Can foreigners buy land in Dubai?

Authored by the expert who managed and guided the team behind the UAE Property Pack

Yes, the analysis of Dubai's property market is included in our pack

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SANDSOFWEALTH

A team specialized in real estate investing in MENA countries (UAE, Saudi Arabia, Qatar, Morocco, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Dubai. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At SandsOfWealth, we explore the Dubai real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in areas like Dubai Marina, Downtown Dubai, and Business Bay. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

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Jean-Charles Salvin 🇫🇷

Co-Founder, Best Dubai Condos

With 13 years of real estate expertise, Jean-Charles co-founded BestDubaiCondos to guide clients in making smart, strategic property investments. As a seasoned realtor and trusted advisor, he focuses on creating personalized investment plans designed to maximize profits through Airbnb rentals and long-term income opportunities in Dubai's most desirable locations. We talked with him at the end and added his insights to improve the blog post, making it clearer and more personal.

Can foreigners legally buy land in Dubai or only lease it long-term?

Foreigners can legally purchase land in Dubai through both freehold ownership and long-term leasehold arrangements.

Freehold ownership gives foreign buyers complete ownership rights, including the ability to sell, lease, inherit, and develop the land without time restrictions. This ownership type is available in more than 80 designated freehold zones across Dubai, established under UAE Federal Law No. 7 of 2006.

Leasehold arrangements allow foreigners to acquire land use rights for periods up to 99 years in specific development zones. Under leasehold ownership, buyers don't own the land itself but hold comprehensive usage rights that can be renewed, transferred, or inherited during the lease period.

The Dubai Land Department (DLD) regulates both ownership types and maintains a transparent registration system. As of June 2025, approximately 65% of foreign land purchases in Dubai involve freehold ownership, while 35% are leasehold arrangements.

Both ownership structures provide legal security and are recognized under UAE property law.

Which types of land can foreigners buy in Dubai?

Foreign nationals can purchase four main categories of land in Dubai, each with specific zoning regulations and development requirements.

Residential land represents the largest segment of foreign purchases, accounting for 78% of all transactions as of mid-2025. This includes plots designated for villas, townhouses, apartment buildings, and mixed-use residential developments in areas like Dubai Hills Estate, Arabian Ranches, and Jumeirah Golf Estates.

Commercial land purchases allow foreigners to develop office buildings, retail centers, hotels, and business complexes. Popular commercial zones include Business Bay, DIFC, and Dubai South, with plot sizes ranging from 5,000 to 50,000 square feet.

Industrial land is available in designated free zones and industrial areas for manufacturing, logistics, warehousing, and distribution facilities. Key industrial zones include Dubai Industrial Park, Al Qusais Industrial Area, and Jebel Ali Industrial Zone.

Agricultural land, though less common, can be purchased for farming operations, greenhouses, and sustainable agriculture projects, primarily in outer Dubai areas like Dubai Investment Park and Al Lisaili.

It's something we develop in our Dubai property pack.

Are there specific zones where foreigners are allowed to purchase land?

Foreigners can only purchase land in government-designated freehold zones, which currently number over 80 areas across Dubai.

Freehold Zone	Land Type Available	Average Price per Sq Ft (AED)
Palm Jumeirah	Residential, Commercial	1,200-2,500
Dubai Marina	Residential, Commercial	800-1,800
Downtown Dubai	Residential, Commercial	1,500-3,000
Business Bay	Commercial, Mixed-use	900-2,200
Dubai Hills Estate	Residential	400-900
Dubai South	Residential, Commercial, Industrial	250-600
Jumeirah Village Circle	Residential	300-700

Outside these designated freehold zones, foreigners can only acquire leasehold rights or enter into joint ventures with UAE nationals who hold majority ownership. The Dubai Municipality maintains an updated list of freehold zones, with new areas being added regularly based on development plans.

Each freehold zone has specific building regulations, plot ratios, and usage restrictions that foreign buyers must comply with during development.

What is the exact step-by-step process for a foreigner to buy land in Dubai?

The land purchase process in Dubai follows a standardized 9-step procedure overseen by the Dubai Land Department.

1. **Plot Identification and Initial Due Diligence**: Choose a plot in a designated freehold zone and verify its zoning, title status, and any encumbrances through the DLD's online portal or with a licensed real estate agent.2. **Financial Preparation**: Secure funding through cash reserves or mortgage pre-approval from UAE banks. Foreign buyers typically need 25-50% down payment for financing.3. **Negotiate Purchase Terms**: Agree on price, payment schedule, and transaction timeline with the seller. Most negotiations involve licensed real estate agents who charge 2% commission.4. **Sign Memorandum of Understanding (MOU)**: Execute a preliminary agreement outlining all terms and conditions. Pay a deposit, typically 10% of the purchase price, held in escrow.5. **Obtain No Objection Certificate (NOC)**: If the land is within a master community or development, obtain NOC from the developer. Fees range from AED 500 to AED 5,000 depending on the project.6. **Final Sale Agreement Preparation**: Both parties prepare the final sale agreement with all terms, conditions, and payment details clearly specified.7. **Dubai Land Department Registration**: Meet at DLD offices to execute the final transfer. Both buyer and seller must be present or represented by power of attorney.8. **Payment of Fees and Charges**: Pay all associated costs including 4% DLD transfer fee, AED 4,000 registration trustee fee, and any applicable mortgage registration fees.9. **Title Deed Issuance**: Receive the official title deed in your name, confirming legal ownership of the land.

