100 questions about buying property in the UAE

Foreigners, including non-residents, can buy property in certain areas of Dubai, and check the admissibility of foreign ownership and the type of registered right to your property before booking.

Dubai’s general rules allow foreigners to buy in permitted zones, the Russian passport itself does not provide a guarantee of payment: the bank and participants in the transaction check the buyer, the source of money and restrictions on counterparties, the payment route is agreed before making a non-refundable reservation.

For the purchase itself, no: DLD provides a passport for a non-resident foreign buyer; property ownership and residence are different procedures; visas are issued separately if the conditions of the chosen program are met.

It's a property right with no predetermined tenure. It's different from a long-term lease. For an apartment, check not only its boundaries, but also the rights to common property: buying an apartment does not mean owning the entire plot or building.

These are fixed-term lease or use rights, not perpetual property; in Dubai, foreigners can be granted such rights for up to 99 years in certain zones, the term, renewal, transfer of rights and permissible changes to the property must be checked in the contract and the register.

No. The permissible zones, registration and fees depend on the emirate. For example, the Abu Dhabi investment zones are open to buyers of different nationalities. The Dubai DLD 4% fee cannot be automatically transferred to Abu Dhabi, Sharjah, Ajman or Ras Al Khaimu: a local inspection is required for a property.

Yes, share ownership is possible. Shares must be fixed in the registration documents; it is useful to agree on the order of expenses and sales in writing. The total price of the apartment and the value of the personal share are different values: when you register a residence, you check the conditions for the co-owner.

Yes, when you meet the DLD requirements for a company and incorporation, the package depends on its jurisdiction and form, and before choosing such a structure, compare costs, corporate taxation and subsequent sale: individual benefits do not apply to the company automatically.

In an authorized area, this is possible, but the site needs to be checked separately: ownership, permitted use, construction parameters and obligations to the master developer.

These transactions are provided for: for the initial sale, the DLD requires the signature of the guardian and his documents; before payment, the package and the powers of the representative must be agreed with the registrar; the possibility of buying does not mean free subsequent sale of the child's property without additional procedures.

With a goal and a full budget: determine whether you're going to live or rent out, when you need a facility and how much money is available after all the fees, then select areas by day-to-day routes or tenant demand, so it's easier to compare several suitable properties rather than individual advertising prices.

The finished apartment can be inspected and evaluated by actual condition; the date of occupancy still depends on the transfer and the tenants. In a new building, payment schedules and future characteristics are more often important. Compare the total cost, the period before use and the consequences of the delay, not just the down payment.

Make a mandatory list: time to work and school, transportation, parking, shops, silence. Check the routes during rush hours and visit the place in the evening. The name of the prestigious area does not replace the inspection of a particular house and the convenience of daily life.

First, identify the future tenant: family, single professional or tourist. Then compare suitable apartments for full cost, confirmed rent, costs and competing offer. An area with high advertised yields may produce less net income due to maintenance and downtime.

Compare completed transactions for similar properties, not just ads: the same house or comparable buildings, close area, floor, condition and view. Consider the date of the transaction and availability of the tenant. For a mortgage purchase, the bank's valuation is separately important - it may differ from the seller's price.

Usually, 1 bedroom means one separate bedroom and living area; studio means a space without a separate bedroom. But the exact layout is determined by the plan of the object. The number of bedrooms does not tell whether the kitchen is insulated, whether there is a window in each room or how comfortable the living room is.

You need to find out from the documents of the specific site. Ask for a registered plan and decoding of the area: interior spaces, balconies and terraces. For comparison, bring the options to one method; 1 square foot is 0.09290304 m2. A large total area does not always mean more living space.

Look at the ventilation and air conditioning, leaks, windows, plumbing, electrical, finishing and noise. Look at the common areas and maintenance of the building. The practical approach is to get an independent technical report and an estimate of the repair of defects before finalizing the price.

Only if it is fixed in the documents of the transaction, ask for a parking space and grounds for use, and for furniture and appliances to be listed in the signed appendix with a state.

Usually, a promise in an ad is not a guarantee of preservation of the species. Check vacant plots, known future construction and contract wording. When choosing an apartment, and in a scenario when another building will appear next to it, the surcharge for the view should be correlated with this risk.

Find a specialist in the official register of Licensed Real Estate Brokers DLD and check his details with the agency and the contract. Request the registration numbers of the broker and the company. Having a beautiful website, reviews or subscribers does not replace a valid registration.

