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
Buying property in the UAE as a foreigner can be a rewarding investment, but it comes with specific risks and scams that target people unfamiliar with how local systems work.
We wrote this guide because many foreign buyers make preventable mistakes that cost them thousands of dirhams, or worse, their entire deposit.
This blog post is constantly updated to reflect the latest scams, regulations, and market conditions in the UAE real estate 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.
Fact-checked and reviewed by our local expert
Jean-Charles Salvin 🇫🇷
Co-Founder, Best Dubai Condos
How risky is buying property in the UAE as a foreigner in 2026?
Can foreigners legally own properties in the UAE in 2026?
As of early 2026, foreigners can legally buy freehold property in designated zones across Dubai, Abu Dhabi, Sharjah, and Ras Al Khaimah, but the rules vary significantly by emirate and by specific location within each emirate.
The main restriction foreigners face in the UAE is that freehold ownership is only permitted in government-approved "investment areas" or "freehold zones," which means you cannot simply buy any property anywhere in the country.
If direct freehold ownership is not available in a particular area, foreigners commonly use long-term leasehold arrangements (typically 99 years) or usufruct rights, though these structures give you fewer rights than true freehold and can complicate resale or inheritance.
In Dubai, popular freehold areas for foreigners include Dubai Marina, Downtown Dubai, Business Bay, Jumeirah Village Circle (JVC), Dubai Hills Estate, and Palm Jumeirah, while Abu Dhabi offers freehold zones like Yas Island, Saadiyat Island, Al Reem Island, and Al Raha Beach.
What buyer rights do foreigners actually have in the UAE in 2026?
As of early 2026, foreigners who buy in designated freehold areas have registrable ownership rights backed by official government systems, meaning your title deed is recorded in the land registry and can be verified, transferred, or mortgaged through official channels.
If a seller breaches a contract in the UAE, foreign buyers can enforce their rights through the courts or through the Dubai Land Department's dispute resolution mechanisms, and Dubai's escrow law provides additional protection for off-plan purchases by requiring developers to hold buyer funds in regulated accounts.
The most common right foreigners mistakenly assume they have in the UAE is full inheritance rights under their home country's laws, when in reality, UAE inheritance rules (based on Sharia law by default) may apply unless you register a will with DIFC Courts or use other legal structures to specify your wishes.
How strong is contract enforcement in the UAE right now?
Contract enforcement in the UAE is relatively strong compared to many emerging markets, with the country ranking 37th out of 143 countries in the World Justice Project Rule of Law Index 2025, which places it above several Southern European countries and most Middle Eastern peers.
The main weakness foreigners should be aware of in the UAE is that disputes can take time and legal costs can add up, so your best protection is always to structure transactions through official channels (escrow, trustee offices, registered transfers) rather than relying on courts after something goes wrong.
By the way, we detail all the documents you need and what they mean in our property pack covering the UAE.
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.
Which scams target foreign buyers in the UAE right now?
Are scams against foreigners common in the UAE right now?
Real estate scams targeting foreigners in the UAE are not extremely common thanks to strict regulations, but they happen often enough that Dubai Police regularly runs anti-fraud campaigns and makes arrests related to fake property listings and rental deposit theft.
The type of property transaction most frequently targeted by scammers in the UAE is off-plan purchases, where fraudsters exploit the excitement around new launches and the complexity of payment plans to divert funds outside official escrow accounts.
The profile of foreign buyer most commonly targeted by scammers in the UAE is someone buying remotely from abroad who has never visited the property, relies heavily on WhatsApp communication, and feels pressure to act quickly on a "limited" opportunity.
The single biggest warning sign that a deal may be a scam in the UAE is when someone asks you to pay money to a personal bank account or to transfer funds outside of the official escrow or trustee office process.
What are the top three scams foreigners face in the UAE right now?
The top three scams foreigners face when buying property in the UAE are: (1) fake owner or fake power-of-attorney impersonation where someone claims to represent a property they do not own, (2) unlicensed broker scams where fraudsters use fake or expired RERA credentials, and (3) off-plan payment diversion where buyers are pressured to pay outside the regulated escrow system.
