If you own, rent, or invest in property in Dubai, you’re already dealing with RERA and the Dubai Land Department (DLD) whether you realise it or not. Every title deed, every Ejari, every off-plan unit, every mortgage you sign sits inside a pretty strict legal and registration framework.

This guide walks you through the key RERA Dubai real estate rules, laws and registration requirements in plain language, so you know what really matters before you sign anything.

How Dubai Real Estate Law Is Structured

Dubai doesn’t have “one big property law” you can read in an evening. Instead, there’s a stack of federal and emirate-level legislation that fits together:

• UAE Constitution & Federal Civil Code – the Civil Transactions Law (Federal Law No. 5 of 1985) sets the backbone for property rights, contracts, leases, usufruct, musataha and so on.
• Dubai-specific laws – especially:
  • Law No. 7 of 2006 – Dubai Land Registration Law
  • Law No. 13 of 2008 (and Law No. 9 of 2009) – Interim Real Property Register (off-plan)
  • Law No. 14 of 2008 – Mortgage Law
  • Law No. 2 of 2022 – expropriation / compulsory acquisition and compensation
• RERA regulations & circulars – implementing rules on brokers, developers, strata, tenancy (Ejari), escrow, etc.
• Free-zone regimes – mainly DIFC and ADGM, which have their own property and registration rules for their territories.

When you’re buying, selling, leasing, or financing, what really bites you in practice are the registration rules at DLD and the compliance rules RERA enforces.

DLD vs RERA: Who Does What, Exactly?

The two names you keep seeing – Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA) – are connected but different.

Dubai Land Department (DLD): The Land Registry

DLD is the government authority that actually registers your rights:

• Registers all land and property transfers
• Issues title deeds and ownership certificates
• Registers mortgages and other real property rights (usufruct, musataha, long leases)
• Runs the Real Estate Register (for completed properties)
• Maintains the Interim Register (Oqood) for off-plan sales
• Provides the standard Form F – Unified Sale Contract

Under Dubai Law No. 7 of 2006, any disposition of a real property right in Dubai is not legally effective unless it is registered with DLD. That’s the core rule you can’t ignore.

RERA: The Regulator

RERA is the regulatory arm of DLD. In practice, RERA:

• Licenses and regulates brokers and brokerage firms
• Approves and supervises developers and off-plan projects
• Oversees owners’ associations and jointly owned property
• Runs the Ejari tenancy registration system
• Issues codes of conduct, circulars and rules for the sector

So when you think about it simply: DLD registers your rights, RERA polices the market.

What Counts as “Real Estate” Under Dubai Rules?

The laws don’t use casual definitions; they focus on what is permanently fixed:

• Civil Code (Art. 101): real property is anything permanently fixed that cannot be removed without damage.
• Law No. 7 of 2006: immovable property occupying fixed space that can’t be moved without changing its features.
• Law No. 13 of 2008: land plus any structures that can’t be moved without damage.

In day-to-day Dubai practice, “real estate” means land, buildings and in-rem rights

Types of Property Rights in Dubai (Freehold, Leasehold, Usufruct, Musataha)

Dubai law draws a line between:

• Rights in rem – rights over the property itself, enforceable against everyone (these must be registered).
• Contractual rights – enforceable just between the parties, unless and until they’re converted into a registrable in-rem right.

Freehold Ownership

Freehold is full ownership of the land and buildings, with no time limit. In Dubai:

• UAE and GCC nationals (and companies fully owned by them) can own freehold across the emirate (subject to the usual zoning/planning rules).
• Non-UAE nationals can own freehold only in designated areas set by the Ruler (e.g. much of Dubai Marina, Downtown, Palm Jumeirah, parts of Business Bay, etc.).

Leasehold

Leasehold is a right to occupy and use the property for a defined term in return for rent:

• Short leases (under 10 years) must be registered through Ejari.
• Long leases (10–99 years) must be registered with DLD on the Real Estate Register as in-rem rights, similar to freehold.

Registration is what converts a simple contract into a real, enforceable property right in the land registry.