For Dubai advertising, use the Madmoun QR code: it allows you to verify the company, permission and information about the object with the DLD. The verified permit does not guarantee the availability of the apartment at this moment - the price and the possibility of buying must be confirmed separately.

Ask for Title Deed and verify it through the official DLD service. Verify the owner, number and characteristics of the object with the contract. If there is a representative, separately verify the authority. Certificate authentication does not replace the current check of restrictions before registering a transaction.

Yes, DLD provides for the sale of the mortgaged property: confirmation of debt, agreed settlement with the bank and completion of registration after the document on withdrawal of the mortgage. Before transferring the money, agree with the bank and the registrar on the sequence of actions and distribution of payments.

Check the developer’s license, project registration, published construction status and escrow details at DLD/Dubai REST. Further study the homes already handed over. Official registration confirms legal status, but is not a promise of profitability or no future delays.

This is a separate project account that receives payments from buyers of housing under construction, and Dubai law provides for the targeted use of funds for the construction of this project, which reduces the risk of misuse, but is not a bank guarantee for the completion of the facility or the instant return of all money.

For a finished property, the DLD specifies an Emirates ID or a valid non-resident and e-NOC builder passport in freehold zones. Off-plan requires a signed contract. Bank, representative and method of ownership can require additional documents; get a list for your transaction in advance.

NOC - confirmation of the absence of objections of the developer against the transaction. The DLD procedure for finished objects in freehold zones provides for an electronic e-NOC. The cost, conditions of issue and expiration date are specified with the developer; NOC does not replace the registration of the transfer of rights.

Some of the actions can be performed remotely, and registration through an authorized representative is provided by the DLD. In advance, coordinate the power of attorney, its certificate, translation and the scope of authority with the registrar and the bank. Remote purchase of the object does not mean that all visa procedures will also take place without personal presence.

The market benchmark in the haus & haus guide is about 4 to 8 weeks; it's not a mandatory deadline; it affects party financing, bank valuation, developer checks and document availability; a no-credit transaction can be faster; the practical step is to agree on a calendar, a deadline for registration and the consequences of delay in the contract.

Make a written estimate: registration, registrar services, contract commission, NOC, mortgage banking costs, transfers and conversions. Separately, put in house maintenance, utility connections, furniture and repairs. Universal percentage allowance does not replace transaction-specific settlement.

For the standard registration of a sale in Dubai, the total fee is 4% of the sale price, the official card distributes it to 2% to the seller and the buyer, plus individual fees, 4% - not the entire cost of registration and not a single tariff for all emirates.

The official rate is 2% for each party; the market often agrees on the payment of all 4% by the buyer; the distribution is fixed in writing. If the developer promises to pay the fee, check what payment the share covers and whether the benefit is included in the contract.

To register a sale through trustee, the DLD specifies 4,000 AED + VAT at a price of 500,000 AED and 2,000 AED + VAT below this threshold, registration of a mortgage is 0.25% of its amount plus applicable additional fees, the result depends on the composition and channel of the transaction.

The fee is determined by the contract, not the universal rate on all transactions. Market guides for secondary housing often give 2% plus VAT on the service. Before booking, agree on the amount, the payer and the time of the obligation; buying from the developer does not prove the absence of all fees.

Normal residential premises are usually exempt from VAT on subsequent sales; the first delivery of a new residential building within three years of completion is taxed at zero rate; commercial premises and hotel accommodation are treated differently; broker services are checked separately.

Dubai does not have a general annual residential property ownership tax modeled on many other countries, but this does not mean free maintenance: service charges, utility and applicable municipal fees remain, and DEWA may separately reflect payments to Dubai Municipality.

Individual income from personal investment in real estate is excluded from UAE corporate tax, subject to the FTA. It is essential whether the activity is carried out under a license or required. Different rules apply for a company or other business activities; you can not promise all buyers “completely tax-free”.

It depends on the tax residency and the nature of the income: for a Russian tax resident, foreign income can be declared and personal income tax, subject to applicable rules and international agreements.

A conditional example without a mortgage: the price of 1,000,000 + DLD 40 000, if the buyer pays the entire fee, + a commission of 21 000 at the agreed 2% and VAT of 5% on it + trustee 4 200 = 1,065 200 AED. This is an intermediate sum: documents, NOC, bank, connection and arrangement are not included here.

