A transfer fee is payable if you transfer your property to someone else. It is an administrative charge levied by the primary developer.
You can get a two-year visa when you purchase a property in Dubai that is:
Note 1:
This one million does not include the closing cost. You can read about the closing cost and other fees of buying a property in Dubai in this article.
Note 2:
If you decide to get a visa after few months from buying the property, then the purchase price will not be considered. You should conduct a property valuation, and the result of this valuation should be AED 1,000,000 or more to be eligible to get the visa. The valuation considers few factors e.g, the value of the last 10 sales transactions within last 3 years, the current market property listing prices, the condition of the property, and others…
With the new long-term visa, for investors who invest in property value of AED 5 million or more, a 5-year visa is granted. The renewable 10 year-long visa is for investors setting up start-ups, businesses or branches of their companies of valued AED 10 million or more as long as non-real estate investments are not less than 60% of the total investment. It also applies to spouses and children, with conditions. The UAE announced a new law that provides a 5-year residency visa for retired expatriates with the possibility of renewal for those who wish to stay longer.
Expatriates over 55 years of age are eligible if they have an investment in a property worth AED 2 million, have a minimum of AED 1M in savings, and an active income of at least AED 20,000 per month.
No, you don’t have to pay tax if you are a resident abroad. You only pay if the Dubai property is designed for living in, such as your own home, and student and employee accommodation. Then it is considered residential and exempt for VAT purposes. However, 5% VAT applies to commercial properties.
Typically, developers delay the staggered payment schedule if a property is not completed on time.
While resident expatriates can generally borrow between 70% and 80%, non-residents can generally borrow 60% to 70%. It all depends on the lender, and the project they are lending on.
Developers reserve the right to cancel the property reservation agreement and re-possess the title of the property in case of default from the property purchaser. In such a case, the property purchaser typically stands to lose the instalments paid already and 30% of the property value.
If the property purchaser delays his installment payment beyond a grace period of normally 30 days from the date when the payment is due, they are usually charged interest at the rate of approximately 6%, and the developer typically reserves his right to cancel the contract.
a) Liberalisation of the real estate sector – expats can now own property
b) High tax-free yields on freehold property rental
c) Globalisation and its effects on property prices in metropolitan cities worldwide
d) Favourable interest rate environment
e) Mortgages & homeowner finance available
f) Granting of “permanent” residency upon purchase of freehold properties
g) Great Value – Real estate land & apartment valuations are cheap compared to international prices
h) Conducive lifestyle: safe, tax haven, secondary and tertiary home for international buyers
i) Dubai’s robust economic growth p.a.(GDP)
j) Dubai’s robust population growth p.a.
k) Large mid-income population bracket with high disposable income
l) Dubai is the regional entrepôt & tourism center
m) UAE is an open, welcoming & tolerant state with investor-friendly business policies.
Freehold property is any estate which is “free from hold” of any entity besides the owner. Hence, the owner of such a property enjoys free ownership for perpetuity and can use the property for any purposes however in accordance with the local regulations.
The owner of a freehold title of real estate enjoys the most superior form of private property ownership. A freeholder is considered to be the absolute owner of the land and buildings comprised in his title; he has the right to occupy, use and enjoy his property forever (“in perpetuity”) or until he transfers the title to a new owner, and his heirs are entitled to inherit his title upon his death.
Typically, the prospective Buyer and Seller enter into an MOU, wherein the buyer commits to purchase the property and the seller commits to sell the property. In a purchase transaction, the buyer pays an initial booking deposit (of not more than AED 100,000 for villas and apartments) to the seller.
If the buyer withdraws from the transaction, the buyer forfeits his booking deposit. If the seller withdraws from the transaction, the seller refunds the booking deposit amount. The buyer pays the balance considered to the seller upon transfer of the property to the buyer.
Service charges, AC and sinking fund is charged per sq. ft. with rates starting from AED 2 per sq. ft. As for parking, it is paid yearly per bay/slot and starts from around AED 1,000.
Most studios and one-bedroom units are the same size. Some units have balconies and some do not. Sometimes the ones located on the corners of the building are slightly bigger. Retail shops on the ground floor vary in size and are priced accordingly.
