tilal City and Sharjah Waterfront City
Ajman	Freehold towers and communities including Ajman Downtown, Ajman One, Al Zorah and Emirates City
Ras Al Khaimah	Al Marjan Island, Mina Al Arab, Al Hamra Village and similar resort communities

The list of eligible zones grows over time. Always check that the specific building or community is registered for foreign ownership before you pay a deposit. Read about each emirate on our Dubai, Abu Dhabi, Sharjah, Ajman and Ras Al Khaimah pages.

The buying process in Dubai

The steps below describe a typical resale of a ready property in Dubai. Other emirates follow a similar pattern with their own forms and offices.

1. Set your budget. Include fees, service charges and a reserve. Use our mortgage calculator if you will borrow.
2. Find a licensed broker. Brokers must hold a RERA licence, and advertisements must show a permit number and QR code. Check the broker's card before you sign.
3. Make an offer and sign the Memorandum of Understanding (Form F). This is the standard contract between buyer and seller, setting out the price, deposit, completion date and who pays which fees.
4. Pay the deposit. The deposit is usually 10 percent of the price, paid by cheque to the broker or into an escrow arrangement, and held until transfer.
5. Seller obtains an NOC. The seller applies for a No Objection Certificate from the developer, confirming there are no unpaid service charges or restrictions. The developer charges a fee, commonly a few hundred to a few thousand dirhams.
6. Arrange finance. If you need a mortgage, get pre-approval early, as the bank will value the property and issue a final offer.
7. Transfer at the registration trustee office. Buyer and seller (or their representatives) meet at a trustee office linked to the Dubai Land Department (DLD), settle the balance by manager's cheque and sign the transfer.
8. Receive the title deed. The DLD issues a digital title deed in your name. Then arrange utilities, insurance and a service charge account.

Fees and costs

Cost	Typical amount
DLD transfer fee	4 percent of the price, paid by the buyer unless agreed otherwise
DLD admin fee	A few hundred dirhams (around AED 580 for many sales)
Registration trustee fee	Around AED 4,000 plus VAT for properties above AED 500,000
Agent commission	Usually 2 percent plus VAT, paid by the buyer or seller as agreed
Mortgage registration	0.25 percent of the loan plus a small admin fee
Bank arrangement fee	Often up to 1 percent of the loan
Valuation fee	Commonly AED 2,500 to AED 3,500

As a rule of thumb, budget around 6 to 8 percent of the price for costs on top of the purchase price. Abu Dhabi's registration fee is lower than Dubai's, at around 2 percent. Fees are as of 2026, and developers may offer fee waivers on new launches.

There is no annual property tax in the UAE, and individuals do not pay tax on rental income or capital gains. For wider tax questions, see banking, money and tax.

Mortgages

Banks lend to residents and some non-residents. The Central Bank limits how much you can borrow against the value of the property (the loan-to-value ratio, or LTV). As of 2026:

Buyer	Property price up to AED 5 million	Above AED 5 million	Second home
Expatriates	Up to 80 percent	Up to 70 percent	Up to 60 percent
UAE nationals	Up to 85 percent	Up to 75 percent	Lower limits apply

Off-plan purchases generally have lower limits. In practice, a typical expatriate first-home buyer needs a down payment of at least 20 percent, plus the fees above, in cash.

Other points:

• Your total monthly debt payments, including the new mortgage, cannot exceed 50 percent of your income.
• Terms usually run up to 25 years, and the loan must be repaid by a maximum age set by the bank.
• Rates are fixed for one to five years, then float on EIBOR plus a margin.
• The bank requires property and life insurance.
• Islamic home finance (such as ijara) is available.

Get a pre-approval before you make an offer, as it shows what you can afford. Compare offers from several banks.

Off-plan or ready?

Off-plan properties are bought from a developer before or during construction. They often have lower entry prices, flexible payment plans and the chance of capital growth, but you wait for completion and carry the risk of delays.

Ready properties can be viewed, financed and rented immediately, and the title deed is issued at transfer, but prices are higher.

Escrow and Oqood

In Dubai, developers must register projects with the DLD and collect buyer payments into project-specific escrow accounts, from which funds are released as construction milestones are met. Your sale contract is registered in the DLD's interim register, called Oqood, which gives you a legal record before the title deed exists. Only pay into the escrow account named in your contract, never to a personal account or the developer's general account. Resale of off-plan units often requires the developer's permission and a minimum percentage paid.

Service charges and ownership costs

Owners pay yearly service charges for shared services such as security, cleaning, lifts, gardens, pools and building insurance. In Dubai, charges are regulated by RERA and often range from about AED 10 to AED 25 per square foot per year, higher in luxury towers or with district cooling. Check the charge history before buying, and ask whether the building has a reserve fund. Unpaid charges can block a sale.

Owners also pay utilities, insurance and maintenance. For tenant-side rules, see our renting a home guide.

Golden Visa through property

Buying property worth at least AED 2 million can qualify you for a 10-year Golden Visa, which you can extend and which can cover your spouse and children. Rules on mortgaged and off-plan properties, and on combining several properties, differ between authorities and have changed several times, so confirm before you buy. Dubai also offers shorter investor residence options for lower-value property. Our Golden Visa checker and visas and residency guide explain the details.

Rental yields

Many buyers purchase to rent out. Gross rental yields (annual rent divided by price) in Dubai often range from about 5 to 8 percent for apartments, depending on the area, with smaller and more affordable units often yielding more. Abu Dhabi yields are generally a little lower, while Sharjah, Ajman and Ras Al Khaimah can offer higher percentages on lower prices. Net yields are lower once you subtract service charges, maintenance, agent fees and vacancy. Rent increases are regulated through rental indexes. Do not rely on a developer's yield claims without checking comparable listings.

Apps and checks

• Use the DLD's official apps and portals to check title deeds, view transactions, verify brokers, register tenancy contracts and pay fees.
• Search the DLD records for the property and the seller's name, and check that the developer and project are registered.
• Use a lawyer for large purchases, especially for off-plan or complex deals.
• Register a will, because inheritance rules for non-Muslims can otherwise follow the local law.

Frequently asked questions

Can foreigners buy property in Dubai?

Yes, in designated freehold areas, with full ownership rights. Other areas may be leasehold or unavailable to non-nationals.

How much deposit is needed?

A 10 percent deposit is typical when signing the Form F, and mortgage buyers also need a minimum down payment of 20 percent for a first home under Central Bank rules.

What are the main fees?

A 4 percent DLD fee, registration trustee fee, agent commission (usually 2 percent), and mortgage fees if you borrow.

Does buying a home give me residency?

Property worth AED 2 million or more can qualify for a Golden Visa, subject to the conditions. Lower-value properties may qualify for shorter visas in some cases.

Is off-plan safe?

Registered projects use escrow accounts and the Oqood register, which protect buyers, but you still carry delay and market risk. Check the developer's track record and the contract carefully.