More and more UAE residents are choosing to invest in property in the country, so it is essential for buyers to know the differences in laws for foreigners and Emiratis.
For expatriates, buying property in the UAE is a transparent and straightforward process, said Robert Villalobos, head of brokerage at Engel & Volkers Middle East, but it’s important to understand the key rules and costs involved before making any long-term decisions.
The National spoke to experts in Dubai and Abu Dhabi to understand how regulations can impact investments.
Can foreign buyers purchase property anywhere they like in the UAE?
In Dubai, property ownership is split into two structures: leasehold and freehold. Expatriates are only able to buy in designated freehold zones, which includes prominent neighbourhoods such as Palm Jumeirah, JBR, Downtown Dubai, Dubai Creek Harbour, Arabian Ranches, Dubai Hills Estate and Dubai Marina.
"There are more than 70 designated freehold areas across the emirate, allowing foreigners to buy property in many of Dubai’s most sought-after communities," said Mr Villalobos.
"The variety means expats can choose between waterfront apartments, golf course neighbourhoods, family-friendly suburbs, and urban lifestyle hubs, all with full ownership rights."
What are the differences between leasehold and freehold?
In simple terms, freehold means you have full ownership of both the property and the land it sits on, Mr Villalobos explains. "There’s no expiry date on that ownership, which gives you greater control; you can live in it, rent it out, sell it, or pass it on without restriction.
"Leasehold, on the other hand, gives you the right to occupy and use the property for a fixed term, typically anywhere from 30 to 99 years. You don’t own the land, it belongs to the freeholder, which is usually the government or a master developer."
When that fixed term ends, ownership reverts back to the freeholder, unless the lease is renewed.
How do the rules differ across the Emirates?
Ben Crompton, managing partner of Abu Dhabi-based property brokerage Crompton Partners, said each emirates' laws is unique but broadly similar in that they're mostly governed by contract law.
"Contract law is fundamental because the binding document for the transfer process of real estate is the memorandum of understanding between the buyer and seller," he explained.
"In Dubai, they have more specific contracts – the MOU is called a Form F."
What is the process in Abu Dhabi?
"The first thing to note is that there are two different sets of legal jurisdictions regarding property in Abu Dhabi," Mr Crompton explained. One applies to Reem Island and Maryah Island and is under the Abu Dhabi Global Market (ADGM) law, while the second applies to the rest of Abu Dhabi, which is under the Abu Dhabi Real Estate Centre (ADREC) law.
"These two locations have different laws, so you need to apply the correct one when depending on which area you are buying/selling property in."
Secondly, regarding sales and purchases of property in Abu Dhabi, "the law is relatively silent", he added. "A lot of the sales law is governed by process, and also contract law."
In Abu Dhabi, although the ADGM has a standard form of contract, ADREC is also bringing one out soon. "However a lot of the terms of the transfer are still dictated by whoever is doing the conveyancing, which, for the most part are still real estate brokers," said Mr Crompton.
Abu Dhabi also has three types of ownership. There is freehold, which again is full ownership. Then there is usufruct, which is a 99-year lease, and Musataha, which is a 49-year lease renewable for 49 years.
"Usufruct is a standard lease of a property and Musataha is a lease of land with a right to build and lease the property that you build on that land," added Mr Crompton.
Can foreigners buy anywhere in Abu Dhabi?
There are laws surrounding who can buy what types of property, in what location and what types of legal ownership people can obtain, said Mr Crompton.
Expats can own property in the investment zones, created specifically by government regulation, including places like Sadiyaat Island, Reem Island, Maryah Island, Yas Island, Jubail, Raha Beach, Al Reef and a few others.
"Other areas are reserved for UAE nationals only," he added.
What additional fees do foreign buyers need to be aware of?
Mr Villalobos said a common misconception among foreign buyers in the UAE is that the price they agree with the seller is the only cost they need to consider.
"While there’s no income or property tax in Dubai, buyers should budget for costs such as the Dubai Land Department transfer fee of 4 per cent of the purchase price, a broker’s commission of 2 per cent, plus VAT, and annual service charges for the upkeep of communal areas, facilities, and security."
