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 FAQ

What is Dubai Land Department?

It is one of Dubai Government department; it was established to oversee affairs related to the registration and documentation of all real estate transactions on behalf of the Government of Dubai.

Who is the owner?

A person or entity registered as the owner of the real estate unit in the registrar of Land Department. The owner is also used to refer to owners of long-term lease contracts or usufruct for a limited period, as well as the master developer or sub-developer of the units not being sold.

Who has the right to own property in the Emirate of Dubai?

The right to own properties in the Emirate of Dubai under the property registration law is divided into: - All UAE National and for companies owned by GCC nationals or the public traded companies are eligible to own properties. - Foreign ownership is permitted in areas designated as freehold.

Which department is entitled for receiving requests for land application?

This depends on the type of wanted property and the categories of applicants. The application is received as follows: To apply for residential plot (for UAE nationals only), the application is made in the Mohammed bin Rashid Housing Establishment. To apply for land for investment purposes, the responsible entity is Dubai Real Estate Corporation.

How do I make a complaint about the service or staff of the Land Department and its affiliated institutions?

All dealers with the Land Department can make a complaint through: Using the unified complaints system by choosing the link available on the main page of the department's website (ecomplain.dubai.ae) Calling the Contact Center of Land Department on telephone number 04-2222253 or 04-2222254 working on 24/7 basis. Visit the Suggestions and Complaints Section of the Planning and Institutional Development Department at the LD headquarter. Send a letter to P.O. Box: 1166, Dubai. Send a fax to the number 04-2222251.

How do I make a suggestion to the Land Department and its affiliated institutions?

All dealers with the Land Department can make a suggestion through: Using the unified complaints system by choosing the link available on the main page of the department's website (esuggest.dubai.ae) Calling the Contact Center of Land Department on telephone number 04-2222253 or 04-2222254 working on 24/7 basis. Visit the Suggestions and Complaints Section of the Planning and Institutional Development Department at the LD headquarter. Send a letter to P.O. Box: 1166, Dubai. Send a fax to the number 04-2222251.

Whom Shall I call to inquire about services of Land Department and affiliated institutions?

Dealers can inquire about our services by calling the Contact Center of Land Department on telephone number 04-2222253 or 04-2222254 working on 24/7 basis.

What are the official working hours at the customer service centers of Land Department?

Working hours from 07:30 am to 02:30 pm from Sunday till Thursday

How can I access the e-services of the Land Department?

Through visiting Land Department website, www.dubailand.gov.ae, then click on Land Department Services Icon. Clients don’t need to register for services that do not require a user name and password. With regard to services that require a user name and password, clients need to register as an individual or a company, according to the required services.

What is the government inquiry system and what is the purpose of it?

It is a system that allows for certain types of Government of Dubai entities to view certain parts of the LD’s database as required by relevant parties after taking pledges not to misuse these information and to maintain confidentiality. The aim of the system is to facilitate the procedures on clients and entities where parties can be sure of a person's property and Print To Whom It May Concern certificate from the system without referring to the LD.

What are the requirements to access the government inquiry system?

The access is given to Dubai Government entities. Send a memorandum addressed to the Director General of the Land Department to request authority to access the government query system. Send user information and reasons for using of the system Each user must sign non-disclosure statement of confidential information and the letter must be sealed and sent to the Department.

How can I register a property in Dubai?

The client enters a user name and password, after confirming the authenticity of the information entered the client can access the customer-related services."

Where can one get title deed from in Dubai?

The title deeds are issued by the Land Department for properties owned in Dubai.

Do I need to register property transaction in the Land Department?

The property laws in the Emirate of Dubai emphasizes on the need to register all transactions including transfer or modification of title deed to safeguard to rights of landlords, and any actions on the real estate that are not documented and approved by the Land Department are considered invalid.

What maps are approved by the Land Department?

The registration of the size of plots and units in Dubai is based on 3 main categories of maps as follows: Official Topographic Map Plot Map Plot Area Map

Can a land or property be registered in the name of a foreign company?

Properties in the name of foreign company can be registered within the specified areas for foreign ownership as indicated in Law No (7) conditioned with obtaining License from Jafza.

Can I register any transaction on granted land?

It is not possible to undertake any sale or purchase transaction on residential land unless permission is obtained from His Highness the Ruler of Dubai. However, the granted land can be mortgaged for construction purposes and map can be issued for this plot.

Could the power of attorney be used for selling and buying properties in Dubai?

Yes, a power of attorney could be used to sell and buy properties according to the authorities and boundaries of the delegation awarded and defined in the power of attorney.

At what stage could a property owner submit a request to the Land Department to issue a title deed?