Usufruct Rights

A usufruct is the right to use and enjoy property owned by someone else for a fixed period, often many decades. It’s used for long-term investment and occupation structures where the underlying land remains owned by a master developer or a government entity.

Usufruct rights are in rem and must be registered at DLD to have effect.

Musataha Rights

Musataha is a development right: the right to build on or otherwise develop land owned by someone else and to own those structures for a set period.

Again, musataha is an in-rem right and sits in the land register. You’ll see musataha structures used in larger commercial and infrastructure projects.

Off-Plan Property Rights

When you buy off-plan, you’re not yet getting a title deed. You’re acquiring:

• A contractual right to a future unit under a Sale and Purchase Agreement (SPA)
• An interim real property right recorded in the Oqood system under Law No. 13 of 2008

Once the project is completed and handed over, that Oqood interim registration is converted to a final title deed at DLD.

Core Principle: No Registration, No Real Right

Under Dubai Land Registration Law (Law No. 7 of 2006), dispositions affecting real property rights must be registered to be legally effective. In practice, this means:

• Transfers of ownership (freehold, long lease, usufruct, musataha) – registered at DLD.
• Mortgages – registered at DLD under the Mortgage Law (Law No. 14 of 2008).
• Off-plan sales – registered on the Interim Register (Oqood).
• Short leases – registered through Ejari.

If you sign something and it never reaches DLD or Ejari, you’ve taken on obligations, but you haven’t secured the full, registrable right in the eyes of the system.

Land Registration, Title Deeds & Ownership Verification

How Land Registration Works

For completed properties, every transfer goes through DLD:

1. Seller and buyer (and usually the broker) sign Form F – Unified Sale Contract and any detailed SPA.
2. Transfer application is lodged at a DLD-approved trustee office or DLD centre.
3. Fees are paid (DLD transfer fee, admin fees, brokerage, etc.).
4. DLD updates the Real Estate Register and issues a new Title Deed in the buyer’s name.

Title Deed vs Online Checks

Your title deed is the official evidence of ownership or of your in-rem right (for example, a long lease or usufruct). DLD currently still insists on physical inspection of the title deed at transfer, with online services as a support layer.

You can and should use the DLD ownership certification validation tool to check:

• Who the registered owner is
• Whether there is a registered mortgage

But you should never treat an online screenshot as a substitute for:

• Seeing the original or verified copy of the title deed
• Doing full legal due diligence on the property and the seller

Off-Plan Registration & Oqood Rules

Dubai tightened its off-plan regime after the last property cycle, and most of it runs through RERA and Oqood.

Developer Obligations (Law No. 13 of 2008 & Law No. 9 of 2009)

Developers must:

• Register the project with DLD/RERA before they start selling.
• Open a dedicated, RERA-monitored project escrow account.
• Register each off-plan unit sale in the Interim Real Property Register (Oqood).
• Build in accordance with approved plans, timelines and marketing materials.

What Buyers Should Check

Before committing to an off-plan purchase, you should verify:

• Developer is licensed and the project is listed with RERA.
• Your SPA is properly linked to an Oqood registration in your name.
• All payments go through the RERA-approved escrow account, not to a random operating account.

Oqood is your main legal protection that the unit you’re paying for is actually being recognised by DLD as yours on the interim register.

Leases, Ejari & RERA Tenancy Rules

Short-Term Leases & Ejari Registration

In Dubai, any lease of less than 10 years must be registered via Ejari, RERA’s online tenancy registration system.

Ejari registration:

• Creates a standardised tenancy contract
• Generates an Ejari certificate, which is often needed for:
  • Opening a DEWA account
  • Residence visa / family sponsorship processes
  • Filing cases at the Rental Dispute Center

If a lease isn’t on Ejari, you’re outside the formal RERA tenancy framework, which usually hurts the party that needs to enforce their rights later.

Long-Term Leases (10–99 Years)

Leases with terms between 10 and 99 years are treated like other in-rem rights:

• They must be registered at DLD on the Real Estate Register.
• They produce a registrable real property right, closer in nature to ownership than to a standard one-year tenancy.

