What is an NOC, and why is there no deal without it?

It is the developer’s consent to the transfer. The developer issues it once service charges are paid and, for off-plan, once its resale conditions are met. Without an NOC, the trustee will not complete a transfer in a freehold area. An NOC is valid for a limited time, so we request it to match the transaction date.

How is Oqood different from a title deed?

Oqood is an entry in an interim register for properties under construction: it confirms the contract with the developer and allows the property to be resold or mortgaged before handover. By law, an off-plan sale without registration in this register is void. The title deed is issued after handover and full payment.

Off-plan — only through Oqood

Under Dubai Law No. 13 of 2008, a sale of an off-plan property not entered in the DLD interim register is void. When buying off-plan on resale, we check the entry and the developer’s NOC.

Violetta Absalyamova

Business support and legal matters

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Legal Services in the UAE

Buying and Selling Property in Dubai: Property and Transaction Checks Before Signing

Q: What should I check before buying?

The register first, then the property. We order a DLD report: who the owner is and whether there is a mortgage or an attachment — for DLD, the owner is whoever is recorded in the register, not whoever shows you the apartment. We match the seller’s passport against the title deed, check their power of attorney if they act through a representative, and check the broker’s RERA card. We look at service charge arrears and the conditions of the developer’s NOC. For off-plan — the project and escrow registration with DLD and the seller’s entry in Oqood. Then — the special conditions of Form F: mortgage, deadlines, who pays the fees.

Q: Can a foreigner buy property in Dubai?

Yes, in freehold areas — with full ownership, without residency and without a company. The areas are designated by the Ruler of Dubai; among them are Marina, Palm Jumeirah, Downtown, JVC and dozens of others. In the same areas, a usufruct right or a lease of up to 99 years can be registered, while outside these areas the law grants no such rights to a foreigner.

Q: How much does registration cost on top of the price?

The main item is the 4% DLD fee: under the fee schedule, that is 2% from the seller and 2% from the buyer, but in the market the buyer usually pays the whole fee. Add AED 250 for the title deed and up to AED 250 for the property plan, and the trustee fee — AED 2,000 for a price below AED 500,000 and AED 4,000 from that amount, plus VAT. Separately — the developer’s NOC, the broker’s commission and, with a mortgage, 0.25% of the loan amount to register the mortgage. For off-plan, registration in Oqood takes the place of the transfer, also at 4%. If both parties are individuals with an Emirates ID and the property is an apartment, office or townhouse with no mortgage, the deal can be done online via Dubai Now: instead of the trustee fee — AED 1,000 plus VAT, or AED 500 for a price below AED 500,000. We give the exact breakdown before Form F is signed.

Q: Can I buy or sell without coming to Dubai?

Yes, through a power of attorney. It is executed before a notary in the UAE or abroad — with legalisation through the consulate and the UAE MOFA and a translation into Arabic. Since July 2025, DLD requires the power of attorney to name the deal expressly and a foreign one to be no older than two years; only the original is accepted. We prepare the text so that it is accepted the first time, and the transfer at the trustee office is completed by your attorney.

Q: How do I sell an apartment that is mortgaged?

Through repayment at the trustee office, in two stages. The seller’s bank issues a letter stating the debt, and three cheques are prepared for the deal: the debt to the bank, the balance to the seller, 4% to DLD. DLD registers the deal and sends the parties a registration certificate; the seller hands the cheque to the bank and receives a mortgage release letter, after which DLD completes the transfer and registers a new mortgage if the buyer is borrowing. Releasing the mortgage costs AED 1,290 plus an AED 315 centre fee. We synchronise the steps in advance — this is the most fragile part of the deal.

Q: Can I buy through a company?