Title deed for granted residential land is issued after being approved by the Ruler. For transactions on other properties, the title deed is issued immediately once all the documents required are submitted.

What is initial registration?

Initial registration is registering an incomplete sale (i.e. when only part of the value of the property has been paid). The initial registration is designed for properties sold off-plan. Certificate is issued to indicate the sale process and the paid and pending amounts. The purpose of this type of registration is to safeguard the rights on owners and investors in case of re-sale.

If the power of attorney was issued from abroad what are the necessary procedures to legalize it in the UAE?

The power of attorney must be verified and accredited by UAE embassy located in the country of origin of the power of attorney, and it must be approved by the Ministry of Foreign Affairs in the UAE.

Who will inherit the properties owned by foreigners in case of death, and what documents are required to transfer ownership?

Inheritance issues are decided by the deceased family members and their religion. Moreover, courts in Dubai will rule according to the inheritance procedures followed in the said person’s country of origin.

When will the completed properties be registered?

Developer must register completed projects in LD as soon as they receive a certificate of completion from the competent authorities. The developer must transfer the registration from initial registration records to the Land Registry once the developer is fully paid.

How does the law deal with the problem of the emergence of an increase or decrease in the area of property?

In the case of increase in the area of the property above the agreed area, the area considered correct. However, in case the area is less than what is agreed on with the developer, the developer then must compensate the owner for the difference, unless the difference is marginal.

Does the Land Department have a role in the inherited properties?

The Land Department is an executive party, and it follows the instructions received from the court on the estate inventory and distribution. Once instructed by the legal authorities, the LD will issue title deeds of the inherited properties in the name of heirs.

How long does the property registration and receipt of title deed take?

In the event that all required documents are submitted, the registration for sale transaction is carried out in 30 minutes.

What are the means of payment of the fees approved by the Land Department?

Customers can pay the fees for transactions in the following ways: A bank cheque Credit Cards

Does the Land Department award any exemption of the payable fees when property is registered on behalf of certain entities?

Exemption cannot be granted for any fees unless exception is obtained by order of the Ruler.

Is there any age limit for expatriate to own properties in Dubai?. What are the documents required for that?

There is no age limit to own property in Dubai.

What is the procedure in the case of one of the heirs refused to sell joint property?

The case is referred to the court.

Can owners list their properties in the auction organized by the Land Department?

Yes, after taking approval from the concerned department.

What are the properties that are subject to mortgage according to the law?

According to laws and regulations in force in the Emirate, any property can be mortgages as a guarantee of loan. However, these assets must be registered at the Land Department.

Who can undertake property mortgage transactions?

Based on Dubai regulations, the owner or who act on his/her behalf can legally carry out mortgage. However, the mortgage must be on eligible properties.

What is mortgage portfolio?

It is a mortgage targeting more than one property in one contract.

Does the mortgage include the benefits on the mortgaged property?

Mortgage includes all rights and benefits of the property, buildings, divided properties and any adjustments on the mortgage contract.

What are the cases that invalidate the mortgage contract?

Any mortgage that is carried out outside the Land Department.

Which party bears the costs of mortgage contract?

Mortgagor bears all the expenses of the contract unless otherwise is agreed between the two parties.

Can the mortgagor dispose the mortgaged property?

The mortgagor can’t undertake any transaction on the mortgaged property without obtaining the approval of the mortgagee. The responsibility of mortgage repayment is transferred to the assignee. Also the mortgagor must maintain the safety of the mortgage property to avoid any legal action by mortgagee.

Can the mortgagor manage the mortgaged property?

Legally, the mortgagor is entitled to manage the mortgaged property and collect its proceeds. If the mortgagor failed to pay the due installment, the property would be subject of confiscation and sold at auction, based on a decision issued by the court.

Can property projects be mortgaged?

Mortgage can be done on property projects by the concerned parties providing such service, however, the amount of the mortgage must be deposited in the special account dedicated to the project to ensure disposition in accordance with the law.

Can mortgage be transferred from one financer to another?

Mortgage can be transferred from one financier to another subject to No Objection Certificate from the mortgagor regarding the termination of mortgage contract.

Can mortgage be carried on part of the property?

Yes, it is possible.

What are the services provided by registration trustee firms?

Property sale, mortgage and lease. On December 22, 2013, The Land Department is set to add more transactions such as partial sale, full/partial grant, sale by heirs.

Where can I find more information about registration trustee firms and their addresses?

Through our website: http://www.dubailand.gov.ae/ or by visiting the reception desk at LD’s headquarters.

What are the working hours for registration trustee firms?

From 8:00 AM – 8:00 PM

What are the transaction fees at the registration trustee firms?

AED 4000 as registration fee, plus the normal service fees.
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