The DLD does not list a local account as a general condition for a non-resident’s standard purchase, but the settlement method needs to be arranged in advance: the seller, bank, or developer can make their claims on the payer and the payment instrument.

The basic calculation is in the AED by contract. The dirham is pegged to the U.S. dollar, but the ruble equivalent changes with the exchange rate. The bank adds its own rate and commissions, fix who makes the difference when transferring and how much the recipient should go to the AED.

The possibility of a specific transfer must be confirmed by the sending bank and the recipient before the booking: correspondent banks, currency, sender and documents are important. The right to buy an apartment does not guarantee the transfer. The practical step is to agree in writing the details, the purpose of payment and the permissible date of receipt.

It's part of the client's background and the transaction, and you may need statements, salary, property, dividends or inheritance documents, depending on the source of the funds and the risk assessment, documents that explain the real chain of origin of the money, and the fact that you have the amount in your account may not be enough.

It's not a universal way of calculating. Participants have to confirm a valid scheme in advance, and verification of the origin of the money is preserved. Certain transactions with cash and virtual assets are subject to special reporting. Token transfers do not, by themselves, register ownership of an apartment.

In the secondary market, a security deposit of about 10% is often discussed, but the size and order of its retention are determined by agreement. The developer may have different reservations and first payment. Don't confuse the deposit with the seller's own mortgage contribution; find out who and on what terms the money is transferred.

You cannot promise an automatic refund. Before payment, read the booking terms: refunds, deadlines, bank failure, non-signing of SPA and withholdings. For a registered off-plan, the law provides for a separate procedure for breach of obligations. Keep the receipt and written terms of your version of the offer.

SPA is a contract of sale; Form F is used in standard secondary trades. Check the object, price, parties, transfer dates, settlements, fees, restrictions, financing terms and consequences of refusal. Apps and additional terms must match the promises on which your decision is based.

You pay the price according to an agreed schedule: dates, stages of construction or a mixed scheme. It's not necessarily a bank mortgage. The practical approach is to write out all the amounts and dates, including fees, large payment on delivery and possible payments after transfer, then check the money supply for each stage.

Unauthorized stoppage of payments creates the risk of withdrawal and withholding of money. In Dubai, off-plans have a DLD notification and a procedure that depends on the readiness of the project. Immediately request a written restructuring or an agreed resale; the manager's verbal promise does not change your schedule.

Yes, banks offer these products, depending on income, liabilities, credit history, and the property itself. A residence visa doesn't equal a loan approval. Before you book, you'll get an estimate of the available financing and a separate calculation of your own fees.

Yes, individual banks work with non-residents, but the conditions for citizenship, country of income, facilities and self-contribution are determined by the bank. Don't put the advertised maximum for a resident on your situation: first get an individualized preliminary decision.

For the first house / owner occupier category, the regulator allows financing of up to 80% at a cost of up to 5 million AED inclusive: own share - from 20%, expensive 5 million - up to 70% of financing, that is, from 30%.

For foreigners, the regulatory maximum of LTV for second, subsequent or investment housing is 60%, that is, own funds from 40% of the cost before fees. The classification of the purchase and the actual amount is confirmed by the bank; the restrictions on a particular product can be stricter.

The regulatory maximum of LTV for off-plan is 50% regardless of the buyer category and price. This does not mean the availability of a loan for any project: the bank must agree on both the developer and the facility and the stage. The installment of the developer and the future mortgage on delivery are different obligations.

The bank asks for ID, income information and bank statements; the entrepreneur may need a license, constituent documents and financial statements; the set depends on the status and source of income; the documents of the facility and existing loans are submitted separately; the exact list is obtained from the selected bank.

No, the bank is still evaluating the specific property and verifying that it's meeting the conditions, and if it's below the purchase price, you may need more of your own money, and the practical step is to negotiate in the contract the deadline for the final decision and the consequences of the failure or insufficient loan amount.

Compare the full term: the fixed rate can only be valid at the beginning, after which EIBOR plus margin is applied. The floating rate changes payment. Compare the APR, fees and the scenario of the rate increase; the exact terms are in the bank Key Facts Statement, not just in advertising.

The regulatory maximum term is 25 years. The total debt load is usually limited to 50 percent of gross income from confirmed sources; this is not a recommended personal budget. The age to the last payment is determined by the bank's policy, so the single limit of 65 years for all is incorrect.