Yes, but not through just any company. DLD registers property to companies established in the UAE — including in the free zones of Dubai and Ras Al Khaimah, in DIFC and ADGM. Companies from the British Virgin Islands, the Cayman Islands and similar jurisdictions are not accepted directly. A free zone company usually needs an NOC from its zone authority. A company is convenient for joint ownership, but entails maintenance costs and answering the bank’s questions about the source of funds. DLD practice changes, so we check the structure before the deposit.

Q: Does buying property give a visa?

A 10-year Golden Visa — at a value of AED 2 million or more; the threshold can be reached with several properties. A mortgaged property is allowed if the loan was issued by a UAE bank and the bank has given a consent letter; off-plan — with developers approved by the authorities. The requirements for the amount paid and for joint ownership have changed, so we check them as of the application date. More on the “Visas” page.

Q: What happens if a party walks away from the deal after Form F?

The terms of Form F decide. Usually, if the buyer walks away, the deposit stays with the seller, and if the seller walks away, they return the deposit and pay compensation, as a rule in the same amount. If the bank refuses a mortgage and the form has no condition on this, the buyer risks the deposit. That is why the special conditions — mortgage, deadlines, NOC — matter more than the standard text of the form.

In Dubai, you become the owner at the moment of registration with the DLD, not when the contract is signed. We check the property, the seller and the documents before the deposit, draft the terms of the deal and see it through to the new title deed — for buyers and sellers, ready and off-plan properties.

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4%
DLD fee for registering the transfer: AED 2 million
Golden Visa threshold through property: On transfer day
New title deed in the buyer’s name: Escrow
Off-plan payments go only to the project account

Everything we do in the UAE

In short

In Dubai you become the owner when DLD registers the transfer, not when you sign: the new title deed is issued on transfer day, and the DLD fee is 4% of the price. Off-plan payments go only to the project’s escrow account; the Golden Visa threshold through property is AED 2 million.

Checked 16 October 2026 · Violetta Absalyamova

Cost of a mistake

10% of the price

Usually the size of the Form F deposit — and a mortgage refusal costs the buyer that deposit if the form has no condition covering it.

How to avoid it

A deal in Dubai is registration, not a signature

The parties’ contract only records the terms: you become the owner when DLD registers the transfer. Everything that could derail the deal is checked before the deposit — the seller’s rights, mortgages, debts, the developer’s consent.

Freehold areas for foreigners
UAE and GCC nationals can buy anywhere; everyone else only in areas approved by the Ruler: Marina, Palm Jumeirah, Downtown and others. There, freehold or usufruct or a lease of up to 99 years is available.
Ready or off-plan
A ready property transfers immediately, with a new title deed. A property under construction is entered in the Oqood, and payments go to an escrow.
Money on transfer day
The transaction is completed by a Trustee office: it checks the documents, accepts the cheques and fees and registers the transfer. Until then, the seller receives no money — the deposit is held by the broker.
A mortgage is a separate chain
If the property is mortgaged, the seller’s loan is paid off first and the encumbrance removed. If the buyer takes a loan, their bank registers a new mortgage — that means weeks and separate fees.

Violetta AbsalyamovaHead of Legal Practice · Business support and legal matters

Who it suits

Who it suits — and when to choose something else

A good fit if

01You are buying a ready apartment or villa from a private seller and want to check the property and the documents before the deposit.
02You are buying off-plan from a developer or buying an off-plan unit on resale — you need a review of the contract, the payment plan and the resale terms.
03You are selling a property that is still mortgaged, or buying with a loan — you need the “repayment — mortgage release — new mortgage” chain.
04You are buying through a company — a free zone company, a holding or an SPV — and need to know whether DLD will accept it.
05You are not in the UAE and are completing the deal through a power of attorney — it has to be drawn up to DLD requirements.
06The purchase is your route to a Golden Visa, and the property must meet the programme’s conditions.