The buyer of a freehold property in Dubai only needs to provide a copy of his passport papers to purchase a property in the primary market, i.e., directly from a developer. A company purchasing a property must provide the developer the company’s registration documents (Articles of Incorporation, Registration Certificate, POA of the person signing on behalf of the company, and Board of Directors Resolution).
Either entity, i.e., a person or a company, needs only to sign a property reservation contract with the developer to purchase a property. On handover of the property to the property purchaser, the property purchaser will have to register his property at the Govt. of Dubai Lands Dept. to obtain a title deed.
The property purchaser would be responsible for paying the fees to the Govt. of Dubai Lands Dept. to obtain a title deed (this normally amounts to 2% of the property value). The property value must be fully paid up so as to obtain a Title Deed from the Govt. of Dubai Lands Dept.
a) Can all family members get a UAE residence visa: i.e. Father, Mother, Father, and children under 18 and unmarried daughters?
Yes. Expatriate employees or employers can obtain a residency visa There are three ways they can change their status from an entry permit holder to a resident visa holder: official employment, company registration, and real estate acquisition.
Once they have a valid residency permit, male residents can sponsor his spouse and children (under 18 years of age) and any unmarried daughters above the age of 18 years.
Expatriate employers are issued residency visa for three years, while expatriate employees are issued residency visa for 1 to 2 years, depending on their labor contract.
The UAE cabinet granted long-term visas to certain expatriates such as entrepreneurs, specialized talents and researchers in the knowledge and science field, and outstanding students, with some conditions.
Find out more here.
b) Who issues the residence visa and is it guaranteed?
The Government of Dubai issues it and it is guaranteed as long as the property purchaser owns the property, clears all security and medical tests, and is not rejected by the Ministry of Labor and Social Affairs.
c) If the property purchaser is not living in Dubai but plans to in the future, what will be the procedure to obtain a residence visa?
The type of residency visa you’re entitled to depends on the value of the purchased property. Once the property purchaser buys a property, he/she is automatically entitled to obtain a residence visa.
Applying for residency visa can be done either on the website of Federal Authority for Identity and Citizenship (ICA), which is the eChannel for citizenship and residency, or the General Directorate of Residency and Foreigners Affairs (GDRFA), which works under the UAE ministry.
d) If the property purchaser is not living in Dubai can they get a visa in a different person’s name such as their employees or other family members etc.?
No, only the principal property purchaser gets a residence visa but may sponsor his/her dependents.
The above mentioned are indications and may vary depending on the location and quality of the project.
The primary real estate market consists of new properties, which include new launches and ongoing projects from the developer.
Yes, a Tenant can terminate the contract, provided the Tenant will notify the Landlord two (2) months in advance and will be paying two (2) months rent as cancellation from the day of vacating the property and all the utility bills should be settled.
No, the Landlord has no right to disconnect any utility service in the Property.
For Individual, tenant should have a valid passport and Residence Visa copy (Original copies of these documents should be shown by the tenant to the Property Broker).
For Corporate Tenant, a valid Trade License, General Manager’s Passport Copy(if he is signing the the Agreement) and valid passport of the Occupant.
The Landlord shall provide the Title Deed, Landlord’s valid Passport and Residence Visa copy, if mortgage, Bank Statement and copy of Mortgage and DEWA Account.
The Tenant has to pay the agreed Annual Rent depending on how many cheques both parties agreed with, the Security Deposit, the Commission of the broker, deposit for DEWA and Empower(if applicable) and Ejari Registration.
Security Deposit 5% of the Annual Rent paid by the tenant in advance and held in reserve in the event of the depositor failing on a contractual obligation to protect the Landlord in a real estate lease. It covers Loss of Rent, Damage to the Property, Lost of Security Keys and Repairs that are not wear and tear.
Yes, a tenant can use a third party cheque provided they will be submitting a Letter of Indemnity from the Third Party and a passport or Trade License if it is a Company Cheque.
Yes, the Law clearly states that the Rent’s Committee shall not consider any claims unless the lease is registered with Ejari.
A property before a structure has been constructed upon it; Under construction property.
Dubai Land Department – DLD is a government agency that provides necessary legislation, organization, and services for any real estate transactions in Dubai.
