Anyone living in Germany, Austria or Switzerland who is thinking of buying property in Dubai soon meets the terms freehold and leasehold. This guide explains what Dubai law allows foreign nationals to do, how ownership is registered and where the protection offered by the law ends. It is not legal advice.
What the law says
The starting point is Law No. 7 of 2006 on Real Property Registration. Under Art. 4, ownership of real property in the Emirate is in principle reserved for nationals of the UAE and the Gulf states and for certain companies. Subject to the Ruler’s approval, however, foreign nationals may be granted, in areas determined for that purpose, freehold ownership without time restriction, or a usufruct or leasehold right for up to 99 years.
The text of the law draws no distinction by place of residence: what counts is nationality and the location of the plot. Which documents are required in practice from buyers who live abroad is not set out there and should be clarified before you buy. The English texts on the Dubai Legislation Portal are unofficial translations; the Arabic text prevails.
Designated areas: have the location confirmed before you buy
Regulation No. 3 of 2006 designates the areas by plot number. Its original schedule includes plots in Dubai Marina and on Palm Jumeirah, among others. Other well-known locations were added by later instruments, which we have not checked in the original text. We therefore do not publish a number of areas; the figures in circulation contradict one another.
What matters to you is in any case the individual plot. Before making any commitment, have the Dubai Land Department (DLD) confirm that it lies in a designated area.
Freehold, rights of use, musataha
| Term | Meaning | Duration |
|---|---|---|
| Freehold | Ownership of the property; for foreign nationals only in designated areas | without time restriction |
| Leasehold or usufruct | The right to use another party’s property and benefit from it; DLD calls this a long-term lease | no more than 99 years |
| Musataha | The right to build on another party’s land and to benefit from the building | no more than 50 years |
The register and the title deed
The DLD is the only entity authorised to register real property rights and long-term leasehold contracts (Art. 6). Transactions that create, transfer, amend or extinguish a real property right are valid only if they are recorded in the register (Art. 9). The DLD issues the title deed from the register; under Art. 24 it has absolute evidentiary value, subject to fraud or forgery.
Registration documents the right. It says nothing about the price, the condition of the property, the quality of a developer or the tax consequences. How a transfer works in practice is described in the guide to the buying process; the fees are set out under purchase costs.
Brokers and the origin of your funds
According to the DLD, a broker must be registered in the brokers registry and hold a broker card from the regulator, RERA. Brokers and other professionals in the UAE are subject to anti-money-laundering rules, including identity checks and the reporting of certain cash and virtual-asset payments. Expect to document the origin of your funds.
Ownership is not a right of residence
Buying property does not grant residence. Owning property can, under conditions set by the authorities, support a visa application: as published by the federal authority ICP (read in November 2026), the ten-year Golden Residence for real-estate investors requires property worth at least AED 2 million. A visa is a separate application, is not automatic and can be refused. The conditions for the two-year property investor visa were revised in 2026; please confirm the current requirements with the DLD.
The situation in 2026
Since late February 2026 the region has been affected by an armed conflict. On 17 July 2026 the International Monetary Fund described real-estate activity as having moderated in the first half of the year, with uncertainty remaining elevated. Official travel advice for the UAE has been restrictive since then. Please check the current advice of your foreign ministry before travelling: the German Federal Foreign Office, the Austrian BMEIA or the Swiss FDFA. If you would like to discuss your plans, write to us.
Key points
- Foreign nationals can acquire freehold ownership or rights of use for up to 99 years in Dubai, but only in designated areas.
- The test is nationality and the location of the plot, not where you live.
- Have the DLD confirm the status of the specific plot.
- An acquisition is valid only once it is registered; registration is no substitute for your own checks.
- A visa is a separate application and does not come automatically with a purchase.
- The market in 2026 is marked by elevated uncertainty.
Frequently asked questions
Do I have to live in the UAE to buy property in Dubai?
The text of Law No. 7 of 2006 turns on nationality and the location of the plot, not on place of residence. Which documents are required in practice from buyers living abroad should be clarified before you buy.
In which areas can foreign nationals acquire property?
Only in areas designated for that purpose. The original schedule to Regulation No. 3 of 2006 includes plots in Dubai Marina and on Palm Jumeirah, among others; we have not checked later additions in the original text. What is binding is the Dubai Land Department’s confirmation for the individual plot.
Does registration with the Dubai Land Department make the purchase safe?
Registration is what makes the acquisition valid, and the title deed has absolute evidentiary value, subject to fraud or forgery. It says nothing about price, condition, the developer or tax. Those points need to be examined separately.