Consider something else if

01The developer is delaying handover or has handed over a building with defects, and you want compensation or a refund — this is a dispute, not a transaction.Developer Disputes
02You need to evict a tenant or recover rent arrears — such disputes are heard by the Rental Dispute Settlement Centre, not DLD.Rental
03The property passes by inheritance or you need a will covering real estate — this is inheritance law, not a sale.Inheritance and DIFC Wills
04You suspect fraud: a “seller” without a title deed, a broker without a RERA card, money sent to someone else’s account — this calls for a police complaint.Criminal Cases
05You are still looking for a property — we are not brokers and don’t select properties. We step in once the property is chosen and it is time to check the documents.

Benefits

What you get

Checks before the deposit

We check the title deed, mortgages, attachments, service charge arrears and the seller’s authority before you sign Form F and hand over the cheque.

Terms tailored to your deal

Form F is a standard form, but the outcome is decided by the special conditions: mortgage approval, deadlines, who pays the fees, what stays in the apartment. We draft them before signing.

One timeline for everyone involved

The broker, the developer, the seller’s bank, your bank and the trustee each work at their own stage. We keep a shared timeline so that, by transfer day, no bank letter and no NOC has expired.

A deal without flying in

We prepare a power of attorney that DLD will accept: with express authority for the deal, legalisation and translation. The transfer at the trustee office is completed by your attorney.

With the visa in mind from the start

We check whether the property, the mortgage and the form of ownership qualify for a Golden Visa, and move on to the visa after registration.

For sellers — no failed transfer

We close in advance the issues that derail deals on the last day: the NOC, the bank’s liability letter, service charges, a tenant in the apartment.

Comparison

Ready or off-plan: what changes for the buyer

The general picture for Dubai. We check the terms of the specific developer and bank against your documents.

What we compareReady propertyOff-plan

RegistrationReady propertyTitle deed in the buyer’s name immediatelyOff-planEntry in Oqood; title deed — after handover and full payment
Where the money goesReady propertyTo the seller — by cheques at the trustee office on transfer dayOff-planTo the project’s escrow account under the payment plan
DLD feeReady property4% on registration of the transferOff-plan4% on registration in Oqood — sometimes covered by the developer
Developer’s consentReady propertyNOC — confirmation that service charges are paidOff-planNOC for resale; many developers issue it only after a certain share of the price has been paid
Main risksReady propertyMortgage, attachment, debts, a seller without authority, a tenant in the propertyOff-planDelayed handover, a stalled project, discrepancies in area and quality
What we checkReady propertyTitle deed, DLD property report, the seller’s authority, service chargesOff-planProject and escrow registration with DLD, the contract with the developer, resale terms
Golden VisaReady propertyQualifies at a value of AED 2 million or moreOff-planPossible with developers approved by the authorities — we check the conditions as of the application date

Golden Visa

Will the purchase give you a Golden Visa? Check before the deposit

ICP and DLD conditions for a property investor. A property that doesn’t meet them is cheaper to rule out before Form F than to discover after registration.

Tick what is true for you

0/6Tick the items to see whether you qualify

Mortgage: the amount paid mattersDLD

The bank’s letter states the amount paid and the balance. The DLD service description mentions AED 2 million paid, but its conditions give no amount, so we check the requirement as of the application date.

Property held by a company or jointlyICP · DLD

ICP and DLD require full ownership in the applicant’s name. If the property is registered to a company or held jointly, we check the conditions before the purchase.

Fees and timelineDLD

Fees for a 10-year permit through DLD come to AED 9,884.75: medical test, Emirates ID, the permit, DLD fees and an administrative fee. Processing takes 7–10 working days; family visas carry separate fees.

ICP — UAE Golden Residency; DLD — Request for Golden Visa (Investor). Checked 15 October 2026.

Document review

Found a property and ready to pay a deposit?

Before you sign Form F, we will check the title deed, encumbrances and the seller’s authority — and suggest which conditions to include so you don’t lose the deposit.

