Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Everything you need to know before buying real estate is included in our United Arab Emirates Property Pack
Yes, foreigners can legally own property in the UAE, but it depends heavily on which emirate you are buying in and whether the property sits within a designated zone.
Rules vary significantly between Dubai, Abu Dhabi, Sharjah, and the other emirates, so you need to check the exact location before assuming you can buy freehold.
We constantly update this blog post to reflect the latest legal changes and market conditions in the UAE property market.
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 the UAE.
Insights
- Dubai offers over 50 designated freehold areas where foreigners can own property outright in 2026, including popular communities like Dubai Marina, Palm Jumeirah, and Downtown Dubai.
- The 4% Dubai Land Department transfer fee is the single largest closing cost for foreign buyers in Dubai, typically adding around AED 40,000 on a AED 1 million property purchase.
- Abu Dhabi opened nine investment zones to foreign freehold ownership after the 2019 law amendment, including Yas Island, Saadiyat Island, and Al Reem Island.
- Sharjah allows foreign ownership only in specific real estate development projects since November 2022, not across the entire emirate like Dubai does in freehold zones.
- Total closing costs for foreign buyers in the UAE typically range from 6% to 8% in Dubai and 4% to 6% in Abu Dhabi, including registration fees, agent commissions, and admin charges.
- No residency visa is required to purchase property in the UAE, though investing AED 750,000 or more can qualify you for a 2-year renewable residence visa.
- Double-selling scams remain a common risk for foreign buyers in the UAE, where the same property is sold to multiple people before the fraud is discovered.
- Long-term leases in Dubai can extend up to 99 years, which many foreigners use as a practical alternative to freehold ownership in non-designated areas.
- New UAE mortgage rules effective February 2025 require buyers to pay the 4% DLD fee and 2% agent commission upfront rather than financing them through the loan.
- Service charges in Dubai vary dramatically by community, ranging from about AED 7 per square foot in International City to over AED 40 per square foot in premium Downtown Dubai towers.
Fact-checked and reviewed by our local expert
Jean-Charles Salvin 🇫🇷
Co-Founder, Best Dubai Condos
Can a foreigner legally own land in the UAE right now?
Can foreigners own land in the UAE in 2026?
As of early 2026, foreigners can legally own freehold property in the UAE, but only within designated zones that each emirate has specifically approved for foreign ownership.
The main restriction is that foreign buyers cannot purchase freehold land or property outside these designated areas, which means most of the UAE remains off-limits for outright ownership by non-nationals.
The closest legal alternative for foreigners who want property outside freehold zones is a long-term lease of up to 99 years, a usufruct right, or a musataha contract that grants development and usage rights without full ownership.
There are no significant nationality-based restrictions that treat certain foreign nationalities differently from others in the UAE, as the main legal divider is simply whether you are a UAE national or a non-national, with zone-based rules applying equally to all foreigners.
Can I own a house but not the land in the UAE in 2026?
As of early 2026, the UAE does allow a separation between building ownership and land ownership through leasehold arrangements, where you own the property structure but not the underlying land for a fixed term.
When you purchase a leasehold property in the UAE, you receive documentation confirming your right to occupy and use the property, though the freehold title to the land remains with the original landowner or developer.
When a leasehold term expires in the UAE (often after 99 years in Dubai), the property ownership typically reverts to the freehold owner unless a renewal has been negotiated, so buyers should treat lease renewal as something to confirm in writing rather than assume.
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.
Do rules differ by region or city for land ownership in the UAE right now?
Foreign land ownership rules in the UAE vary significantly between emirates, with Dubai, Abu Dhabi, Sharjah, and Ras Al Khaimah each setting their own designated zones, registration procedures, and ownership types.
Areas outside designated freehold or investment zones in any emirate are typically off-limits to foreign buyers, meaning you cannot simply assume a property is available to foreigners just because it is located in the UAE.
These regional differences exist because the UAE is a federation where each emirate maintains authority over its own land and property regulations, and there is no single nationwide law that overrides local emirate rules.
We cover a lot of different regions and cities in our pack about the property market in the UAE.
Can I buy land in the UAE through marriage to a local in 2026?
As of early 2026, marrying a UAE national does not automatically grant a foreigner the legal right to own land in areas restricted to UAE nationals, because nationality and property eligibility are treated as separate legal matters.
