Buying property in Dubai demands a disciplined sequence of due diligence checks before any agreement is signed or deposit paid. Foreign nationals can acquire full freehold ownership in designated zones under Article 3 of Regulation No. 3 of 2006 — without a UAE residency visa and with no age restriction — as confirmed by the official UAE government portal (u.ae). The Dubai Land Department (DLD), operating under Law No. 7 of 2006 on Real Property Registration, maintains the authoritative ownership register, and every legitimate purchase process runs through its systems. Rushing or reordering any step introduces legal and financial exposure that can take years to resolve.
The most consequential pre-purchase check is ownership confirmation. Before signing any agreement, buyers should verify title deed in Dubai using DLD’s official Title Deed Verification service, accessible via the Dubai REST app or at dubailand.gov.ae. This service confirms the validity of the Certificate of Title, identifies any registered mortgages or encumbrances, and cross-references the named seller against official ownership records. In practice, discrepancies between what a seller claims and what DLD records show are not uncommon — inherited titles, undischarged bank mortgages, and company-held assets all surface at this stage rather than at the trustee office.
Once ownership is confirmed, establishing genuine market value prevents overpaying in a market where asking prices regularly diverge from comparable transaction data. Commissioning professional property valuation in Dubai from a RERA-accredited valuation company — whose full list DLD publishes at dubailand.gov.ae/en/eservices/approved-valuation-companies — produces a certified valuation certificate recognized by lenders, courts, and DLD for investment fund registration, court proceedings, and Golden Visa eligibility assessment. For mortgage buyers, the lender also independently commissions a bank-panel valuation; if that figure falls below the agreed purchase price, the loan approval amount shrinks accordingly — a scenario that regularly catches buyers off guard in a rising market.
Confirming Freehold Eligibility and Zone Status
Not every property in Dubai is available to foreign buyers. Under Regulation No. 3 of 2006, non-UAE nationals may only acquire freehold ownership, usufruct rights, or leasehold rights of up to 99 years in areas specifically designated by the Ruler of Dubai. These designated freehold zones include Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay, Arabian Ranches, Emirates Hills, Jumeirah Beach Residence, and Al Jaddaf, among others. Properties outside these zones are restricted to UAE nationals and GCC citizens. Before engaging a broker or signing anything, buyers should cross-check area status using DLD’s Property Status Enquiry service to confirm freehold eligibility — any broker representing a non-designated property as freehold-eligible to a foreign buyer is providing legally inaccurate information.
Off-Plan Purchases: Developer and Escrow Verification
Off-plan transactions carry distinct risks that completed-property purchases do not. Under Law No. 8 of 2007 and Law No. 13 of 2008, all developers selling off-plan units must maintain a project-specific escrow account with a DLD-approved bank, into which all buyer payments must flow directly. Buyers should confirm the developer holds a valid RERA license (searchable on DLD’s Licensed Real Estate Developers list) and that the project carries a DLD registration number (M-code) in the Oqood system. No payment should go to any account other than the verified project escrow account — requests to pay into personal or operating accounts are a regulatory violation and a clear fraud indicator.
Once the Sale and Purchase Agreement is signed and the initial payment made, the developer must register the transaction in the Oqood Interim Property Register. The resulting Oqood Certificate is the buyer’s legal proof of purchase until handover and final title deed issuance. Buyers should request written confirmation that Oqood registration is complete before making subsequent installments.
Developer NOC: What It Covers and What It Costs
For every resale of a completed property in a freehold community, the developer must issue a No Objection Certificate before DLD can register the ownership change. The NOC confirms that all outstanding service charges, maintenance fees, and contractual obligations under the original sale agreement are cleared. Developer NOC fees are not regulated by DLD or RERA — each developer sets its own schedule — with the market range commonly running between AED 500 and AED 5,000 depending on the developer, property type, and whether any mortgage coordination is required. Processing typically takes 3–7 business days, but NOCs carry an expiry date (commonly 30 days), so the trustee office appointment must be scheduled immediately after issuance.