Landlord & Tenant Obligations Under UAE Law & RERA

Even beyond what your contract says, the UAE Civil Code and RERA rules impose some base-line duties:

• Landlord must:
  • Deliver the property in a condition fit for the agreed use
  • Carry out major structural repairs unless agreed otherwise
• Tenant must:
  • Use the property in a reasonable manner and as agreed
  • Return it at the end of the lease in the same condition, fair wear and tear excepted

RERA’s rental regulations and the Rental Dispute Center rely heavily on these Civil Code principles when resolving disputes.

Mortgage Registration & Finance Rules

Mortgages over Dubai real estate are governed mainly by Dubai Law No. 14 of 2008 (Mortgage Law). Key points:

• A mortgage is only effective against third parties if it is registered at DLD.
• The mortgage gets recorded on the title, and it will appear in any ownership verification search.
• On repayment, the lender should apply to DLD to release the mortgage from the register.

If you’re buying with bank finance, the usual sequence is: bank approves the loan, bank and buyer sign the facility and mortgage docs, then at transfer DLD registers the title in your name and the mortgage in the bank’s favour in one go.

Who Can Own Property in Dubai? (UAE, GCC & Foreign Buyers)

UAE & GCC Nationals

UAE nationals and GCC nationals can acquire freehold property rights throughout the emirate (subject to normal planning rules). Companies fully owned by them can also own property directly.

Foreign Buyers & Designated Areas

Non-UAE nationals cannot just buy anywhere. They are limited to:

• Designated freehold areas notified by the Ruler of Dubai, where:
  • They can acquire freehold ownership
  • Or long-term leasehold, usufruct or musataha rights

The actual list of designated areas evolves, but it covers most of the mainstream expat investment zones (Marina, JBR, Palm Jumeirah, Downtown, many communities managed by major developers, and so on).

Foreign Companies, SPVs & Funds

If you’re buying through a company, the rules look at both:

• Where the company is incorporated and licensed
• Who owns the company

Typically, DLD will accept as property-holding vehicles for designated areas:

• Onshore LLCs or PJSCs that meet foreign ownership rules
• Some free zone entities such as JAFZA or DMCC companies, for specific projects/areas where DLD has agreements with those authorities

One thing that often surprises international investors: current practice is that funds or trusts are not allowed to own property directly anywhere in Dubai. You’d typically need to structure ownership through an acceptable SPV instead.

Inside DIFC, however, the real estate is governed by DIFC’s own rules, and there are no special restrictions on the type of vehicle used by foreign nationals to own property in that free zone.

Tenure Types & Investment Structures in the UAE

The Civil Code and Dubai property laws together recognise several tenure forms and ways of holding property.

Recognised Tenure Types

• Full ownership (milk) – freehold title to land and building.
• Usufruct – long-term right to use and benefit from property owned by another.
• Musataha – right to build on or develop land owned by another.
• Lease – contractual right to occupy and use for an agreed period.
• Easements – rights of way and other limited rights benefiting neighbouring land.

How Property Is Typically Held

• Individuals – usually as tenants in common, with each owner’s share recorded on the title deed.
• Corporate SPVs – very common for investors to:
  • Ring-fence risk to a single asset
  • Simplify joint ventures and finance
  • Plan exit strategies (share sale vs asset sale)

Popular vehicles include:

• Onshore LLCs and joint stock companies
• Free zone entities (e.g., JAFZA, DMCC) where accepted by DLD
• DIFC or ADGM entities for certain cross-border structures and holding roles