If you are a foreign spouse and your Emirati partner purchases property in their name, you should have clear legal documentation such as a prenuptial agreement or side agreement that protects your financial interest in case the relationship ends.
In the event of divorce in the UAE, a foreign spouse's interest in property held solely in the Emirati partner's name can be difficult to recover unless you have enforceable protections in place, so relying on marriage alone as a property workaround carries significant risk.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in the UAE.
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 eligibility and status do I need to buy land in the UAE?
Do I need residency to buy land in the UAE in 2026?
As of early 2026, there is no residency requirement for foreigners to purchase property in the UAE's designated freehold zones, meaning non-residents can buy without holding a UAE visa or Emirates ID.
You do not need a specific visa or permit to complete a property purchase in the UAE, although owning property worth AED 750,000 or more can make you eligible for a 2-year renewable residence visa, and AED 2 million or more can qualify you for a 10-year Golden Visa.
It is legally possible for a foreigner to buy property in the UAE remotely without being physically present, typically by granting a Power of Attorney to a trusted representative who handles the transaction on your behalf through official channels.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in the UAE here.
Do I need a local tax number to buy lands in the UAE?
There is no universal tax identification number requirement for foreigners purchasing property in the UAE, though you will need to provide identity documents like a valid passport and complete standard KYC (know your customer) checks required by banks and real estate agents.
The process of providing identification for a property purchase in the UAE is straightforward and typically happens during the transaction itself, with no separate application required in advance for a tax number.
While not strictly required, opening a local UAE bank account is highly recommended for foreign buyers because it simplifies payments, enables easier utility setup, and helps with rental income collection if you plan to let the property.
Is there a minimum investment to buy land in the UAE as of 2026?
As of early 2026, there is no formal minimum purchase amount to buy property as a foreigner in the UAE, meaning you can technically buy at any price point within designated freehold areas.
However, if you want to qualify for a residence visa through property investment, the thresholds are AED 750,000 (approximately USD 204,000 or EUR 188,000) for a 2-year renewable visa, and AED 2 million (approximately USD 545,000 or EUR 502,000) for the 10-year Golden Visa.
Are there restricted zones foreigners can't buy in the UAE?
Yes, the majority of land in the UAE falls outside designated freehold or investment zones, which means foreigners cannot purchase freehold property in those areas and are effectively restricted to specific approved locations.
Typical restricted categories include land outside designated zones, strategic or military areas, and properties not approved for foreign ownership by the relevant emirate authority, though the everyday restriction most buyers encounter is simply the zone boundary.
To verify whether a specific property is within an eligible zone in the UAE, you can check with the Dubai Land Department, Abu Dhabi's DARI platform, or the relevant emirate's real estate regulator before committing to any purchase.
Can foreigners buy agricultural, coastal or border land in the UAE right now?
In the UAE, foreigners generally cannot buy raw agricultural, coastal, or border land unless it sits within an approved freehold development project, which is rare for these categories.
Agricultural land in the UAE is typically not available for foreign freehold purchase, as these areas fall outside the designated investment zones in each emirate.
Coastal land in the UAE is usually accessible to foreigners only through master-planned communities like Palm Jumeirah, Yas Island waterfront projects, or similar developments where the land has been designated for foreign ownership.
Land near national borders in the UAE is generally restricted and not available for foreign purchase, as these areas carry strategic sensitivity regardless of emirate.
Get fresh and reliable information about the market in the UAE
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What are the safest legal structures to control land in the UAE?
Is a long-term lease equivalent to ownership in the UAE right now?
A long-term lease in the UAE provides strong usage rights that can feel similar to ownership, but it is not legally equivalent to freehold because you do not hold permanent title to the land itself.
In Dubai, foreigners can obtain leasehold rights for up to 99 years in designated areas, and these lease rights can often be renewed, though renewal terms are negotiated rather than automatic.
Foreigners can typically sell, transfer, or bequeath their registered lease rights in the UAE, but the ability to do so depends on the specific contract terms, whether the right is properly registered, and any restrictions imposed by the developer or community.
Can I buy land in the UAE via a local company?
Foreigners can purchase property through a locally registered company in certain UAE zones, though this approach does not automatically bypass zone restrictions and should be viewed primarily as a tax, estate planning, or liability tool rather than a workaround for location limits.