Violetta Absalyamova

Business support and legal matters

Who does what

What you do — and what we, the bank and DLD do

The scenario changes both the order and the participants: a mortgaged property transfers in two stages, and an online deal needs no trustee. Order and fees per DLD procedures as of October 2026.

You

Form F and deposit

You sign Form F and hand over the deposit cheque — usually 10% of the price; the broker holds it until the transfer.

Cheques for the transfer

Manager’s cheques: the price to the seller, 4% to DLD. Fees can also be paid online.

GOFIRM

Checks before the deposit

DLD property report — owner, mortgage, attachment; the seller’s authority, service charges, tenant.

2–5 working days

Developer’s e-NOC

Through Dubai REST, once service charges are paid; without it, there is no transfer in a freehold area.

After registration

We check the title deed and transfer DEWA and the service charge account; if the purchase is for a visa, we apply for the Golden Visa.

Authority

Transfer at the trustee office

The registration centre checks the documents and cheques; DLD issues an electronic title deed and property map.

≈ 25 minutes

From you — signing Form F, the deposit and the cheques. You can attend the transfer yourself or send an attorney under a power of attorney.

You

Three cheques

Manager’s cheques: the debt to the seller’s bank, the balance to the seller, 4% of the price to DLD.

GOFIRM

Checks and deal date

We verify the seller’s debt and the validity of the NOC and the bank letter, and book a date with the trustee.

Bank

Debt letter

The seller’s bank issues a liability letter — the amount for early repayment.

Mortgage release

The bank accepts the repayment and issues a mortgage release letter.

Authority

First stage at the trustee

DLD registers the deal and sends the parties a registration certificate; the seller receives the cheque for the bank.

15–20 minutes

Transfer completed

On the bank’s letter, DLD releases the mortgage and registers the sale — and the new mortgage, if you are buying with a loan.

The deal runs in two stages: first DLD secures the parties’ rights, then, after the bank’s letter, it registers the transfer. Mortgage release — AED 1,290 plus an AED 315 centre fee.

You

Application and contract

A sale application is created in Dubai Now, and the system generates the sale and purchase agreement.

Signing via UAE PASS

Both parties sign the contract with a digital signature; if it is not signed, the application is cancelled automatically after 7 days.

within 7 days

The money goes to escrow

The price and fees go to a DLD-approved escrow account, not directly to the seller.

GOFIRM

Checks before applying

DLD report, the seller’s authority, service charges: an online deal does not replace the checks.

Authority

Title deed straight away

DLD issues an electronic title deed and map. For a price from AED 500,000, instead of AED 4,000 to the trustee — AED 1,000 + VAT to a DLD partner.

immediately

Suitable if both parties are individuals with an Emirates ID and the property is an apartment, office or townhouse in a freehold area, with no mortgage or restrictions. No visit to the trustee is needed.

You

Contract with the seller

You sign the agreed terms: how much has already been paid to the developer and who pays from here on.

Payments under the plan

From here on — only to the project’s escrow account named in the contract and in the DLD system.

GOFIRM

Project and the seller’s entry

Project and escrow registration with DLD, the seller’s entry in Oqood, the contract with the developer and the payment plan.

Resale NOC

The developer sets the conditions: many issue an NOC only after a certain share of the price has been paid.

Authority

Transfer in Oqood

The resale is entered in the DLD interim register: without this entry, it is void by law.

Title deed

After handover and full payment, DLD issues the title deed in your name.

An off-plan property becomes yours once it is entered in Oqood. From you — your signature and payments under the plan; we handle the NOC and the reconciliation with the developer.

Process

7 steps from the first conversation to the result

Every step is visible in the client portal: what’s happening now and whether we need anything from you.

Steps on your side: 1 of 7

We handle it · 5Needed from you · 1Authority · 1

What you are buying or selling, from whom and with what money — your own, a mortgage, a company. We determine which checks and approvals your particular deal needs.

Step 1 of 7

Reviewing the deal

What you are buying or selling, from whom and with what money — your own, a mortgage, a company. We determine which checks and approvals your particular deal needs.