Rent Increase Calculator is available in the website of Land Department, it will provide you the current market price and the percentage of increase that can be applied in the Annual Rent of the property. You can go to this link: http://www.dubailand.gov.ae/english/Tanzeem/Rentals/Rental_Increase_Calculator.aspx
Required documents to initiate Ejari registration include: 1. Copy of the title deed, 2. Copy of the tenancy contract, 3. Copy of the landlord’s passport, 4. Copy of the tenant’s passport and visa page. RERA charges per registration of tenancy contract is AED 160.00. Once the documents are submitted and the payment is made, registration will usually be completed at the same time.
Buying an off plan property means you commit to purchasing a property either before or during the construction phase. It has significant advantages:
Plan and save money – It allows investors to get a purchase at the earliest and lowest possible price and buyers to pick the very best apartments in a specific development. In return, there’s a high chance of gaining the maximum return on their investment.
Sell before the completion date – Investors can sell off their off-plan property contracts prior to the completion of the projects and at a considerable profit (assuming the market is well-performed and proved popular.
Lower up Front Costs – Off plan property payment plans can and do vary from different types of developers in Dubai. Some of the developers only require a 10% down payment and the rest linked to constructions the required expenditure is relatively low.
Mohamed Ali Rashed Alabbar is the founder and chairman of Emaar Properties PJSC, one of the leading developers in the UAE. He holds a combined net worth of US $76 million and is ranked at No. 8 in the list of UAE’s top 10 richest politician.
RERA (Real Estate Regulatory Authority) in Dubai did not put down a specific rate in regards to commission. Generally, the agent’s commission is 2% of the purchase price and 5% on the total annual rental sum paid by the buyer.
According to Dubai Land Department latest report, as of today there are 4,806 agents property brokers.
According to Dubai Land Department latest report, as of today there are 4,806 agents property brokers.
If the rent of the property is AED 100,000 or less, than the property management fee is AED 5,000. On the contrary, if it’s greater than AED 100,000 then the property management fee is 5% of the rent.
Waiver of Dubai Land Department (DLD) registration fees is a common offer available from developers. DLD Fee is a 4% of property purchase price, plus an AED 580 admin fee. So DLD Waiver means that buyer will not have pay this fee, instead the developer will pay. Sometimes the developers offer anywhere from 50% to 100% off on DLD fees, which means the buyer has to pay the rest of the fees, if required.
Overall, residential properties are largely exempted from VAT unless you buy a hotel apartment from the developer for the first time e.g., if you buy in Rove Citywalk from Emaar, then you should pay 5% VAT.
Also, VAT does not apply to the 4% Dubai Land Department registration fees, but VAT does apply to the broker commission and to the trustee office fees.
Oqood, which loosely translates to ‘contracts’ in Arabic, is an online service provided to the developers by Emirates Real Estate Solutions (ERES), with an aim of easing the registration process for property buyers and developers.
It can if it is registered within the specified areas for foreign ownership with obtaining license for Jafza, Jebel Ali Free Zone.
Freehold means outright ownership of the property. While leasehold, it means the holding of property by lease for a period of more than 10 years up to 99 years and can’t be purchased outright.
Yes, you can sell off plan property before the completion date in Dubai.
There are plenty of reasons why it’s a good investment. Dubai has 0% income tax on capital appreciation and rental yields and has among the world’s highest rental yields, with an average of 7-10%. Its properties have extra luxury space per square foot compared to other markets like New York, Sydney, London and Paris. With US $1million, the amount of internal square meter's one could buy is 138, compared to other cities like Hong Kong, Mumbai and Berlin. Additionally, the city’s properties also includes interest rates between 3-5% with repayments that can last till 25 years.
The city has grown exponentially throughout the years and continues to maintain its status for investment among foreigners and nationals. Dubai’s properties offer best long-term returns averaging 7-10% in several areas. Also, Dubai has strong regularity authority and draws interest in investments for its open and free system which attracts Foreign Direct Investment, giving it plenty of reasons to invest in local properties.
The top developers in Dubai are Emaar Properties, Aziz Developments, Damac Properties, Dubai properties, Nakeel Properties, MAG Property Development, Wasl Asset Management, Sobha Group, and Aldar Properties.
