Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Yes, the analysis of Dubai's property market is included in our pack
Dubai's real estate market is booming, and that attracts both genuine opportunities and opportunistic scammers targeting foreign buyers who don't know the local system.
We constantly update this blog post to reflect the latest regulations, scam patterns, and insider knowledge specific to buying property in Dubai.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Dubai.
Fact-checked and reviewed by our local expert
Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
How risky is buying property in Dubai as a foreigner in 2026?
Can foreigners legally own properties in Dubai in 2026?
As of early 2026, foreigners can legally own residential property in Dubai, but only in designated freehold areas and under specific ownership structures defined by Dubai law.
The main restriction is that non-UAE nationals can only purchase freehold property in government-approved zones like Dubai Marina, Downtown Dubai, Palm Jumeirah, and around 40 other designated areas, while properties outside these zones are off-limits for foreign ownership.
If a foreigner wants to buy in a non-designated area, they sometimes use long-term leasehold arrangements (up to 99 years) or usufruct rights, though direct freehold ownership in approved areas remains the most common and straightforward approach for foreign buyers in Dubai.
This legal framework is established under Dubai's Regulation No. 3 of 2006, which specifically defines where and how non-UAE nationals can hold property rights in the emirate.
What buyer rights do foreigners actually have in Dubai in 2026?
As of early 2026, foreign buyers in Dubai have strong legal protections once their property is properly registered with the Dubai Land Department, which means your title deed is your most important document.
If a seller breaches a contract in Dubai, foreign buyers can pursue legal action through Dubai Courts, and the courts have established processes for enforcing judgments, including asset seizure and property transfer orders.
However, many foreign buyers mistakenly assume that verbal agreements or WhatsApp conversations carry the same legal weight as registered contracts, when in reality, Dubai's system heavily favors officially registered documents over informal arrangements.
How strong is contract enforcement in Dubai right now?
Contract enforcement in Dubai is relatively strong compared to many other real estate markets, with the UAE ranking well on international rule-of-law indices and Dubai Courts publishing transparent data on case resolution and judgment execution.
The main weakness foreigners should know about is that enforcement takes time and requires navigating specific procedural steps, so while you can win a case, collecting on a judgment against a bad actor who has left the country or hidden assets can be challenging and slow.
By the way, we detail all the documents you need and what they mean in our property pack covering Dubai.
Buying real estate in Dubai can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Dubai right now?
Are scams against foreigners common in Dubai right now?
Real estate scams targeting foreigners in Dubai are common enough that you should assume you will encounter at least one suspicious offer during your property search, especially if you are searching online or responding to social media ads.
Off-plan property transactions are the most frequently targeted by scammers in Dubai because they involve paying money before the unit exists, which creates opportunities for fake developers, fake agents, and payment diversion schemes.
The foreign buyer profile most commonly targeted is someone who is remote, eager to move fast, unfamiliar with Dubai Land Department verification tools, and willing to send deposits without meeting anyone in person or checking official registries.
The single biggest warning sign that a deal may be a scam in Dubai is when someone asks you to pay a deposit or holding fee into a personal bank account or an account that is not the official developer escrow account.
What are the top three scams foreigners face in Dubai right now?
The top three scams foreign buyers face in Dubai right now are fake or bait listings with advance payment pressure, impersonation of licensed agents or agencies, and payment diversion schemes where you are told to pay somewhere other than the official escrow account.
The most common scam, fake listings, typically unfolds like this: you see an attractive property online, you contact the "agent," they pressure you to pay a holding deposit immediately because "someone else is interested," and then either the property does not exist, or it belongs to someone else, and your money disappears.
The most effective protection against these three scams is to verify the broker in the Dubai Land Department licensed broker registry before sharing any documents or money, verify the title deed through DLD's official verification service, and for off-plan purchases, confirm that payments go only into the developer's registered escrow account.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do I verify the seller and ownership in Dubai without getting fooled?
How do I confirm the seller is the real owner in Dubai?
The standard verification process in Dubai is to request the property's title deed details and then validate them through the Dubai Land Department's official Title Deed Verification service, which confirms whether the document matches the actual registry record.
The official document foreigners should check is the title deed (also called the ownership certificate), and you should verify it directly through the DLD's online verification portal rather than trusting screenshots or PDFs sent by the seller or agent.
The most common trick fake sellers use in Dubai is sending professional-looking PDF copies of title deeds that are either completely fabricated or belong to a different property, and this happens often enough that you should never skip the DLD verification step.
Where do I check liens or mortgages on a property in Dubai?
In Dubai, liens and mortgages are recorded in the property's official registration record at the Dubai Land Department, so the DLD title deed verification and the formal transfer process are where encumbrance status is confirmed.
When checking for liens in Dubai, you should specifically request confirmation of any existing mortgage registration, any court-ordered restrictions, and any developer charges or service charge arrears that may be attached to the property.
The type of encumbrance most commonly missed by foreign buyers in Dubai is outstanding service charges owed to the building or community management, which can sometimes be substantial and become the new owner's responsibility if not cleared before transfer.
