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
Are you considering investing in the UAE’s real estate market? What are the legal steps, tax implications, and cultural differences you need to understand before taking the plunge? What challenges do foreign investors typically face, and how can you overcome them?
These are the questions we hear most often from foreign investors because we’re actively connected to this market. We’ve spent time working with local agents, developers, and investors, so we know what works—and what doesn’t. That’s why we’ve written this article: to provide a clear guide that answers the questions we get asked daily.
Our goal is to help you, as a foreigner, to navigate the property buying process with confidence. If you think there’s something we missed or want more details, let us know (please do!). Your input helps us refine and improve our advice for everyone.
How this content was created 🔎📝
Fact-checked and reviewed by our local expert
Jean-Charles Salvin 🇫🇷
Co-Founder, Best Dubai Condos
1) Research designated zones for freehold properties, as foreigners can only buy in these areas
In the UAE, foreigners can now own freehold properties in specific areas.
Abu Dhabi made a big move in April 2019, allowing foreigners to own freehold property in designated zones. This change was designed to boost foreign direct investment and align with Dubai's policy, which has been in place since 2002.
Dubai was ahead of the game, introducing the Freehold Decree in 2002. This decree lets foreigners aged 21 and older buy, sell, lease, and rent properties in certain areas. The Dubai Land Department offers detailed maps and documents to help investors understand these zones.
Reports from Bayut show that these freehold areas are quite popular. In the past year, over 19,000 apartments were sold in Dubai, bringing in AED 190.1 billion. This highlights the strong appeal of these zones to foreign buyers.
For those interested in buying property, it's crucial to know that freehold properties are available to foreigners only in designated areas. Research these zones carefully to make informed decisions.
Sources: Driven Properties, Investment Policy Monitor, Bayut
2) Consider short-term rentals in tourist areas for higher returns, as they are more popular than long-term leases
Buying property in tourist hotspots like Dubai and Abu Dhabi can be a smart move.
In 2023, Dubai attracted 17.15 million international tourists, boosting the demand for short-term rentals. This surge in visitors has made short-term rentals, such as those on Airbnb, a lucrative option for property owners.
With an average daily rate of 536 AED for short-term rentals in Dubai, property owners are seeing higher returns compared to traditional long-term leases. This makes short-term rentals an attractive investment.
Looking ahead, the short-term rental market in Dubai is expected to grow by 18% in 2025. This anticipated increase suggests that property owners could enjoy even greater profits in the coming years.
Real estate agencies are already noticing a shift in market preferences, with more investors leaning towards short-term rentals. This trend highlights the potential for higher yields and a more dynamic rental market.
Sources: The Media Links, RP Realty Plus, Global Media Insight
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.
3) Focus on properties near future infrastructure projects to boost demand and value
Investing in properties near upcoming infrastructure projects can be a smart move.
Take the Route 2020 extension of the Dubai Metro, for instance. When it was completed in 2021, neighborhoods like Dubai South saw property values jump by up to 15%. This kind of improved connectivity makes areas more appealing to both buyers and renters, driving up demand.
We've seen similar trends with the expansion of the Dubai Metro's Red and Green Lines. Areas like Dubai Marina and Jumeirah Lakes Towers experienced higher property values and rental yields as a result. The same pattern emerged with Abu Dhabi’s Midfield Terminal, which boosted property values in nearby spots like Khalifa City and Yas Island by enhancing accessibility and economic activity.
Looking ahead, the Etihad Rail project is another game-changer. It's set to connect key cities across the UAE, and experts predict it will further increase property values along its route. Real estate agencies have observed that transportation networks like the Dubai Metro and Dubai Tram have significantly improved travel within the city, leading to higher property values and rental yields near metro stations.
These infrastructure projects don't just make commuting easier; they transform entire neighborhoods. When a new metro line or rail project is announced, savvy investors often swoop in, knowing that property values are likely to rise as the area becomes more accessible and desirable.
So, if you're considering buying property, keep an eye on where the next big infrastructure project is happening. These areas often see a surge in demand, making them prime spots for investment. Maximizing your investment is all about timing and location, and infrastructure developments are a key piece of that puzzle.
Sources: Kaizen Unit Services, Window and Door, Finance Monthly
4) Watch out for hidden transaction fees like agency and transfer fees, as they can accumulate quickly
The property market in Dubai has been buzzing with activity, especially in 2023 and 2024.
With this boom, buyers should be aware of the extra costs that can sneak up on them. For example, agency fees in Dubai are usually 2% of the property value for secondary sales. This fee is split between the real estate agency and the agent, and then there's a 5% VAT on the commission, which can make the total cost even higher.
These fees can pile up quickly, affecting how affordable a property really is. It's not just about the price tag; it's about understanding all the costs involved. Many experts and media outlets stress the importance of knowing about hidden costs like transfer fees and registration fees.
These additional charges can surprise buyers, making it essential to do your homework. Knowing what to expect can save you from unexpected expenses. It's all about being prepared and understanding the full picture of what you're getting into.