The first step is to contact the developer and find out how much must be paid off of the property in order to obtain a sale No Objection Certificate (NOC). The exact percentage or figure is usually somewhere around 30-40% but will vary for different developers in Dubai.
The emirate’s RERA has introduced numerous measures that needs to be met by developers to make sure the off plan project is completed. Of those measure, the developer must own 100% of the land belonging to the project. Additionally, they must either deposit 20% in escrow account, make a down payment of 20% as bank guarantee, or at least 20% construction completion before selling the off plan property. The regulatory arm of Dubai Land Department than requests contractors to submit a 10% performance guarantee.
It’s crucial that buyers do through research and advise looking the developer’s track record as well as reputation. Make sure the developer, project and project’s Escrow account are all registered in the Dubai Land Department’s Real Estate Regulatory Arm (RERA).
Dubai offers a wide variety of areas to invest and there are many reasons why should you invest. The top areas to in Dubai are AYKON City, Sahara Villas, Just Cavalli, and Golf Promenade in the city.
The UAE is the second safest country in the world, and its populous city has one of the busiest airport for passenger traffic. Dubai is no doubt growing fast, especially with Expo 2020 just two years and is set to welcome 25 million tourists and business visitors. The city also has easy access to the world’s emerging market and has great infrastructure, in addition to stable currency. So it’s a great opportunity to invest in Dubai property.
Hotel apartments are under the category of commercial property.
Off plan property sales developers collect the 5% VAT on property price from the buyer and the same will be paid to Federal Tax Authority (FTA) on the buyer’s behalf.
Secondary market deals are 5% VAT applicable upon purchasing the property and payment receipts issued by FTA must be submitted to trustee’s office upon property transfer.
Yes, any nationality can own freehold property in designated freehold areas in Dubai and an heir can inherit it.
Firstly, lenders do not lend on every project currently being built. Often, developments are sold with no lending's at all (given the favorable payment structure system in Dubai and not meaning they aren’t saleable). On the other hand, it is possible to get a mortgage on an off-plan property here, unlike most places in the world.
Yes. This is preferable. Most lenders will work out how much they are likely to lend to you before you have a specific property in mind. This means you can then go looking for something you know you can afford.
Yes, any person who owns a property in his name can gift full ownership to his company as long he’s the owner of the company, by paying a very small fee of (0.125%). Example, if a property costs AED 10 million, then all is needed is AED 12,500 to be paid.
Investors can sell off their off plan property contracts prior to a project’s completion and so it varies from developer to developer. For example, before being able to sell it to a new owner, Dubai’s top developer Emaar Properties requires owners or investors to have 40% of their off plan property paid off. However, the 40% figure does depend from developer to developer, so it’s essential to check with the developer.
Buyers and seller must come to agreement with price and terms, sign contracts and apply for No Objection Certificate (NOC) where the new buyer is registered with the developer. Once transfer is complete, the new buyer will ultimately take over all the outstanding payments.
It’s important to point out that the new buyer is responsible for the 4% DLD Transfer Fee although it been paid by the first buyer.
According to the Real Estate Regulatory Agency, a landlord must provide a 90-day notice in regards to any changes to the rent contract. Renters can legally refuse a rental increase if the landlord does not provide a notice of 90 days. When reaching an agreement with the landlord on the rental increase, carefully review the contract for any changes the landlord might have made.
The potential risks when purchasing an off plan property are:
Delayed Completion Time – There are usually delayed handovers of off plan properties and there are have been cases of projects being completed after scheduled completion dates. In this case, it’s highly advisable and important to do research on the project developer and look into their track record, Make certain any signed sale agreement ensures you are compensated for any unexpected or unscheduled delays.
Change in Market Conditions – The real estate market fluctuates all the time. If there’s a downward move in property prices, the property can be worth less than what the buyer has actually paid. It can affect off plan properties more as it may be harder to liquidate than ready-to-move-in properties.
The new homebuyer pays the seller an equal amount to what they’ve paid off to the developer (+/- any difference agreed on). Then the new buyer will take over the existing payment plan of the off plan property and pay all future due installments directly to the developer.
What are the required documents?