Do you need to be a UAE resident to buy property or be here in person?
"The simple answer to both is no," said Mr Villalobos. "You can buy a property as a non-resident, and there are straightforward procedures in place to make a remote purchase possible."
In Dubai, this includes digitally completing the Unified Form F, which is the contract between buyer and seller, and using a power of attorney for the transfer of ownership.
Is buying a property in the UAE worth it?
Despite the additional costs for foreigners, buying property in the UAE can be a "compelling option, he said,
"Mortgage interest rates for expats are highly competitive, and in many cases, monthly repayments are lower than what you would pay in rent for a comparable home."
What advice would you give to anyone new to the UAE considering buying property right now?
Mr Villalobos said all potential buyers should research the location and the buying process. "Each project and community in the UAE offers a different lifestyle, set of amenities and long-term benefits. Once you’ve narrowed down your preferences, engage with a reputable and established brokerage that can guide you through everything from securing a mortgage and arranging initial viewings to negotiating offers, handling contracts and completing the transfer of ownership."
Mr Crompton said, from a legal point of view, since real estate agents still co-ordinate property transfer in Abu Dhabi – and lawyers are rarely involved – it's important to get a broker with plenty of experience and who has a strong MOU.
"Make sure you read the MOU because it will govern the process of transfer between the buyer and seller."
Living in...
This article is part of a guide on where to live in the UAE. Our reporters will profile some of the country’s most desirable districts, provide an estimate of rental prices and introduce you to some of the residents who call each area home.
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Who was Alfred Nobel?
The Nobel Prize was created by wealthy Swedish chemist and entrepreneur Alfred Nobel.
- In his will he dictated that the bulk of his estate should be used to fund "prizes to those who, during the preceding year, have conferred the greatest benefit to humankind".
- Nobel is best known as the inventor of dynamite, but also wrote poetry and drama and could speak Russian, French, English and German by the age of 17. The five original prize categories reflect the interests closest to his heart.
- Nobel died in 1896 but it took until 1901, following a legal battle over his will, before the first prizes were awarded.
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Starring: Ariana Grande, Cynthia Erivo, Jonathan Bailey, Jeff Goldblum, Michelle Yeoh, Ethan Slater
Rating: 4/5
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Global Fungi Facts
• Scientists estimate there could be as many as 3 million fungal species globally
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• Fungi account for roughly 90% of Earth's unknown biodiversity
• Forest fungi help tackle climate change, absorbing up to 36% of global fossil fuel emissions annually and storing around 5 billion tonnes of carbon in the planet's topsoil
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- Olympic-size swimming pool with a split bulkhead for multi-use configurations, including water polo and 50m/25m training lanes
- Premier League-standard football pitch
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- NBA-spec basketball court with auditorium
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- Spaces for historical and cultural exploration
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- Specialist robotics and science laboratories
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- Disruption Lab and Research Centre for developing entrepreneurial skills
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2pm: Maiden Dh 60,000 (Dirt) 1,400m
2.30pm: Handicap Dh 76,000 (D) 1,400m
3pm: Handicap Dh 64,000 (D) 1,200m
3.30pm: Shadwell Farm Conditions Dh 100,000 (D) 1,000m
4pm: Maiden Dh 60,000 (D) 1,000m
4.30pm: Handicap 64,000 (D) 1,950m
SQUADS
Pakistan: Sarfraz Ahmed (capt), Azhar Ali, Shan Masood, Sami Aslam, Babar Azam, Asad Shafiq, Haris Sohail, Usman Salahuddin, Yasir Shah, Mohammad Asghar, Bilal Asif, Mir Hamza, Mohammad Amir, Hasan Ali, Mohammad Abbas, Wahab Riaz
Sri Lanka: Dinesh Chandimal (capt), Lahiru Thirimanne (vice-capt), Dimuth Karunaratne, Kaushal Silva, Kusal Mendis, Sadeera Samarawickrama, Roshen Silva, Niroshan Dickwella, Rangana Herath, Lakshan Sandakan, Dilruwan Perera, Suranga Lakmal, Nuwan Pradeep, Vishwa Fernando, Lahiru Gamage
Umpires: Ian Gould (ENG) and Nigel Llong (ENG)
TV umpire: Richard Kettleborough (ENG)
ICC match referee: Andy Pycroft (ZIM)
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UAE FIXTURES
October 18 – 7.30pm, UAE v Oman, Zayed Cricket Stadium, Abu Dhabi
October 19 – 7.30pm, UAE v Ireland, Zayed Cricket Stadium, Abu Dhabi
October 21 – 2.10pm, UAE v Hong Kong, Zayed Cricket Stadium, Abu Dhabi
October 22 – 2.10pm, UAE v Jersey, Zayed Cricket Stadium, Abu Dhabi
October 24 – 10am, UAE v Nigeria, Abu Dhabi Cricket Oval 1
October 27 – 7.30pm, UAE v Canada, Zayed Cricket Stadium, Abu Dhabi
October 29 – 2.10pm, Playoff 1 – A2 v B3; 7.30pm, Playoff 2 – A3 v B2, at Dubai International Stadium.