The most common scam typically unfolds when a scammer posts an attractive listing on social media or property portals, builds trust through professional-looking brochures and WhatsApp videos, then pressures you to pay a "reservation fee" or "holding deposit" to a personal account before you can verify ownership or meet in person.
The single most effective protection against each scam is: for fake owners, verify ownership through DLD's title deed verification service before paying anything; for fake brokers, check the agent's license on DLD's official licensed broker list; and for off-plan payment diversion, only pay into developer escrow accounts and request the escrow account number in writing.
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 the UAE without getting fooled?
How do I confirm the seller is the real owner in the UAE?
The standard verification process to confirm the seller is the real owner in the UAE is to request the title deed number and run it through the official land department verification tool yourself, which takes only a few minutes and is free in Dubai.
In Dubai, foreigners should check the DLD Title Deed Verification service, while in Abu Dhabi you should use the TAMM platform and request official ownership certificates through the DARI system.
The most common trick fake sellers use to appear legitimate in the UAE is sending WhatsApp screenshots of title deeds or Emirates ID cards that have been edited, which is common enough that you should never trust digital images and always verify through official channels.
Where do I check liens or mortgages on a property in the UAE?
The official registry where you check liens or mortgages on a property in the UAE is the Dubai Land Department (DLD) for Dubai properties and the Abu Dhabi Real Estate Centre (ADREC) through the DARI platform for Abu Dhabi properties.
When checking for liens in the UAE, you should specifically request confirmation that the property is free of registered mortgages, developer charges, and unpaid service charges, and you should make "transfer free of encumbrances" a written condition in your sales agreement.
The type of lien or encumbrance most commonly missed by foreign buyers in the UAE is unpaid service charges from the building management or master developer, which can block the transfer until cleared and sometimes run into tens of thousands of dirhams.
It's one of the aspects we cover in our our pack about the real estate market in the UAE.
How do I spot forged documents in the UAE right now?
The most common type of forged document used in property scams in the UAE is fake title deed screenshots or PDFs sent via WhatsApp, and this happens commonly enough that experienced buyers never trust digital images alone.
Specific red flags that indicate a document may be forged in the UAE include poor image quality, inconsistent fonts or spacing, title deed numbers that do not match official records, and any situation where the seller refuses to allow you to verify through official channels.
The official verification method you should use to authenticate documents in the UAE is the DLD Title Deed Verification service for Dubai properties and the TAMM/DARI certificate process for Abu Dhabi properties, both of which let you check the actual registry rather than trusting what someone sends you.
Get the full checklist for your due diligence in the UAE
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 the UAE?
What hidden costs surprise foreigners when buying a property in the UAE?
The three most common hidden costs foreigners overlook in the UAE are: (1) the 4% DLD transfer fee in Dubai (roughly AED 80,000 / USD 22,000 / EUR 20,000 on a 2 million AED property), (2) annual service charges that can range from AED 10,000 to 50,000 per year (USD 2,700 to 13,600 / EUR 2,500 to 12,500) depending on the building, and (3) the 2% real estate agent commission plus 5% VAT on that commission.
The hidden cost most often deliberately concealed by sellers or agents in the UAE is outstanding service charge arrears, which is common enough that you should always request a No Objection Certificate (NOC) from the developer or building management before transfer to confirm all dues are paid.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the UAE.
Are "cash under the table" requests common in the UAE right now?
"Cash under the table" requests in UAE property transactions are not extremely common because the regulatory environment is strict, but they do happen, especially when sellers want to reduce the declared price to lower the 4% transfer fee or when brokers ask for side payments.
The typical reason sellers give for requesting undeclared cash payments in the UAE is to reduce the official transaction value shown to DLD, which lowers both the transfer fee and can help conceal the true price from other parties or tax authorities in the buyer's home country.
If you agree to an undeclared cash payment in the UAE, you face serious legal risks including losing your ability to enforce the contract at the declared value, potential money laundering accusations, and complications if you later need to prove your purchase price for mortgage, resale, or Golden Visa purposes.
Are side agreements used to bypass rules in the UAE right now?