Complete Buyer Cost Schedule for Dubai Property (2026)
All buyer-side costs at transfer are paid via manager’s cheques — no cash, no personal cheques — at a DLD-approved Real Estate Services Trustee Center. Per DLD’s Property Sale Registration eService and Mortgage Registration eService, current fees are:
| Cost Item | Amount | Notes |
| DLD Transfer Fee | 4% of purchase price | Buyer typically pays; split by agreement possible |
| Title Deed Issuance | AED 250 | Per DLD fee schedule |
| Unified Map (Dubai Municipality) | AED 225 | Standard for apartments and villas |
| Trustee Service Fee | AED 4,000 + VAT | For transactions ≥ AED 500,000 |
| Trustee Service Fee | AED 2,000 + VAT | For transactions < AED 500,000 |
| Knowledge + Innovation Fees | AED 10 + AED 10 | Per document |
| Developer NOC | AED 500–5,000 | Seller typically pays; negotiate in MOU |
| Broker Commission | ~2% + 5% VAT | Market standard; not DLD-regulated |
| Mortgage Registration | 0.25% of loan + AED 290 | Financed purchases only |
Source: DLD Property Sale Registration eService; DLD Mortgage Registration eService (dubailand.gov.ae). As of February 1, 2025, the UAE Central Bank prohibits banks from financing the 4% DLD transfer fee or broker commission — both must be paid from the buyer’s own cash resources.
FAQ
How do I verify a title deed in Dubai before buying?
Use DLD’s Title Deed Verification service at dubailand.gov.ae or through the Dubai REST app. Enter the title deed number supplied by the seller; the system confirms ownership, property details, and any registered mortgages or encumbrances. The check is available to any party — you do not need to be the current owner. Complete this step before signing the MOU or paying any deposit.
What is the total cost of buying property in Dubai in 2025?
For a cash purchase, the core costs are a 4% DLD transfer fee, trustee fee of AED 4,000 + VAT (for transactions of AED 500,000 or more), title deed fee of AED 250, map fee of AED 225, and broker commission of approximately 2% + 5% VAT. For a mortgaged purchase, add a mortgage registration fee of 0.25% of the loan amount plus AED 290. As of February 2025, the Central Bank requires all these fees to be paid in cash — banks may no longer finance the DLD transfer fee or broker commission.
Do I need a UAE visa to buy freehold property in Dubai?
No. Foreign nationals without UAE residency can purchase freehold property in designated zones under Regulation No. 3 of 2006, as confirmed by u.ae. No minimum purchase price applies to this right. Separately, purchasing property at AED 2 million or more can qualify an investor for a 10-year Golden Visa through DLD’s Golden Visa Investor service.
What is an Oqood Certificate and do I need one?
An Oqood Certificate is issued by DLD for off-plan properties, registering your purchase in the Interim Property Register under Law No. 13 of 2008. It is your legal proof of ownership during construction, prevents double-selling, and links your payment to the project’s escrow account. Request written confirmation of Oqood registration before making any payment beyond the initial deposit.
How long does property due diligence take in Dubai?
A complete pre-MOU due diligence process — title verification, independent valuation, RERA broker check, and service charge review — typically takes 5–10 working days when pursued without delay. Title deed verification via Dubai REST is near-instant. RERA-accredited valuations take 3–5 working days including site inspection. Completing all checks before signing the MOU is critical; once it is executed and the deposit paid, your legal leverage diminishes significantly.
Is a developer NOC required for all property sales?
A developer NOC is mandatory for resale of completed properties in freehold communities — DLD cannot register the transfer without it. For off-plan resales, the NOC is also required but processed through the Oqood system. The MOU (RERA Form F) should specify the NOC deadline and who bears the cost; ambiguous wording on extensions is a common source of transaction disputes.