We handle it1–2 days

Documents

What to prepare — for your role in the deal

Information

Documents

Ready

0 / 8

A power of attorney and company documents executed abroad must be legalised through the consulate and the UAE MOFA and legally translated into Arabic.

Timing and budget

What makes up the budget

The mandatory items are the DLD fee and the processing fees; the rest depends on the mortgage, the broker and the form of ownership. The main item is the 4% DLD fee; the broker’s commission and the mortgage also add noticeable amounts.

ItemDepends onWhen

DLD transfer feeDepends on4% of the transaction price. Under the DLD fee schedule, 2% each is due from the seller and the buyer, but in the market the buyer usually pays the whole fee. The split is recorded in Form F.WhenOn transfer day
Title deed issuanceDepends onFixed DLD fees: AED 250 for the certificate, up to AED 250 for the property map and AED 20 in other fees.WhenOn transfer day
Trustee feeDepends onAED 2,000 for a price below AED 500,000 and AED 4,000 from that amount, plus VAT. Online via Dubai Now — AED 500 or 1,000 plus VAT, if the parties are individuals with an Emirates ID and the property is an apartment, office or townhouse with no mortgage.WhenOn transfer day
Developer’s NOCDepends onPaid; the amount is set by the developer. Before it is issued, the seller pays off any service charge arrears.WhenBefore the transfer
Buyer’s mortgageDepends onMortgage registration with DLD — 0.25% of the loan amount, AED 250 for the title deed and AED 20 in other fees; the registration centre fee under the DLD schedule is AED 4,000 + VAT, but on the sale of a mortgaged property it is waived if the new mortgage is registered the same day. At the bank — valuation and an arrangement fee.WhenOn approval and on transfer day
Release of the seller’s mortgageDepends onAED 1,290 under the DLD schedule and an AED 315 registration centre fee; at the bank — a possible early repayment fee.WhenOn transfer day
BrokerDepends onThe percentage is not set by law — it follows the agreement with the broker; in the market, usually 2% of the price plus VAT.WhenUsually after the transaction is registered
Power of attorney, company, translationsDepends onIf the deal is completed by an attorney or a party is a company: notary, legalisation, Arabic translation. A company is entered into the DLD system before the deal: AED 2,000 + VAT for an LLC, AED 4,000 + VAT with foreign shareholders.WhenBefore the transfer
Our feeDepends onFixed before work starts. Depends on the deal: ready or off-plan, mortgage, company, power of attorney.WhenBefore work starts

Getting it right

Common mistakes — and how to avoid them

Click a card to see how to do it right · 0 of 8 open

01 What people often do
Transferring the deposit to the seller’s personal account to “secure” the property.
02 What people often do
Signing Form F without a mortgage condition and counting on the bank’s approval.
03 What people often do
Paying an off-plan developer into an ordinary account or through an intermediary.
04 What people often do
Taking on trust the power of attorney under which the seller is acting.
05 What people often do
Assuming that any property worth AED 2 million automatically gives a Golden Visa.
06 What people often do
Buying an apartment with a tenant in it and expecting to move in right away.
07 What people often do
Buying an off-plan unit from the first buyer against a receipt, without re-registration with DLD.
08 What people often do
Handing the deposit to a broker without checking the broker first.

FAQ

Expert answers

Violetta Absalyamova — Business support and legal matters

The register first, then the property. We order a DLD report: who the owner is and whether there is a mortgage or an attachment — for DLD, the owner is whoever is recorded in the register, not whoever shows you the apartment. We match the seller’s passport against the title deed, check their power of attorney if they act through a representative, and check the broker’s RERA card. We look at service charge arrears and the conditions of the developer’s NOC. For off-plan — the project and escrow registration with DLD and the seller’s entry in Oqood. Then — the special conditions of Form F: mortgage, deadlines, who pays the fees.