The ownership structure requirements for a foreign-owned company to hold land in the UAE vary by emirate and zone, with some free zones allowing 100% foreign ownership while other areas may require local shareholders or specific approvals.
What "grey-area" ownership setups get foreigners in trouble in the UAE?
Grey-area ownership arrangements are used by some foreigners in the UAE who want to buy in restricted areas, but these setups carry serious legal and financial risks that can result in losing both the property and your money.
The most common grey-area structures include nominee ownership (where a local "friend" holds title on your behalf), side letters that contradict the registered documents, overly broad Powers of Attorney that can be abused, and buying in projects where the agent claims "it's basically freehold" without proper registration.
If UAE authorities discover you are using an illegal or grey-area ownership structure, you could face contract nullification, loss of your investment, potential fines, and difficulty pursuing legal claims because your underlying arrangement was not enforceable.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in the UAE.
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 does the land purchase process work in the UAE, step-by-step?
What are the exact steps to buy land in the UAE right now?
The typical process for a foreigner buying property in the UAE involves confirming the property is in a designated zone, selecting a RERA-registered broker, signing a sale agreement or MOU, paying a deposit, obtaining any required developer NOC, and completing the transfer at the land department to receive your title deed.
The entire purchase process in the UAE typically takes 2 to 6 weeks for ready properties with clean documentation, though off-plan purchases follow a different timeline tied to construction milestones and payment plans.
Key documents you will sign during a UAE property purchase include the sale and purchase agreement (SPA) or memorandum of understanding (MOU), identity documents (passport and Emirates ID if applicable), any Power of Attorney if buying remotely, and the NOC or clearance documents required by the developer or community.
What scams are common when it comes to buying land in the UAE right now?
What scams target foreign land buyers in the UAE right now?
Property scams in the UAE are not extremely common thanks to strict regulations, but they do occur and tend to target foreign buyers who are unfamiliar with local market practices and verification procedures.
The most common scams targeting foreign land buyers in the UAE include fake property listings, impersonation of legitimate sellers or agents, double-selling (where the same property is sold to multiple buyers), off-plan project misrepresentation, and Power of Attorney abuse where someone uses your POA to sell or mortgage your property without consent.
The top warning signs of a fraudulent deal in the UAE are prices significantly below market value (more than 20% cheaper), pressure to decide immediately, requests for payment to personal bank accounts rather than escrow, and an agent or seller who refuses to meet at official offices or provide verifiable credentials.
If you fall victim to a property scam in the UAE, you can file a complaint with the Dubai Land Department, report to Dubai Police through their e-crime portal, and pursue civil claims through the Dubai Courts or DIFC Courts to attempt recovery of your losses.
We cover all these things in length in our pack about the property market in the UAE.
How do I verify the seller is legit in the UAE right now?
The best way to verify a seller's legitimacy in the UAE is to check their identity against the registered owner shown in the official land department records, either through DLD's verification services in Dubai or the DARI platform in Abu Dhabi.
To confirm that a title deed is clean and free of disputes in the UAE, you can use the Dubai REST app or DLD's online enquiry tools to verify the property's status, ownership history, and whether any claims are attached.
You can check for existing liens, mortgages, or debts on a property in the UAE by requesting a statement of account from the relevant land department and ensuring that any clearance or payoff is handled as a formal condition in the transfer process.
Working with a RERA-registered real estate agent and a qualified real estate lawyer are the most essential professionals for verifying seller legitimacy and protecting your interests during a UAE property transaction.
How do I confirm land boundaries in the UAE right now?
The standard procedure for confirming land boundaries in the UAE involves obtaining the official plot plan or site plan from the land authority or developer and matching it against the registered description in the title deed records.
Official documents you should review for boundary verification in the UAE include the title deed's registered plot description, the developer's site plan, and any survey documentation that aligns with the emirate's official mapping system.
Hiring a licensed surveyor is not always mandatory in the UAE for apartment purchases, but it is recommended for standalone plots or villas where physical boundaries matter, especially if you have any concerns about encroachments or measurement discrepancies.
Common boundary-related problems foreign buyers encounter in the UAE include plot measurements that differ from marketing materials, encroachments by neighboring properties discovered after purchase, and disputes over common areas in jointly-owned developments.
Buying real estate in the UAE 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.
What will it cost me, all-in, to buy and hold land in the UAE?