Original Title Deed
Evaluation certificate from Land Department
No objection certificate (NOC) from Developer
The owner has to attend in person or POA (Power of Attorney translated in Arabic and attested).
Passport copies (Visa page, Emirates ID).
Marriage certificate (for gifting to wife or husband) or Birth certificate (for gifting to children). All these documents should be translated in Arabic and attested from the Ministry of Foreign Affairs.
Land Department Fees:
0.125% from evaluation value (it should be not less than AED 2,000).
AED 560 (if apartment, villa) + AED 410 (if land)
Registration Trustee Fees:
AED 4,000 + AED 200 (5% VAT) if the price of the property is equal to more than AED 2 million.
AED 2,000 + AED 100 (5% VAT) if the price of the property is less than AED 2 million.
Here is the list of freehold areas where you can buy and own a property in Dubai:
Depending on the type of the real estate required and the categories of applicants, applications are received as follows:
– To apply for residential land (for UEA citizens only), the application is submitted to Mohammed Bin Rashid Housing Establishment.
– To apply for investment land, the application is submitted at Dubai Real Estate Corporation (DREC).
The real estate projects can be mortgaged to obtain a loan from banks or legally approved finance companies, provided that the value of the mortgage is deposited in the project’s escrow account to ensure that the deposited amounts are disposed of according to the law. The bank and the developer are committed to ensure that the purchasers fulfilled their contractual obligations towards the developer receive the ownership Certificates upon completion of the real estate project.
(a) If the Agency sees that the Management Company is incompetent, inefficient or unable to manage and maintain the Common Areas of the third category of real estate projects provided for in paragraph (a) of Article (18) of this Law, the Agency shall appoint an alternative Management Company to manage the Jointly Owned Property, provided that the Agency shall follow the following procedures: (1) Informing the Owners’ Committee about the violations committed by the Management Company and requesting its opinion thereon; (2) Issue a written warning to the Management Company indicating the errors and negative practices committed by it in the management, operation, maintenance and repair of the Common Areas, and the Management Company may respond to this written warning within fourteen (14) days from the date of being notified thereof; (3) Appointing a legal auditing office to audit the Service Charge account, verify the Management Company’s compliance with the Service Charge budget approved by the Agency; and (4) Giving the Management Company a time limit to hand over the management of the Jointly Owned Property to the alternative Management Company within a period not exceeding thirty (30) days from the date of the issuance of the Agency’s decision to appoint the alternate Management Company. (b) If the replaced Management Company’s actions result in damage to any part of the Jointly Owned Property or the Common Areas, the value of repairing such damage shall be charged to the Management Company, provided that such value is deducted from the bank guarantee of this company, referred to in paragraph (a) of Article (36) of this Law.
Dubai rental market has seen fluctuations over the years as any other market would. It would cost the following to rent an apartment in Dubai –
Rent Per Month
Apartment (1 bedroom) in City Centre AED 4,500 – 8,000
Apartment (1 bedroom) Outside of City Centre AED 3,000 – 5,000
Apartment (2 bedrooms) in City Centre AED 6,900 – 9,000
Apartment (2 bedrooms) Outside of Centre AED 5,500 – 7,500
Apartment (3 bedrooms) in City Centre AED 8,000 -16,000
Apartment (3 bedrooms) Outside of City Centre AED 7,000 – 14,000
In some cases, studio and one-bedroom apartments are of the same size. Some units have balconies while some do not. The average apartment sizes in Dubai are –
Studio – 330 sqft – 700 sqft
One bedroom – 750 sqft – 1300 sqft
Two bedrooms 1350 sqft – 2000 sqft
Three bedrooms 2200 – 6000 sqft
Eligibility :
Steps of Procedure :
Requirements :
Fees :
Total – 2314.25 AED
File Opening for Dependent Visa – AED 318.75
Note: The fees doesn’t include health insurance
You are eligible for UAE investor visa as long as your total investment is AED 1,000,000 or above in one of maximum three properties
You are eligible for property visa against your Dubai property as long as the purchase value is AED 1M or above and you have paid off 50% mortgage.
Eligibility :
Steps of Procedure :
Requirements :
Fees :
Total – 2314.25 AED
File Opening for Dependent Visa – AED 318.75
Note: The fees doesn’t include health insurance.