Buying & Selling Real Estate in Dubai: Legal & RERA Angle

Typical Transaction Flow

1. Heads of Terms / MOU A short document setting out price, payment terms, dates and conditions. Usually prepared by the broker.
2. Due Diligence You or your lawyer should verify:
   • Authenticity and status of the title deed
   • Any registered mortgages or encumbrances at DLD
   • For off-plan, Oqood registration and developer/project status with RERA
3. Sale & Purchase Agreement (SPA) This is where you negotiate warranties, conditions precedent, handover mechanics, penalties and indemnities.
4. Form F – Unified Sale Contract Mandatory DLD form, completed and signed by seller, buyer and broker. Your SPA is usually attached to it.
5. Completion & Registration At a DLD trustee office, you:
   • Pay the purchase price balance, DLD transfer fee and trustee/admin fees
   • Sign and finalise the transfer
   • Walk out with confirmation of the transfer and, later, the new title deed in your name

Post-Completion Liability & Indemnities

A well-drafted SPA will usually include indemnities from the seller for:

• Hidden defects you couldn’t reasonably discover
• Unpaid service charges or utilities up to completion
• Pre-existing disputes or claims affecting the property

In practice, this means the seller may retain liability after completion within the agreed indemnity scope. For you as a buyer, this is one of your last lines of defence if due diligence misses something.

Compulsory Acquisition & Compensation Rules

Under Article 1135 of the UAE Civil Code, public authorities can compulsorily acquire property if required for the public benefit – think roads, metro lines, public infrastructure.

The legal conditions are:

• Clear public interest justification
• Payment of just compensation to the affected owners

Each emirate has its own procedure for calculating and approving compensation. In Dubai, Law No. 2 of 2022 created an Acquisition Committee that reviews and rules on compensation applications from owners affected by expropriation decisions.

Environmental & Other Ongoing Liabilities

One often overlooked area is environmental responsibility:

• Liability for environmental damage stays with the party that caused it, even if the property is later sold.
• Transferring ownership doesn’t automatically transfer liability unless the law or the regulator says so, or your contract expressly allocates it.

On the more everyday side, condition obligations at handover (sale or lease) are still governed by the Civil Code and your contract: you must deliver or return the property in the agreed condition, allowing only for reasonable wear and tear.

Practical Compliance Checklists

For Buyers & Investors

• Before you sign anything:
  • Check the property is in a designated area if you’re a foreign buyer.
  • Confirm the seller’s name and any mortgage through a DLD ownership search.
• For off-plan:
  • Confirm the developer and project are registered with RERA.
  • Insist on seeing your Oqood registration once the SPA is signed.
  • Pay only into the RERA escrow account.
• At completion:
  • Use the official Form F plus a detailed SPA.
  • Make sure DLD issues the title deed correctly in your name or your SPV’s name.
  • If financed, ensure the mortgage is registered at DLD from day one.

For Landlords & Tenants

• Register every tenancy:
  • Under 10 years: register with Ejari.
  • 10–99 years: register at DLD as a long lease.
• Make sure the tenancy contract:
  • Matches the Ejari data exactly
  • Allocates repair and maintenance responsibilities clearly
  • Specifies who is responsible for Ejari registration and fees
• At move-out:
  • Document the condition (photos, inventory) to reduce disputes about “fair wear and tear”.
  • Cancel the Ejari so the next contract can be registered properly.

For Developers

• Before launching:
  • Obtain all necessary DLD and RERA approvals for the project.
  • Set up and properly document the project escrow account.
• During sales:
  • Register each SPA in the Oqood Interim Register.
  • Keep payment schedules and escrow receipts aligned with RERA rules.
• At handover:
  • Coordinate with DLD for conversion from Oqood to title deeds.
  • Ensure service charges and owners’ association setup comply with jointly owned property regulations.

Staying Up to Date With RERA & DLD Rules

Dubai’s real estate framework is stable at the core (Civil Code, Law No. 7 of 2006, Law No. 13 of 2008, Law No. 14 of 2008), but RERA circulars, fee schedules and procedures do change.

To stay compliant:

• Always cross-check major decisions against the latest information on dubailand.gov.ae.
• For anything beyond a straightforward buy-to-let or tenancy, get advice from a Dubai-qualified real estate lawyer or a licensed advisory firm.

If you share whether you’re buying, leasing, or developing, and in which area, the next logical step is to map these rules into a specific action plan for your transaction.