October 30 – 2.10pm, Playoff 3 – A4 v Loser of Play-off 1; 7.30pm, Playoff 4 – B4 v Loser of Play-off 2 at Dubai International Stadium
November 1 – 2.10pm, Semifinal 1 – B1 v Winner of Play-off 1; 7.30pm, Semifinal 2 – A1 v Winner of Play-off 2 at Dubai International Stadium
November 2 – 2.10pm, Third place Playoff – B1 v Winner of Play-off 1; 7.30pm, Final, at Dubai International Stadium
Gothia Cup 2025
4,872 matches
1,942 teams
116 pitches
76 nations
26 UAE teams
15 Lebanese teams
2 Kuwaiti teams
Living in...
This article is part of a guide on where to live in the UAE. Our reporters will profile some of the country’s most desirable districts, provide an estimate of rental prices and introduce you to some of the residents who call each area home.
MATCH DETAILS
Barcelona 0
Slavia Prague 0
Tell-tale signs of burnout
- loss of confidence and appetite
- irritability and emotional outbursts
- sadness
- persistent physical ailments such as headaches, frequent infections and fatigue
- substance abuse, such as smoking or drinking more
- impaired judgement
- excessive and continuous worrying
- irregular sleep patterns
Tips to help overcome burnout
Acknowledge how you are feeling by listening to your warning signs. Set boundaries and learn to say ‘no’
Do activities that you want to do as well as things you have to do
Undertake at least 30 minutes of exercise per day. It releases an abundance of feel-good hormones
Find your form of relaxation and make time for it each day e.g. soothing music, reading or mindful meditation
Sleep and wake at the same time every day, even if your sleep pattern was disrupted. Without enough sleep condition such as stress, anxiety and depression can thrive.
Tamkeen's offering
- Option 1: 70% in year 1, 50% in year 2, 30% in year 3
- Option 2: 50% across three years
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Ain Dubai in numbers
126: The length in metres of the legs supporting the structure
1 football pitch: The length of each permanent spoke is longer than a professional soccer pitch
16 A380 Airbuses: The equivalent weight of the wheel rim.
9,000 tonnes: The amount of steel used to construct the project.
5 tonnes: The weight of each permanent spoke that is holding the wheel rim in place
192: The amount of cable wires used to create the wheel. They measure a distance of 2,4000km in total, the equivalent of the distance between Dubai and Cairo.
The view from The National
EA Sports FC 25
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Rating: 3.5/5
Why your domicile status is important
Your UK residence status is assessed using the statutory residence test. While your residence status – ie where you live - is assessed every year, your domicile status is assessed over your lifetime.
Your domicile of origin generally comes from your parents and if your parents were not married, then it is decided by your father. Your domicile is generally the country your father considered his permanent home when you were born.