Side agreements to bypass official rules in UAE property transactions sometimes happen, particularly in "hot" market segments where buyers feel pressure to secure a unit and sellers know they have leverage.
The most common type of side agreement used to circumvent regulations in the UAE is a "furniture addendum" or separate payment for fixtures that inflates the effective price beyond what is registered, or side letters promising rent guarantees or handover dates that are not part of the registered contract.
If a side agreement is discovered by authorities in the UAE, foreigners face the risk that the unregistered terms become unenforceable, meaning you cannot go to court to claim a promised rent guarantee or early handover if it was never in the official SPA that went through DLD.
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 the UAE in 2026?
Are real estate agents regulated in the UAE in 2026?
As of early 2026, real estate agents in the UAE are regulated, with Dubai operating under the RERA (Real Estate Regulatory Agency) licensing framework and Abu Dhabi requiring broker registration through the Department of Municipalities and Transport (DMT).
A legitimate real estate agent in the UAE should have an official RERA broker card in Dubai (showing their name, photo, and license number) or a registered broker license in Abu Dhabi, and they should be willing to share these credentials before you view any property.
Foreigners can verify whether an agent is properly licensed in the UAE by using the DLD's official Licensed Real Estate Brokers search tool for Dubai, or by checking the TAMM portal for Abu Dhabi brokers.
Please note that we have a list of contacts for you in our property pack about the UAE.
What agent fee percentage is normal in the UAE in 2026?
As of early 2026, the normal agent fee percentage in the UAE for residential sales is 2% of the property price plus 5% VAT on that commission, which is the market standard in Dubai.
The typical range of agent fee percentages that covers most transactions in the UAE is 2% for resale properties, though some off-plan developers include agent fees in their pricing or offer reduced commissions as promotional incentives.
In the UAE, the buyer typically pays the agent commission for resale properties, while for off-plan purchases the developer often pays the agent commission directly, so you should always clarify this in writing before you start working with an agent.
Get the full checklist for your due diligence in the UAE
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 the UAE?
What structural inspection is standard in the UAE right now?
The standard structural inspection process for property purchases in the UAE, particularly for ready (completed) units, is a professional "snagging" inspection that checks finishes, fixtures, and systems rather than deep structural engineering, because most new developments are high-rise apartments where structural issues are less common than finish defects.
A qualified inspector in the UAE should check specific elements including AC performance and noise levels, humidity and condensation signs (critical in the Gulf climate), water ingress around windows and balconies, bathroom waterproofing, electrical and plumbing systems, and overall finish quality.
The type of professional qualified to perform structural inspections in the UAE is a licensed snagging company or building inspection firm, and for more serious structural concerns you can hire a chartered structural engineer, though this is rarely needed for apartment purchases.
The most common structural issues that inspections reveal in UAE properties are AC underperformance, water leakage around poorly sealed windows or balcony doors, and humidity-related problems like mold or condensation in bathrooms and kitchens.
How do I confirm exact boundaries in the UAE?
The standard process for confirming exact property boundaries in the UAE is to rely on the official plot or unit identifiers recorded in the land registry (DLD in Dubai, ADREC in Abu Dhabi), since boundaries are defined by the registered records rather than physical markers on the ground.
The official document that shows the legal boundaries of a property in the UAE is the title deed for completed units or the Oqood certificate for off-plan units, which reference the exact plot and unit numbers as registered with the land department.
The most common boundary dispute that affects foreign buyers in the UAE involves discrepancies between the marketed floor area and the actual registered area, which can differ by several percent and affects your price-per-square-foot calculation.
For apartments or completed units, you typically do not need to hire a surveyor in the UAE because boundaries are defined by the building plans filed with the municipality, but for land plots or villas you can request a survey through the relevant municipality if you have concerns.
What defects are commonly hidden in the UAE right now?
The top three defects sellers frequently conceal from buyers in the UAE are: (1) AC system problems including weak cooling or chronic condensation, which is common in the Gulf climate, (2) water leakage history around bathrooms, balconies, or ceiling areas, and (3) unexpectedly high service charges that can vary dramatically between buildings in the same area, which is common enough that it surprises many first-time buyers.
