For many people who work or live in the UAE, and even for some who do not, buying a flat or villa in Dubai is an investment option. Ownership rules differ by emirate, and registration fees are an important part of the cost. This article is based on pages of the official UAE Government portal (`u.ae`), the Dubai Land Department and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), checked on 24 October 2026.
Who can own where?
The UAE Government portal, updated on 28 September 2026, summarises the rules of three emirates:
| Emirate | Rule for foreigners |
|---|---|
| Dubai | Resident and non-resident foreigners may hold unrestricted freehold ownership, usufruct or leasehold of up to 99 years in designated areas; the areas are set in "Regulation No. 3 of 2006" |
| Abu Dhabi | Foreign ownership is only of floors and apartments in investment areas, not land; nine areas including Yas Island, Saadiyat, Reem and Masdar City |
| Sharjah | Foreigners and foreign companies cannot own, but may hold usufruct of up to 100 years in specified areas with special approval |
For Abu Dhabi the portal also lists these forms: a 99-year ownership deed excluding land, a 50-year renewable "musataha" right, a 99-year usufruct and a long-term lease with an initial term of at least 25 years.
Sale registration fees in Dubai
On its "property sale registration" service page, updated on 14 October 2026, the Dubai Land Department lists these fees:
| Item | Fee |
|---|---|
| Seller's share | 2% of the sale value |
| Buyer's share | 2% of the sale value |
| Title deed issuance | AED 250 |
| Unit map under Dubai Municipality | AED 225; AED 100 for land outside Dubai Municipality |
| Villas and apartments | AED 250 |
| Knowledge fee and innovation fee | AED 10 each |
| Service partner (registration office) fee | AED 4,000 plus VAT for a sale of AED 500,000 or more; AED 2,000 plus VAT below that |
The page does not say which party pays the service partner fee; settle this before the deal.
On buying from a developer: on 31 May 2021 the Dubai Land Department asked developers to pay registration fees within 60 days at most and said the developer carries out the registration after the buyer has paid the registration fee, i.e. 4% of the property value. So when buying from a developer, take the receipt for the 4% and the follow-up of its registration seriously.
Documents and steps
Documents the Dubai Land Department asks individuals for:
- the Emirates ID of the buyer and seller, for identity verification only and without taking copies; a non-resident foreigner may give a valid passport instead;
- in freehold areas, the developer's electronic "no objection" certificate (e-NOC), obtained through the Dubai REST app.
Steps:
| Step | Task |
|---|---|
| 1 | Go to an official "real estate registration trustee" office and hand in the documents for checking; gaps are corrected and documents uploaded to the digital vault |
| 2 | An employee enters and checks the transaction data |
| 3 | Pay the fees and receive the receipt by email |
| 4 | Enter the buyer's details with the Emirates ID or passport and submit the request |
| 5 | The request is created; keep the reference number |
The Department gives the service time as 25 minutes.
Property and residence
The Federal Authority for Identity, Citizenship, Customs and Port Security has a service called "entry permit issuance for real estate investor residency":
| Topic | What the service page says |
|---|---|
| Property value | At least AED 2,000,000, according to a letter from the real estate registration department |
| Ownership | The property must be fully owned by the investor |
| Duration | The visa is issued for 10 years to complete the golden residency procedures |
| Fees | AED 100 application, AED 100 issuance, AED 100 smart services; AED 300 in total |
| Other documents | Passport valid for at least 6 months, photo, valid health insurance in the UAE |
This page says nothing about property bought with a mortgage; if you have a loan, ask about the conditions separately. For the general golden residence rules, see our separate article.
A worked example
This example is hypothetical and only puts the official fees above side by side. A flat in a Dubai freehold area priced at AED 1,500,000:
| Item | Amount |
|---|---|
| Buyer's share, 2% | AED 30,000 |
| Seller's share, 2% | AED 30,000 |
| Title deed | AED 250 |
| Villas and apartments | AED 250 |
| Knowledge and innovation | AED 20 |
| Service partner fee | AED 4,000 plus 5% VAT, i.e. AED 4,200 |
If the buyer also pays the fixed fees and the service partner fee, their share comes to about AED 34,720. We have not included the map fee, since the service page does not say whether it is needed for every flat. This property does not reach the AED 2 million threshold for real estate investor residence. Broker fees, loans, repairs and maintenance are not included.
Practical points
- Before any payment, make sure the property is in a freehold area and the seller is the registered owner.
- When buying from a developer, get the no-objection certificate and the receipt for the registration fee, and follow them up.
- Settle the service partner fee and other fixed fees in the contract between buyer and seller.
- If the aim is residence, check the property value, full ownership and any loan against the official conditions before buying.
Royal Golden does not give real estate, legal or financial advice. This article is general information and not investment advice.
Sources
- UAE Government portal, expatriates buying a property in the UAE — https://u.ae/en/information-and-services/moving-to-the-uae/expatriates-buying-a-property-in-the-uae (checked on 24 October 2026)
- Dubai Land Department, property sale registration — https://dubailand.gov.ae/en/eservices/property-sale-registration/ (checked on 24 October 2026)
- Dubai Land Department, developers asked to pay registration fees within 60 days (31 May 2021) — https://dubailand.gov.ae/en/news-media/dld-calls-on-developers-to-pay-property-registration-fees-within-60-days/ (checked on 24 October 2026)
- UAE Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), entry permit issuance for real estate investor residency — https://icp.gov.ae/en/services-details/?serviceid=68e34eea5ae59b00117383d5 (checked on 24 October 2026)