UK residents who have their permanent home ("domicile") outside the UK may not have to pay UK tax on foreign income. For example, they do not pay tax on foreign income or gains if they are less than £2,000 in the tax year and do not transfer that gain to a UK bank account.
A UK-domiciled person, however, is liable for UK tax on their worldwide income and gains when they are resident in the UK.
Mercer, the investment consulting arm of US services company Marsh & McLennan, expects its wealth division to at least double its assets under management (AUM) in the Middle East as wealth in the region continues to grow despite economic headwinds, a company official said.
Mercer Wealth, which globally has $160 billion in AUM, plans to boost its AUM in the region to $2-$3bn in the next 2-3 years from the present $1bn, said Yasir AbuShaban, a Dubai-based principal with Mercer Wealth.
“Within the next two to three years, we are looking at reaching $2 to $3 billion as a conservative estimate and we do see an opportunity to do so,” said Mr AbuShaban.
Mercer does not directly make investments, but allocates clients’ money they have discretion to, to professional asset managers. They also provide advice to clients.
“We have buying power. We can negotiate on their (client’s) behalf with asset managers to provide them lower fees than they otherwise would have to get on their own,” he added.
Mercer Wealth’s clients include sovereign wealth funds, family offices, and insurance companies among others.
From its office in Dubai, Mercer also looks after Africa, India and Turkey, where they also see opportunity for growth.
Wealth creation in Middle East and Africa (MEA) grew 8.5 per cent to $8.1 trillion last year from $7.5tn in 2015, higher than last year’s global average of 6 per cent and the second-highest growth in a region after Asia-Pacific which grew 9.9 per cent, according to consultancy Boston Consulting Group (BCG). In the region, where wealth grew just 1.9 per cent in 2015 compared with 2014, a pickup in oil prices has helped in wealth generation.
BCG is forecasting MEA wealth will rise to $12tn by 2021, growing at an annual average of 8 per cent.
Drivers of wealth generation in the region will be split evenly between new wealth creation and growth of performance of existing assets, according to BCG.
Another general trend in the region is clients’ looking for a comprehensive approach to investing, according to Mr AbuShaban.
“Institutional investors or some of the families are seeing a slowdown in the available capital they have to invest and in that sense they are looking at optimizing the way they manage their portfolios and making sure they are not investing haphazardly and different parts of their investment are working together,” said Mr AbuShaban.
Some clients also have a higher appetite for risk, given the low interest-rate environment that does not provide enough yield for some institutional investors. These clients are keen to invest in illiquid assets, such as private equity and infrastructure.
“What we have seen is a desire for higher returns in what has been a low-return environment specifically in various fixed income or bonds,” he said.
“In this environment, we have seen a de facto increase in the risk that clients are taking in things like illiquid investments, private equity investments, infrastructure and private debt, those kind of investments were higher illiquidity results in incrementally higher returns.”
The Abu Dhabi Investment Authority, one of the largest sovereign wealth funds, said in its 2016 report that has gradually increased its exposure in direct private equity and private credit transactions, mainly in Asian markets and especially in China and India. The authority’s private equity department focused on structured equities owing to “their defensive characteristics.”
Results
5.30pm: Maiden (TB) Dh82,500 (Dirt) 1,600m, Winner: Panadol, Mickael Barzalona (jockey), Salem bin Ghadayer (trainer)
6.05pm: Maiden (TB) Dh82,500 (Turf) 1,400m, Winner: Mayehaab, Adrie de Vries, Fawzi Nass
6.40pm: Handicap (TB) Dh85,000 (D) 1,600m, Winner: Monoski, Mickael Barzalona, Salem bin Ghadayer
7.15pm: Handicap (TB) Dh102,500 (T) 1,800m, Winner: Eastern World, Royston Ffrench, Charlie Appleby
7.50pm: Handicap (TB) Dh92,500 (D) 1,200m, Winner: Madkal, Adrie de Vries, Fawzi Nass
8.25pm: Handicap (TB) Dh92,500 (T) 1,200m, Winner: Taneen, Dane O’Neill, Musabah Al Muhairi