Yes, under the terms of the bank. For example, at KFS Emirates NBD in February 2026, full early repayment costs 1.05% of the principal balance or 10,500 AED, a smaller amount including VAT. This is an example of a particular bank; partial repayment and preferential limits check separately.

Oqood is used for pre-registration of the off-plan transaction. DLD specifies the registration of the signed contract in the preliminary register within 90 days. The buyer is sent an electronic certificate. The reservation or payment receipt does not itself confirm such registration.

The pre-registration is used for a completed property, and the completion of the completed property is completed after the required registration has been completed and the entry has been transferred to the main registry, and check which document you have received: the Oqood certificate and the Title Deed of the finished property have different functions.

Off-plan purchasers' payments must go to the project's escrow account, check the project, bank and details through official data, not just the manager's message, and confirm them again with the developer and through the official channel before the next transfer.

Check Project Status Enquiry in DLD or Dubai REST, where you can find information about the project, inspections and developer. Compare the date of renewal and actual progress with the contract.

Record the contractual date, allowable transfers and notices; request a written explanation and the official status of the project. The mere fact of a delay does not imply automatic compensation or the right to stop payments.

In the event of a final, motivated cancellation of the RERA project, the law provides for a refund of payments according to the established procedure.This is different from a simple delay in construction and does not mean an instant transfer of money.

The sale of registered rights to a property under construction is legal under Dubai law, but the possibility of your assignment, the necessary approvals and settlements must be checked before purchase. Don't rely on the universal promise "you can sell after paying 20%": the terms of a particular transaction and project may differ.

Admissible changes and their consequences depend on the law and the contract. Compare the agreed plan, the specification and the final documents; significant deviation should be evaluated separately. Don't accept the statement that the developer has the right to change everything without restrictions, or the promise of automatic returns in any discrepancy.

Snagging is a defect check. Before you sign the final documents, check the room and equipment, fix the defects in the photo, agree on the timing of the correction and re-check. The practical list for transmission: keys, accesses, meter readings, instructions and a list of unclosed comments.

For shared real estate in Dubai, Article 40 of Law No. 6/2019 provides for the liability of the developer for structural defects for 10 years from the completion certificate, and for certain defects of installations for one year from the transfer to the owner.

These are RERA-approved expenses for the management and maintenance of common property, such as security, cleaning and repairs. The rate depends on the building and year. Before buying, request the latest approved budget and bill for the selected apartment.

Use the Service Charge Index DLD: select the project, destination and fiscal year. Compare the result with the management company's account and the area calculation base. The advertising score for an undelivered project is not equal to the approved tariff of an existing building.

Non-use of the apartment does not exempt the owner from the obligations on the common property, so maintenance costs are included in the downtime scenario. Separately, check the constant payments for utility and cooling: zero consumption does not always mean zero bill.

The DEWA Move-in card lists a return deposit of 2,000 AED for the apartment or 4,000 AED for the villa and a connection fee of 155 AED. Check the applicability to your connection type. The deposit is a separate frozen amount, not a payment for future consumption.

It depends on the building and the system. In district cooling, the fee can consist of a fixed part for power and a part for consumption; the supplier can issue a separate invoice. Before buying, request a cooling agreement and real bills of the apartment, including periods when it was empty.

In addition to service charges, you can have electricity, water, cooling, Internet, insurance, maintenance, and municipal payments. If you rent out, add management, renter search, and simple. The practical approach is to make an annual estimate out of real accounts, separating fixed costs from those that depend on use.

Check what the building insurance covers, and what relates to personal property and owner liability. General insurance does not mean protecting all furniture and any losses inside the apartment. With a mortgage, the bank sets policy requirements; deductibles and exceptions should be read separately.

Ownership does not remove restrictions on changes to common property and engineering systems. Before you work, you will receive a list of approvals from the management company, the developer and the competent authority for your type of work. The practical step is to check the previously completed redevelopment before buying.

Ask for an actual statement on the object and reconciliation of charges from the management company, check the terms of issuance of e-NOC. In the contract, determine the date of division of expenses and settlement procedure. Do not conclude that there are no debts only on the old paid receipt.

Yes, the practical option is a contract with the management company and limited authority to act. DLD provides for the work of representatives by proxy in the Ejari system, fix the limits of repairs, reporting, access to payments, transfer of keys and termination procedures.