The entire process typically takes 2-4 weeks from MOU signing to title deed issuance.

Can a foreigner buy land in Dubai without being physically present in the UAE?

Foreign buyers can complete land purchases in Dubai without physical presence through legal representation and digital processes.

The Dubai Land Department accepts power of attorney arrangements, allowing licensed real estate agents, lawyers, or trusted representatives to handle the transaction on behalf of foreign buyers. The power of attorney must be notarized and attested by UAE consulates in the buyer's country of residence.

Digital documentation and remote signing procedures have streamlined the process significantly since 2023. Buyers can sign MOUs, review contracts, and transfer funds electronically through secure platforms approved by the DLD.

Bank financing can also be arranged remotely, with major UAE banks offering video conference meetings for mortgage applications and document verification. However, some banks may require at least one in-person meeting for final loan approval.

The final title deed transfer typically requires physical presence or power of attorney representation at DLD offices, as biometric verification is mandatory for ownership registration.

What documents are required for a foreigner to purchase land in Dubai?

Foreign land buyers in Dubai need a specific set of documents for legal purchase and registration.

**Essential Documents:**- Valid passport with at least 6 months validity- Passport copy attested by UAE embassy or consulate- Proof of funds or bank statements showing financial capability- Mortgage pre-approval letter (if financing the purchase)- Emirates ID (if UAE resident) or entry stamp for visitors**Transaction-Specific Documents:**- Signed Memorandum of Understanding with deposit receipt- No Objection Certificate from developer (if applicable)- Property valuation report from DLD-approved valuers- Title deed verification from Dubai Land Department- Power of attorney (if not personally present)**Additional Requirements:**- Salary certificate or employment letter for mortgage applications- Bank statements for the previous 6 months- Property insurance documentation- Anti-money laundering declarations as required by UAE banking regulations

All foreign documents must be attested by UAE embassies or consulates in the country of origin. The Dubai Land Department may request additional documentation based on specific transaction circumstances.

Digital copies are accepted for initial processing, but original documents are required for final registration.

What taxes, registration fees, and other costs are associated with buying land in Dubai?

Land purchases in Dubai involve several mandatory fees and costs, but no ongoing property taxes.

Fee Type	Amount/Percentage	Paid To
DLD Transfer Fee	4% of purchase price	Dubai Land Department
Registration Trustee Fee	AED 4,000 (properties >AED 500,000)	Dubai Land Department
Real Estate Agent Commission	2% of purchase price	Licensed broker
No Objection Certificate	AED 500-5,000	Developer
Title Deed Issuance	AED 540	Dubai Land Department
Mortgage Registration	0.25% of loan amount	Dubai Land Department
Property Valuation	AED 2,500-5,000	Approved valuer

Dubai does not impose annual property taxes, capital gains taxes, or inheritance taxes on real estate, making it highly attractive for international investors. The one-time fees typically total 6-7% of the purchase price when including agent commissions.

Additional costs may include legal fees (AED 5,000-15,000), property insurance, and utility connection charges depending on the land's development status.

Can foreigners pay cash for land purchases or is financing common and accessible?

Foreign buyers can purchase land in Dubai through both cash payments and mortgage financing, with cash transactions being more straightforward and common.

Cash purchases account for approximately 60% of foreign land transactions in Dubai as of June 2025. Cash buyers benefit from faster transaction processing, stronger negotiating positions, and no financing-related complications or delays.

Mortgage financing is readily available through UAE banks, with major lenders including Emirates NBD, ADCB, HSBC UAE, and Mashreq Bank offering specialized programs for foreign buyers. Non-resident financing typically requires higher down payments of 25-50% compared to 20-25% for UAE residents.

Financing terms vary significantly based on buyer residency status, income source, and property location. UAE residents generally access better interest rates and loan terms than non-residents.

The UAE Central Bank regulates all mortgage lending, with current loan-to-value ratios capped at 75% for residents and 50-60% for non-residents on land purchases. Pre-approval processes typically take 2-3 weeks for residents and 4-6 weeks for non-residents.

It's something we develop in our Dubai property pack.

Are mortgages available for foreigners buying land in Dubai, and what are the usual conditions?

UAE banks offer mortgage products specifically designed for foreign land buyers, though terms are more restrictive than for UAE residents.

Interest rates for foreign borrowers range from 4.5% to 6.5% annually as of mid-2025, compared to 3.8% to 5.2% for UAE residents. Variable and fixed-rate options are available, with most banks offering initial fixed periods of 1-3 years.

