Buying property in Dubai as a foreign investor: a practical guide

Foreign nationals can own property outright in Dubai's designated freehold areas, and the buying process is well regulated. It still pays to understand how it works before you commit, especially if you are buying from abroad.

This guide covers where you can buy, the difference between off-plan and ready property, the costs to budget for, financing, the Golden Visa route and the checks to run before you sign. It does not predict prices or rental returns. Markets move, so check any figures you see against current data for the specific building and community.

Who regulates the market

The Dubai Land Department (DLD) registers property ownership and transactions. Its regulatory arm, the Real Estate Regulatory Agency (RERA), licenses brokers, regulates developers and off-plan projects, and oversees project escrow accounts. When you buy, your ownership is recorded with DLD and you receive a title deed in your name. Many of DLD's checks and services are also available in its Dubai REST app.

Where foreigners can buy

Foreign nationals can buy freehold property in designated freehold areas, first set out in Regulation No. 3 of 2006 and expanded since. Freehold means you own the property outright with no time limit. You can live in it, rent it out, sell it or pass it on. The same rules also allow long leases or usufruct rights of up to 99 years. Inheritance rules may not reflect your wishes by default, so consider registering a will once you own property in the UAE.

Well-known freehold areas include Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay, Jumeirah Village Circle, Jumeirah Lake Towers and Arabian Ranches, among many others. Outside the designated areas, ownership by foreign nationals is restricted. Before you look seriously at a unit, confirm that it sits in a freehold area. Our guide to freehold areas in Dubai explains how to check.

Off-plan or ready?

Off-plan property

Off-plan means buying from a developer before the building is finished. You pay in instalments under a payment plan, often linked to construction progress, with a balance due at or after handover.

• Escrow protects your payments. Under Dubai Law No. 8 of 2007, payments for off-plan projects must go into an escrow account for that project, held by an escrow agent that DLD accredits and monitored by RERA. The developer can only draw on the money as construction progresses. Always pay into the project's escrow account, never to an individual.
• Your purchase is registered before completion. Off-plan sales are recorded in DLD's interim real estate register through its Oqood system. You receive the full title deed after handover.
• Delays and changes can happen. Read the sales and purchase agreement (SPA) for the completion date, what happens if the project is late, and what the developer is allowed to change.
• Selling before handover has conditions. Many developers only allow resale once a certain share of the price has been paid. Check this before you buy if you might want to exit early.

Our guide to buying off-plan in Dubai covers payment plans, Oqood and handover in more detail.

Ready property

Ready property is already built, either new from the developer or bought from an existing owner on the secondary market. You can inspect it, move in or rent it out straight away, and mortgages are generally more widely available than for off-plan.

For secondary sales, buyer and seller normally sign DLD's standard sale contract, known as Contract F or Form F and often called the MOU, which sets out the price, deposit and timeline. The transfer is then completed at a Real Estate Registration Trustee office, where the title deed is issued in your name. If the seller has a mortgage, it must be settled before the transfer. In freehold areas, the developer must also issue an electronic no objection certificate (e-NOC), which usually confirms there are no outstanding service charges.

Costs to budget for

The price is only part of what you pay. Budget for these as well:

• DLD transfer fee. 4% of the sale value. DLD's fee schedule splits it equally, 2% from the buyer and 2% from the seller, unless the parties agree otherwise, so confirm in writing who pays. On off-plan purchases, the buyer pays it through the developer.
• Registration and trustee fees. As of October 2026, DLD charges AED 250 for the title deed, and the registration trustee's service fee is AED 4,000 plus VAT for sales of AED 500,000 or more, or AED 2,000 plus VAT below that.
• Broker commission. If you buy through a broker, agree the commission in writing before you start viewing.
• Mortgage costs. If you borrow, expect a bank arrangement fee, a valuation fee, a mortgage registration fee with DLD, and the life and property insurance the bank requires.
• Developer and conveyancing fees. Secondary sales can involve a fee for the developer's NOC, and many buyers pay a conveyancer to coordinate the transfer.
• Service charges. Owners pay annual service charges for the upkeep of the building and community. They vary widely between buildings, so ask for the current figure and any unpaid amounts.
• Running costs. Utility connection deposits, maintenance, furnishing and insurance. If you rent the property out, add management fees and tenancy registration through Ejari. Short-term holiday lets also need a permit from Dubai's Department of Economy and Tourism, which must register and approve each unit before it is listed. Our guide to holiday home permits explains the process.

Ask for a full breakdown of these costs in writing before you pay a deposit. Our guide to the full cost of buying property in Dubai works through an example.

Mortgages for non-residents

Some UAE banks lend to non-residents, but criteria are stricter than for residents. Expect a lower maximum loan-to-value, more documents about your income and credit history, and a bank valuation of the property.

The Central Bank of the UAE sets the outer limits. For expatriates, a mortgage can cover at most 80% of the value of a first home under AED 5 million, 70% above that, and 60% for a second or investment property. Off-plan property is capped at 50% for every buyer, the maximum term is 25 years, and repayments on all your debts cannot exceed half your income. Banks can apply stricter limits, and many do for non-residents.

Get a pre-approval before you make an offer, so you know your budget and the bank's conditions. Approval always depends on the bank's own assessment. If the valuation comes in below the agreed price, you will need to cover the difference yourself. Our guide to mortgages for expats covers the process.

The Golden Visa through property

Owning property in the UAE worth at least AED 2 million can make you eligible for a 10-year Golden Visa. Several properties can count together, and mortgaged or off-plan property may qualify under extra conditions.

Buying property does not give you residency by itself. You still apply, take a medical fitness test and get an Emirates ID, and the final decision rests with the immigration authorities: ICP, or GDRFA for Dubai residency. In Dubai, property investors can also apply through DLD's Golden Visa service. Read our guide to the Golden Visa property route for the conditions, or ask our Golden Visa team to check whether a property will meet the criteria before you buy.

Due diligence checklist

Before you sign anything or transfer money:

• Check the broker. Brokers in Dubai must be registered with RERA. Ask for their broker number and look them up in DLD's licensed brokers list or the Dubai REST app.
• Check the developer and project. For off-plan, use DLD's project status service, also in the Dubai REST app, to confirm the project is registered and to see its completion status and escrow bank.
• Check the title and the seller. For ready property, confirm the seller is the registered owner and find out whether there is a mortgage on the property.
• Read the contract in full. Make sure the SPA or Contract F covers the price, payment dates, handover or transfer date, penalties and what happens if either side does not complete. If the amount is significant to you, have a lawyer review it.
• Ask about service charges and community rules. Get the current service charges, any outstanding amounts and any rules that affect you, for example on short-term rentals or renovations.
• Prepare for compliance checks. Brokers, developers and banks must follow anti-money-laundering rules, so expect to show your identity and where your funds come from.
• Get tax advice at home. The UAE does not tax individuals on personal income, but your home country may tax rental income or gains. Check where you are tax resident before you buy.

How Almahira can help

Our real estate investment team helps foreign buyers shortlist off-plan and ready property, coordinate the checks above, and manage the transfer paperwork. We don't predict prices or returns. We give you the information you need, and the decision is yours.

Sources

• Dubai Land Department: Property sale registration and fees
• Dubai Legislation Portal: Law No. 8 of 2007 on escrow accounts
• Central Bank of the UAE Rulebook: Regulations regarding mortgage loans
• Department of Economy and Tourism: Apply for a holiday home permit
• Dubai Land Department: Golden Visa for property investors
• DIFC Courts: Wills Service