It's one of the aspects we cover in our our pack about the real estate market in Dubai.
How do I spot forged documents in Dubai right now?
The most commonly forged document in Dubai property scams is the title deed or ownership certificate, and while outright forgeries are not extremely common thanks to Dubai's digital verification systems, they happen often enough that you should never rely solely on documents a seller sends you.
Red flags that a document may be forged in Dubai include the seller refusing to let you verify the document through official DLD channels, inconsistencies in property details when you cross-check with building records, and the listing having no Trakheesi ad permit number or traceable registration.
The official verification method in Dubai is to use the Dubai Land Department's Title Deed Verification service, which acts as your "anti-forgery machine" because if a document cannot pass DLD verification, you do not need to analyze it further, you simply walk away.
Get the full checklist for your due diligence in Dubai
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Dubai?
What hidden costs surprise foreigners when buying a property in Dubai?
The three hidden costs that most surprise foreign buyers in Dubai are the 4% DLD transfer fee (around AED 40,000 or USD 11,000 or EUR 10,000 on a million-dirham property), developer NOC fees that vary widely from AED 500 to AED 5,000 (USD 135 to 1,360 or EUR 125 to 1,250), and ongoing annual service charges that can run AED 15 to 40 per square foot depending on the building.
The hidden cost most often deliberately concealed by sellers or agents in Dubai is high service charge arrears or special assessments owed to the building management, and this sometimes happens when sellers try to close quickly before the buyer discovers the outstanding balance.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Dubai.
Are "cash under the table" requests common in Dubai right now?
"Cash under the table" requests in Dubai are not the standard practice, but they do occur, especially when sellers ask you to pay part of the price to a personal account or suggest recording a lower price in the official paperwork to reduce transfer fees.
The typical reason sellers give for requesting undeclared cash payments in Dubai is to "save you money on transfer fees" or to "speed up the deal," but in reality these arrangements often benefit the seller more and expose you to serious risk.
If a foreign buyer agrees to an undeclared cash payment in Dubai, they face legal risks including potential money laundering violations under UAE law, loss of legal recourse if the deal goes wrong, and the possibility that the official contract will not reflect the true price you paid.
Are side agreements used to bypass rules in Dubai right now?
Side agreements to bypass official rules in Dubai property transactions do occur, particularly arrangements where the official contract shows a lower price while a separate agreement captures the "real" terms, though Dubai's digital registration systems make this harder than in some other markets.
The most common type of side agreement in Dubai is an undocumented price adjustment, where buyers and sellers agree to record a lower official price and handle the difference separately, often to reduce the 4% transfer fee.
If authorities discover a side agreement in Dubai, foreign buyers can face consequences including the transaction being voided, fines for tax evasion or fraud, and losing legal protection because the official contract, not the side agreement, is what courts enforce.
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I trust real estate agents in Dubai in 2026?
Are real estate agents regulated in Dubai in 2026?
As of early 2026, real estate agents in Dubai are heavily regulated by the Real Estate Regulatory Agency (RERA) under the Dubai Land Department, with mandatory licensing requirements, advertising permit systems, and official digital platforms that agents must use.
A legitimate real estate agent in Dubai should have a valid broker registration number (often called an ORN or BRN) issued by RERA, and their associated brokerage company should also be licensed and registered with the Dubai Land Department.
Foreigners can verify whether an agent is properly licensed in Dubai by searching the Dubai Land Department's Licensed Real Estate Brokers list online, which shows the agent's name, registration number, and the brokerage they work for.
Please note that we have a list of contacts for you in our property pack about Dubai.
What agent fee percentage is normal in Dubai in 2026?
As of early 2026, the normal agent commission for residential property purchases in Dubai is around 2% of the purchase price, plus 5% VAT on the commission amount.
The typical range of agent fees in Dubai covers most transactions at 2% for resale properties, though some agents may negotiate slightly lower rates for high-value properties, and off-plan purchases from developers sometimes have different commission structures.
In Dubai, the buyer typically pays the agent commission for resale transactions, which is different from some other countries where the seller covers agent fees, so foreign buyers should budget for this cost in addition to government fees.
Get the full checklist for your due diligence in Dubai
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Dubai?
What structural inspection is standard in Dubai right now?
The standard structural inspection for property purchases in Dubai is a professional "snagging" or condition survey, which is especially important for apartments and villas where construction defects may not be visible during a quick viewing.
A qualified inspector in Dubai should check HVAC systems and air conditioning performance, waterproofing in bathrooms and balconies, electrical and plumbing systems, wall and floor finishes, and window seals and door alignments.
In Dubai, structural inspections are typically performed by licensed snagging companies or building inspection firms, and you should look for inspectors with experience in the specific property type you are buying, whether high-rise apartment or villa.
The most common structural issues inspections reveal in Dubai properties are air conditioning inefficiency or HVAC defects, water leaks behind walls or under bathroom tiles, poor waterproofing on balconies, and cosmetic defects hidden by fresh paint before resale.