So, if you're thinking about buying property in Dubai, keep an eye on these potential costs. They can add up faster than you might think, impacting your budget and overall investment.
Remember, it's not just the property price you need to consider. Hidden fees can make a big difference, so be sure to factor them into your calculations.
Sources: Global Property Guide, Fam Properties, Windmills Group, Bayut
5) Time your purchase in the UAE during market dips for potential significant gains, as the real estate market is cyclical
The UAE's real estate market is known for its cyclical nature.
Back in 2015, Dubai saw a 11% drop in property prices due to an oversupply of apartments and other factors. This was a classic market dip, a time when prices were lower than usual, offering a potential opportunity for savvy buyers. Fast forward to 2021, and the market began to bounce back, with house prices in Dubai rising by 9.25%. Those who bought during the 2015 dip likely saw their investments grow as the market recovered.
By 2023, the trend continued with Dubai house prices soaring by 20.14%. This surge further highlights the cyclical nature of the market, where prices can rise significantly after a downturn. Real estate agencies like JLL MENA reported strong growth in 2024, with both sales prices and rentals increasing. This growth phase is a typical part of the cycle, where prices climb after a dip.
Experts, including those from Rabobank, predict that this upward trend will continue in the coming years. They suggest that the market will maintain its cyclical pattern, offering potential opportunities for those who time their purchases well. Understanding these cycles can be key to making informed decisions in the UAE's real estate market.
For those considering buying property in the UAE, it's crucial to keep an eye on these market trends. Timing your purchase during a market dip can lead to significant gains as the market recovers. The cyclical nature of the market means that prices will eventually rise again, offering potential returns on investment.
In the UAE, the real estate market's cycles are influenced by various factors, including economic conditions and supply-demand dynamics. Being aware of these factors can help buyers make strategic decisions. As the market continues to evolve, staying informed and understanding the cyclical nature can be advantageous for potential property buyers.
Sources: Global Property Guide, Trading Economics, Rabobank
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6) Consider properties with views of landmarks like Burj Khalifa or Palm Jumeirah, as they tend to appreciate faster
Buying a property with a view of the Burj Khalifa or Palm Jumeirah can be a smart investment.
These landmarks are not just famous; they symbolize luxury and exclusivity, attracting more buyers and investors. Properties with such views have historically appreciated faster. For example, apartments in the Burj Khalifa have seen an 89% increase in value over the past year, a remarkable growth compared to other areas in Dubai.
Similarly, properties on Palm Jumeirah have appreciated by 60% since 2021, highlighting the strong demand for these premium locations. This trend is driven by both international and local buyers who are drawn to Dubai's unique lifestyle and geographical location.
Dubai's appeal as a global magnet for property buyers further boosts the value of properties with landmark views. The demand for these properties is consistently noted by experts and market reports, emphasizing their investment potential.
Understanding this trend can give you an edge in the real estate market. Properties with views of iconic landmarks tend to appreciate faster, offering a lucrative opportunity for investors.
Sources: Engel & Völkers, AGBI, Knight Frank
7) Negotiate service charges with developers to lower ongoing costs significantly
In the UAE, developers are offering enticing deals to attract property buyers.
These deals often include reduced service charges for the first year, making it easier on your wallet. It's a common tactic in the real estate market to make properties more appealing. Imagine moving into a new place and having lower costs right from the start. This is especially true in 2023 and 2024, where such offers have become more frequent.
Many property owners have found success by negotiating service charges with developers. By showing maintenance records and proving that actual costs are lower than quoted, they've managed to cut down on these charges. This isn't just hearsay; numerous buyers have shared their stories of successful negotiations, leading to lower monthly payments and more affordable living.
Real estate experts are also talking about this trend. They say that negotiating service charges is becoming a standard part of purchase agreements. This can lead to significant savings. Articles in UAE real estate magazines and expert interviews offer tips on how to negotiate effectively. They stress the importance of understanding maintenance costs and the legal aspects of service charges in the UAE.
For those looking to buy property, it's worth noting that service charge negotiations can be a game-changer. By including these negotiations in your purchase agreement, you could see a big reduction in overall costs. It's all about being informed and knowing your rights as a buyer.
So, if you're considering buying property in the UAE, remember that service charges are negotiable. This could be your ticket to more affordable living in a new home.
Sources: Service Charge Index in Dubai 2024 by Driven Properties, Are Tenants Obligated to Pay Service Charges and RERA Registration Fees in Dubai? by Legal500, Non-payment of Service Charges in Dubai and Abu Dhabi by Stalawfirm
8) Consider properties near public transport like the Dubai Metro, as they are in high demand and can fetch premium prices
Buying property near the Dubai Metro can be a game-changer for your investment.
In 2023 and 2024, properties close to the metro have become hot commodities. This is because they offer convenience and shorter commute times, which are big selling points for both buyers and renters. Areas like Business Bay are prime examples where property values have surged due to their metro proximity.
Real estate agents often highlight that these properties fetch premium prices thanks to their strategic locations. The Red Line extension, including Route 2020, has made places like Jebel Ali and Expo 2020 even more appealing to investors, further boosting their property values.