The inspection technique that helps uncover hidden defects in the UAE is a professional snagging inspection combined with checking the DLD Service Charge Index before you make an offer, since many "defects" in the UAE are financial rather than physical.
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 the UAE?
What do foreigners say they did wrong in the UAE right now?
The most common mistake foreigners say they made when buying property in the UAE is trusting WhatsApp screenshots and broker promises instead of running official verification checks through DLD or ADREC tools before paying any money.
The top three regrets foreigners mention after buying in the UAE are: (1) not checking service charges before purchase and being shocked by annual costs, (2) paying off-plan deposits outside the official escrow system because they felt pressured, and (3) not getting everything in writing, especially handover dates and promised finishes.
The single piece of advice experienced foreign buyers most often give to newcomers in the UAE is to use the official DLD and ADREC verification tools for everything, because they are free, take minutes, and would have prevented almost every scam they have seen.
The mistake foreigners say cost them the most money or caused the most stress in the UAE is paying "reservation fees" or "holding deposits" to personal accounts based on urgency pressure, only to discover the property did not exist, was already sold, or the "agent" was not licensed.
What do locals do differently when buying in the UAE right now?
The key difference in how locals approach buying property compared to foreigners in the UAE is that Emiratis and experienced expats treat DLD and ADREC verification tools as their first step rather than their last, running title checks before they even view a property rather than after they are emotionally committed.
The verification step locals routinely take that foreigners often skip in the UAE is checking the building's service charge history in the DLD Service Charge Index before making an offer, which lets them compare annual ownership costs across similar buildings and avoid the most expensive surprises.
The local knowledge that helps UAE residents get better deals is understanding which developers deliver on time and which consistently delay, knowing which buildings have management problems or high turnover, and having trusted contacts at trustee offices who can flag issues before transfer.
Don't buy the wrong property, in the wrong area of the UAE
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 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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Dubai Land Department (DLD) Title Deed Verification | It's the official registrar for Dubai, the closest thing to ground truth on title deeds. | We used it to anchor the ownership verification steps for Dubai. We also used it as the benchmark for spotting forged documents. |
| Dubai Land Department Licensed Real Estate Brokers | It's the official public list of RERA-licensed brokers in Dubai. | We used it to build the broker verification checklist. We recommend it as the primary tool to confirm an agent is licensed. |
| Dubai Land Department Service Charge Index | It's DLD's official tool publishing building service charge data. | We used it to explain the most common hidden cost shock in Dubai. We recommend it for sanity-checking annual ownership costs. |
| Dubai Escrow Law No. 8 of 2007 | It's the primary law governing escrow accounts for off-plan development. | We used it to explain why escrow is non-negotiable for off-plan purchases. We highlight the specific risk of paying outside escrow. |
| Abu Dhabi Real Estate Centre (ADREC) | ADREC is Abu Dhabi's official real estate authority with a dedicated data portal. | We used it to show Abu Dhabi has official market data and verification workflows. We reinforce that processes differ by emirate. |
| TAMM Abu Dhabi Property Ownership | TAMM is Abu Dhabi's official government services platform for residents and investors. | We used it to point foreigners to the correct ownership certificate workflow in Abu Dhabi. We reference it for Abu Dhabi due diligence. |
| World Justice Project Rule of Law Index 2025 | It's a respected global index based on household and expert surveys. | We used it to answer how strong contract enforcement is with a comparable benchmark. We provide context that the UAE is not "wild west." |
| UAE Federal Tax Authority VAT Real Estate Guide | It's the official VAT guidance document used for compliance. | We used it to clarify VAT treatment that surprises foreigners. We explain what to demand in writing in your SPA and invoices. |
| UAE Central Bank Mortgage Regulations | It's the official national rulebook setting mortgage-lending guardrails. | We used it to explain what banks typically require from expatriates. We frame a key anti-scam rule about not paying to keep deals alive. |
| Dubai Media Office H1 2025 Transactions | It's the official communications channel for Dubai government announcements. | We used it to describe the early 2026 vibe with high transaction volumes. We justify why scams cluster around high-demand segments. |
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.