How do I confirm exact boundaries in Dubai?
The standard process for confirming exact property boundaries in Dubai is to match the unit details in the title deed with the official property record at the Dubai Land Department, and for villas or plots, to request the registered plot map references.
The official document showing legal boundaries in Dubai is the title deed combined with the property's registered floor plan or plot map, which are maintained in the DLD's registration system and should match what you see on site.
The most common boundary dispute affecting foreign buyers in Dubai involves discrepancies between marketed unit sizes (often gross area) and actual usable space (net area), where buyers discover their apartment is smaller than the brochure suggested.
To physically verify boundaries on the ground in Dubai, you should hire a licensed surveyor or rely on the official plot coordinates provided during the DLD transfer process, especially for villa and townhouse purchases where lot boundaries matter.
What defects are commonly hidden in Dubai right now?
The top three defects sellers commonly conceal from buyers in Dubai are HVAC and air conditioning problems (common), water damage and leaks hidden by fresh paint (common), and high service charge arrears or upcoming special assessments (sometimes happens).
The most effective inspection technique for uncovering hidden defects in Dubai is to schedule viewings at different times of day (to test AC under peak heat load), use thermal imaging cameras to detect moisture behind walls, and always request service charge statements from the building management before signing anything.
We have made this infographic to give you a quick and clear snapshot of the property market in the UAE. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What insider lessons do foreigners share after buying in Dubai?
What do foreigners say they did wrong in Dubai right now?
The most common mistake foreigners say they made when buying property in Dubai is trusting an agent or seller without verifying them through the Dubai Land Department's official registries, which led to lost deposits or wasted time on fake listings.
The top three regrets foreign buyers mention after purchasing in Dubai are not checking service charge levels before buying, not verifying the broker's license through DLD before sending any money, and assuming "freehold Dubai" meant they could buy anywhere without confirming the specific area was eligible for foreign ownership.
The single piece of advice experienced foreign buyers most often give to newcomers in Dubai is to verify everything through official DLD tools before you send any documents or money, because the system is designed to protect you if you use it.
The mistake that foreigners say cost them the most money or stress in Dubai is paying "holding deposits" to personal accounts before verifying the property and agent, because once that money is sent, recovering it from a scammer is extremely difficult even with legal action.
What do locals do differently when buying in Dubai right now?
The key difference in how locals and long-time expats approach buying property in Dubai compared to foreigners is that they verify first and negotiate later, running DLD title deed checks and broker license lookups before they get emotionally attached to a property.
The verification step locals routinely take that foreigners often skip in Dubai is checking the building's service charge history and any upcoming special assessments with the community management before making an offer, which prevents nasty surprises after purchase.
The local knowledge advantage that helps Dubai residents get better deals is their understanding of which communities have better management, lower fees, and stronger resale liquidity, with savvy local buyers often comparing communities like Dubai Marina, Downtown Dubai, Business Bay, Dubai Hills Estate, Arabian Ranches, Jumeirah Village Circle, and Palm Jumeirah based on these practical factors rather than just marketing appeal.
Don't buy the wrong property, in the wrong area of Dubai
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Dubai, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Dubai Land Department Title Deed Verification | Official government registry for all Dubai property ownership records. | We used this to build the ownership verification checklist. We referenced it as the primary tool for confirming seller legitimacy. |
| Dubai Land Department Licensed Brokers Registry | Official database of all licensed real estate agents in Dubai. | We used this to explain how to verify agent credentials. We recommended it as the first step before engaging any broker. |
| Dubai Regulation No. 3 of 2006 | Official law defining foreign ownership rights in Dubai. | We used this to explain where foreigners can legally buy property. We referenced it to clarify freehold zone requirements. |
| Dubai Law No. 8 of 2007 on Escrow Accounts | Official law requiring escrow protection for off-plan payments. | We used this to explain payment diversion scams. We referenced it as the legal basis for refusing non-escrow payment requests. |
| Dubai Land Department Trakheesi Ad Permit System | Official advertising permit system for property listings in Dubai. | We used this to explain how to spot fake listings. We referenced permit numbers as a key legitimacy indicator. |
| World Justice Project Rule of Law Index 2025 | Independent global benchmark for legal system reliability. | We used this to assess contract enforcement strength. We triangulated it with World Bank data for balanced analysis. |
| World Bank Worldwide Governance Indicators | International standard for measuring governance and rule of law. | We used this as a second enforcement benchmark. We combined it with WJP data to avoid single-source bias. |
| Dubai Courts Execution of Judgments | Official court service describing enforcement procedures. | We used this to explain what happens when contracts are breached. We referenced it to set realistic enforcement expectations. |
| UAE Ministry of Economy AML Guidance for Real Estate | Government guidance on money laundering risks in property deals. | We used this to identify grey-area transaction patterns. We referenced it to explain why certain requests are red flags. |
| Government of Dubai Media Office | Official channel for Dubai government announcements and statistics. | We used this to quantify market activity and explain scam timing. We referenced H1 2025 transaction volumes for context. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UAE. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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