Market returns are not guaranteed: rents, loads, costs and selling price change. If a guarantee is offered, check who is obliged to pay, term, exclusions and financial security obligations. The advertised 8-10% without a contract and calculating expenses is not a promise of your net income.

Gross yield: annual rent ÷ purchase price × 100%. For net rent, subtract the owner's costs and the cost of the lease, and in the denominator, take into account the full cost of the acquisition. For a mortgage, separately calculate cash flow after payments and return on equity.

Case in point: the apartment costs 1 million AED, the rent is 80,000 a year, the gross yield is 8%, with costs of 20,000 and total costs of acquiring 1.07 million, the net yield before funding and personal taxes is about 5.61%. All amounts are contingent: this is a demonstration of the formula, not a forecast of the object.

Compare annual net income under the same loading scenarios. Daily change requires permission and costs for management, cleaning, equipment and downtime; high overnight price does not equal high annual profit; long-term contract gives a different schedule of receipts and obligations to the tenant.

Ejari is Dubai's lease registration system. DLD issues an electronic registration certificate; it provides for registration and renewal through available channels; it is a lease document, not a property certificate. For the tenant, Ejari is also linked to the DEWA connection procedure.

Legally operating as a holiday home in Dubai requires a DET permit for the relevant unit. Documents are checked and the operator's right to operate the facility. Having an Airbnb account or property does not replace permission; check in advance the applicability of the regime to your building and type of premises.

Ask for a valid contract, Ejari, timing, rate, confirmation of payments, deposit and sent notices. In the purchase contract, determine the transfer of rental proceeds and liabilities. Practically value the investment on the existing contract, rather than on the promised higher lease after purchase.

The change of ownership does not confer an unlimited right to change the existing contract; the renewal takes into account the applicable Smart Rental Index and the procedure for notification; the law usually requires that the change be reported at least 90 days before the end of the contract, unless the parties agree otherwise.

Not immediately upon purchase, due process is required for statutory grounds, including one's own residence under the conditions met; notice of eviction, at least 12 months in advance through a notary or registered mail; and the ability to use the seller's previous notice, check separately.

Practical list: registration and authority, fees with all withholdings, minimum rates, right to grant discounts, repair costs, reports and payout dates. For holiday homes, check the permit. Specify who owns the deposits, how keys are returned and how management is terminated.

In Dubai, the DLD accepts investor applications at a property purchase cost of 2 million AED per ten-year renewable residence. The visa is not issued automatically after the transaction: you need compliance with the conditions, documents and separate registration.

DLD allows one or more properties in the applicant’s name with a total value of 2 million AED. In case of shared ownership, you cannot automatically consider the full price of all apartments as your investment.

However, the route requirements vary: the DLD card requests a bank letter and confirms the 2 million AEDs paid, and the ICP allows financing by an approved local bank. Before the transaction, you get confirmation of the applicable terms for your facility; the universal promise “any contribution is enough” is incorrect.

The ICP guide provides for the purchase of one or more off-plan properties of 2 million AED from an approved local company, and a standard DLD service card requires a Title Deed.

On the DLD Taskeen card, which was tested on 19.09.2026, it states: the sole owner can apply regardless of the value; if you share a share, at least 400,000 AED. Title Deed and personal presence are required; approval is issued separately.

Family registration is provided, but the composition of the documents and the term depends on the program and the category of the relative. For Golden Residency, ICP specifies the possibility of registration of spouses, children and parents; Taskeen publishes separate conditions. Prepare kinship documents and insurance; family applications and fees are not automatically included in the purchase.

The ownership of the property and the validity of the visa should be considered separately. Golden Visa allows you to stay outside the UAE for longer than the usual six months without losing your visa on this basis.

Golden Residency allows you to live and work in the UAE, but employment and business requires compliance with the relevant procedures. Visa is not an automatic confirmation of tax residence in any country.

Real estate can be included in inheritance planning. For example, DIFC Courts offers Property Will for eligible non-Muslims from 18 years of age with real estate in the UAE; it covers up to five properties or shares. Without such a will, the rules of the relevant local courts apply, the composition of heirs and design are selected according to your situation.

Pre-determine the likely buyer, the exit costs and the allowable sale period, subtract the balance of the mortgage, associated bank expenses, commission and other agreed payments, check also the taxes in the country of residence and the effects on the visa based on this property, price increases and the sale period can not be guaranteed.