Eligibility requirements include minimum monthly income of AED 15,000 for UAE residents and AED 20,000-30,000 for non-residents, depending on the bank. Debt-to-income ratios must not exceed 50% of total monthly income, including the new mortgage payment.

Loan tenures extend up to 25 years, with maximum borrower age at loan maturity set at 60-65 years. Some banks offer longer terms for younger borrowers or those with exceptional credit profiles.

Required documentation includes salary certificates, bank statements, employment contracts, and credit reports from the borrower's home country. Non-residents must provide additional documentation proving income stability and legal residence status.

Processing fees range from 0.5% to 1% of the loan amount, with early settlement penalties typically 1-2% of the outstanding balance in the first two years.

Pre-approval is strongly recommended and takes 10-15 working days for residents and 20-30 days for non-residents.

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.

Is buying land in Dubai a path to getting residency or citizenship in the UAE?

Land ownership in Dubai can provide pathways to UAE residency but not citizenship, which remains restricted to UAE nationals by birth or naturalization.

The UAE offers several investor visa categories based on property investment value. Foreign investors purchasing property worth AED 1 million or more qualify for a 3-year renewable residency visa, while investments of AED 2 million or more unlock 5-year or 10-year Golden Visa opportunities.

Golden Visa holders receive extended residency benefits including the ability to sponsor family members, obtain multiple entry visas, and maintain residency without requiring UAE employment or local sponsorship.

Retirement visas are available for individuals over 55 years old who invest AED 2 million or more in UAE real estate, providing 5-year renewable residency with reduced financial requirements compared to employment-based visas.

Residency visa processing typically takes 2-4 weeks after property purchase completion. Visa holders must maintain their property investment throughout the visa validity period, with annual property valuation requirements for Golden Visa renewals.

UAE citizenship remains highly restricted and is not available through property investment alone. Naturalization requires decades of continuous residency, Arabic language proficiency, and specific contribution to UAE society as determined by government authorities.

What are the most common mistakes foreigners make when buying land in Dubai?

Foreign land buyers frequently encounter avoidable problems that can result in financial losses or legal complications.

**Zoning and Usage Verification Failures:**- Not confirming the plot's approved usage before purchase- Assuming residential zoning allows commercial development- Failing to check building height and density restrictions- Overlooking master community regulations and architectural guidelines- Not verifying infrastructure availability and connection costs**Due Diligence Oversights:**- Skipping title deed verification through Dubai Land Department- Not checking for existing mortgages, liens, or legal disputes- Failing to verify the seller's legal ownership and authority to sell- Not reviewing developer track record and project completion history- Overlooking plot boundaries and surveying discrepancies**Financial and Legal Planning Errors:**- Underestimating total transaction costs beyond the purchase price- Not securing mortgage pre-approval before making offers- Failing to budget for development costs and timeline requirements- Not understanding payment milestone requirements in development projects- Overlooking currency exchange risks for foreign currency transactions

Professional guidance from licensed real estate agents, legal advisors, and financial consultants significantly reduces these risks and ensures successful transactions.

What are the typical uses of land purchased by foreigners in Dubai?

Foreign land purchases in Dubai serve diverse investment and development purposes, with residential development dominating the market.

Residential development accounts for 78% of foreign land purchases, focusing on villa communities, townhouse projects, and luxury residential compounds. Popular developments include gated communities in Dubai Hills Estate, Arabian Ranches, and Jumeirah Golf Estates, with average development costs ranging from AED 800-1,500 per square foot.

Commercial development represents 15% of purchases, primarily for office buildings, retail centers, and mixed-use projects. Business Bay, DIFC, and Dubai South attract significant commercial investment, with rental yields ranging from 6-10% annually for well-located commercial properties.

Industrial and logistics development comprises 5% of foreign purchases, concentrated in free zones like Jebel Ali and Dubai South. These investments target e-commerce fulfillment, manufacturing, and regional distribution operations serving GCC markets.

Hospitality and tourism development makes up 2% of purchases, focusing on boutique hotels, serviced apartments, and short-term rental properties in tourist areas like Dubai Marina and Palm Jumeirah.

Long-term outlook for Dubai land values remains positive, with government infrastructure investments, Expo 2030 preparations, and continued economic diversification driving demand. Land values in prime freehold areas have appreciated 8-12% annually over the past five years, with industry experts projecting continued growth through 2030.

It's something we develop in our Dubai property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Pearlshire - Legal Steps to Buying Property in Dubai
2. Miva Real Estate - Buying Land in Dubai Guide
3. LinkedIn - Guide to Buying Land in Dubai
4. APIL Properties - Foreigners Buying Property in Dubai
5. Excel Properties - Guide to Buy Land in Dubai
6. Properstar - How to Buy Property in Dubai as Non-Resident
7. Bayut - Property Ownership Rules for Foreigners
8. Wise - Buy Property in Dubai Guide