High demand for metro-adjacent properties is also evident in the rental market. In Dubai, rental yields near the metro range from 6% to 10%, which is higher than in many European cities. This demand is reflected in the scarcity of property listings near metro stations, indicating a limited supply that naturally pushes prices up.
Understanding these dynamics can give you an edge in the real estate market. Properties with easy access to public transportation, like the Dubai Metro, are highly sought after and can command premium prices.
Sources: Dubai's Property Prices Expected to Increase by 8% in 2025, Testimonials from Dubai Real Estate Expert, Dubai Metro Overview, Dubai Real Estate Market Overview and Expectations, Top 5 Reasons to Work with a Real Estate Agent in Business Bay
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.
9) Understand the UAE's strict property flipping rules before attempting quick resales to avoid legal issues
In the UAE, property flipping has become a tightly regulated activity, especially in recent years.
The Dubai Land Department (DLD) is keeping a close eye on the real estate market to ensure compliance with these rules. For instance, in the first half of 2024, 256 property brokers were fined for not adhering to advertisement laws, and over 1,200 legal warnings were issued for various non-compliance issues. This highlights the government's commitment to maintaining order in the property sector.
One area of focus is off-plan purchases, where properties are sold before they are built. The government has introduced laws requiring payments to be placed in escrow accounts and mandating the registration of these sales in specific systems. Failing to register an off-plan sale properly is illegal and can result in penalties, making it crucial for investors to understand these requirements.
Real estate professionals often discuss the challenges of quick resales due to these stringent regulations. They stress the importance of being well-versed in the laws to avoid legal troubles and ensure smooth transactions. Understanding these regulations is key to navigating the UAE's real estate market successfully.
For those considering property investments in the UAE, it's essential to be aware of these legal frameworks. The government is serious about enforcing these rules, and non-compliance can lead to significant issues. Investors must be diligent in following the guidelines to avoid complications.
Before diving into property flipping, make sure you grasp the legal implications. The UAE's strict regulations are designed to maintain market stability and protect all parties involved. Being informed is your best strategy in this dynamic market.
Sources: Khaleej Times, Gulf News, Driven Properties
10) Avoid areas with high vacancy rates, as they can result in lower rental yields and longer tenant-free periods
When you're thinking about buying property, keep an eye on vacancy rates in the area.
In 2024, Abu Dhabi had a 22% vacancy rate, mainly because of new retail spaces popping up everywhere. This means it might be tough to find tenants, leaving your property empty for longer stretches. In Ajman, for instance, the average rental yield for a 2-bedroom apartment was 5.69%, which is below the UAE average. So, if you're in a high-vacancy area, you might not make as much money from renting out your place.
Tenants usually prefer areas with lower vacancy rates, making properties in high-vacancy spots less appealing. Landlords often share stories about struggling to find tenants in these districts, which can lead to financial headaches. Reports from CBRE and other organizations back this up, showing that high vacancy rates often mean lower rental yields and longer times without tenants.
Real estate experts often advise against investing in high-vacancy areas to avoid potential losses. Case studies show that investors in these regions face challenges in securing tenants, leading to financial difficulties. Trends also reveal that property prices in high-vacancy areas don't appreciate as much, as seen in places like Jumeirah Golf Estates and Palm Jumeirah in Dubai, where rental yields are higher.
Media often highlights the struggles of property owners in high-vacancy districts, discussing their difficulties in finding tenants and the financial losses they face. Tenant feedback suggests a preference for areas with lower vacancy rates, indicating that properties in these areas are more likely to attract tenants and offer better rental yields.
Sources: Global Property Guide, Argaam Plus, AGCO Properties
11) Monitor global oil prices when investing in UAE real estate, as they significantly impact the market
In the UAE, the real estate market is deeply tied to global oil prices.
When oil prices are high, there's a noticeable boost in investor confidence, leading to a surge in real estate demand. This is because high oil prices often bring a wave of optimism, pushing property values up. On the flip side, when oil prices drop, investors tend to become more cautious, which can slow down real estate activity. This pattern is a key feature of the UAE's market dynamics.
For instance, during the global oil crisis from 2014 to 2016, the UAE's real estate market experienced a downturn. Property prices fell, and there were fewer transactions, highlighting how sensitive the market is to oil price fluctuations. This isn't a one-time occurrence; the market has repeatedly shown this pattern, with real estate booms and busts often coinciding with changes in oil prices.
Understanding this connection can be crucial for potential buyers. When oil prices are high, it might be a good time to invest, as the market is likely to be on an upswing. Conversely, when oil prices are low, it might be wise to wait, as the market could be more volatile. This insider knowledge can help you make more informed decisions.
It's also worth noting that the UAE's real estate market is not just about oil. The country is making efforts to diversify its economy, which could lead to more stability in the real estate sector. However, oil prices remain a significant factor, so keeping an eye on them is essential for any potential investor.
Sources: PSINV Blog, The Capital Avenue, Arab News
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.