What purchase taxes and fees apply in the UAE as of 2026?
As of early 2026, total purchase taxes and fees for foreign buyers in the UAE typically range from 6% to 8% of the purchase price in Dubai and 4% to 6% in Abu Dhabi, including registration fees, agent commissions, and administrative charges.
The typical closing cost range in Dubai is around 6% to 8% (AED 60,000 to 80,000 per AED 1 million, or approximately USD 16,000 to 22,000 / EUR 15,000 to 20,000), while Abu Dhabi tends to be slightly lower at 4% to 6% (AED 40,000 to 60,000 per AED 1 million, or approximately USD 11,000 to 16,000 / EUR 10,000 to 15,000).
The main individual costs in Dubai include the 4% DLD transfer fee, 2% agent commission (plus 5% VAT on the commission), AED 4,000 registration fee for properties over AED 500,000, AED 580 title deed issuance, and approximately AED 4,200 trustee fee.
These fees are generally the same for foreign buyers as for local buyers in the UAE, with no additional "foreigner tax" on property purchases.
What hidden fees surprise foreigners in the UAE most often?
Hidden fees that surprise foreign buyers in the UAE typically add 1% to 3% on top of the expected closing costs (AED 10,000 to 30,000 per AED 1 million property, or approximately USD 2,700 to 8,200 / EUR 2,500 to 7,500), depending on the property type and community.
The most commonly overlooked fees in the UAE include developer NOC charges (AED 500 to 5,000), service charge arrears that were not cleared before transfer, DEWA utility connection deposits (AED 2,000 to 4,000), Empower chiller deposits in district-cooled communities, snagging or inspection fees (AED 1,500 to 3,500), and move-in or elevator booking deposits required by some buildings.
These hidden fees typically appear at the final stages of the purchase process, especially during handover for off-plan properties or at the transfer appointment for resale properties, which is why budgeting a 3% to 5% buffer is wise.
To protect yourself from unexpected fees in the UAE, ask for a complete written breakdown of all costs from both your agent and the developer before signing anything, verify service charge status directly with the building management, and include fee caps or seller responsibility clauses in your purchase agreement.
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.
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 the UAE, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| UAE Government Portal (u.ae) | Official UAE government information portal for residents and newcomers. | We used it as the baseline for what foreigners can legally buy in each emirate. We cross-checked its statements against emirate laws and regulator portals. |
| Dubai Regulation No. 3 of 2006 | Official Government of Dubai publication of the law governing foreign ownership zones. | We used it to anchor the core rule that foreigners can own in designated areas. We relied on the primary legal text rather than blog summaries. |
| Dubai Law No. 7 of 2006 | Primary Dubai statute governing property registration and the land register. | We used it to explain why registration with DLD makes ownership official. We framed the step-by-step process around title registration requirements. |
| Dubai Land Department (DLD) | Official regulator and registrar for all Dubai real estate transactions. | We used it to describe how to verify title deeds and reduce scam risk. We grounded our verification guidance in actual DLD workflows. |
| Abu Dhabi Law No. 13 of 2019 | Emirate-level legal text from Abu Dhabi's real estate regulator ecosystem. | We used it to state exactly what changed in Abu Dhabi in 2019. We avoided vague claims by citing the specific law provisions. |
| DARI (Abu Dhabi Digital Real Estate) | Official transaction ecosystem for Abu Dhabi real estate. | We used it to describe how registration works digitally in Abu Dhabi. We referenced it as the practical platform where transactions happen. |
| Sharjah Executive Council | Official Sharjah executive authority announcing policy decisions. | We used it to explain Sharjah's 2022 ownership shift for all nationalities. We highlighted that ownership is still project-scoped in practice. |
| UAE Golden Visa Portal | Official government explanation of residency visa categories and requirements. | We used it to clarify the property-to-residency pathway. We explained investment thresholds without overstating them as purchase requirements. |
| UNCTAD Investment Policy Monitor | UN body tracking investment policy changes worldwide. | We used it as third-party validation of Abu Dhabi's zone-based foreign ownership. We reduced single-source risk by confirming interpretations. |
| RAK Municipality | Official emirate municipality portal for Ras Al Khaimah property rules. | We used it to show that each emirate runs its own property rulebook. We justified why buyers must check emirate-specific rules. |
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