Quick answer: Under Dubai Law No. 7 of 2006, UAE and GCC nationals can own property anywhere in Dubai, while other foreigners can own freehold, or hold usufruct or leases of up to 99 years, only in areas designated by the Ruler. Abu Dhabi, Sharjah, Ras Al Khaimah and Ajman each run their own designated-area systems.
Key facts
| Item | Dubai position | Source |
|---|---|---|
| Governing law | Law No. 7 of 2006 on Real Property Registration | DLD; Dubai Legislation Portal |
| Who can own anywhere | UAE and GCC nationals (and companies wholly owned by them) | Law 7/2006 Art. 4 |
| Foreigners | Freehold, usufruct or leasehold up to 99 years in designated areas | Law 7/2006 Art. 4 |
| Designation | Areas set by the Ruler; first list in Regulation No. 3 of 2006, later extended | Dubai Legislation Portal |
| Abu Dhabi | Non-nationals may own in investment areas (Law 19/2005 as amended 2019) | DARI, u.ae |
| Sharjah | All nationalities may own in development areas and projects (Law 2/2022) | Sharjah Executive Council |
| Ras Al Khaimah | Freehold in named areas such as Al Hamra, Mina Al Arab, Al Marjan Island | RAK Municipality |
What does freehold mean in Dubai?
Freehold means unrestricted ownership of the land (or a unit), registered in your name at the Dubai Land Department, with the right to sell, lease, mortgage, gift and bequeath it. Law No. 7 of 2006 is the foundation. It reserves ownership across the emirate to UAE and GCC nationals and allows non-UAE nationals, subject to the Ruler’s approval, to own freehold, or hold usufruct or lease rights for up to 99 years, in designated areas.
Regulation No. 3 of 2006 set the first list of areas for non-UAE national ownership. The designated areas have since been extended, and well-known freehold communities include Downtown Dubai, Business Bay, Dubai Marina, Palm Jumeirah, Jumeirah Village, Dubai Hills, Meydan, Dubai South and many others. Because designation is plot-specific, always confirm that the exact plot number sits in a freehold area. The DLD title deed and affection plan, and the master developer, can confirm this. Flag: verify with DLD.
What does leasehold mean?
Leasehold gives the right to use land or a building for a fixed term, often long. In Dubai, Law 7/2006 allows long-term leases of up to 99 years. Registration fees for a long-term lease under ECR 30/2013 are 4% of the total lease value.
Leasehold was historically used in some communities before full freehold was granted, and it remains common for government and industrial land.
Usufruct and musataha
- Usufruct is the right to use and benefit from another’s property without changing its substance. DLD registration is 2% of the property value under ECR 30/2013.
- Musataha is the right to build on another’s land and own the buildings for the term. DLD registration is 1% of the musataha consideration. In Abu Dhabi, u.ae describes musataha for up to 50 years, renewable by agreement.
For detail see leasing land in the UAE.
What are the freehold rules in other emirates?
Abu Dhabi
Law No. 19 of 2005, as amended in 2019, reserves ownership to UAE nationals and certain companies, but lets non-UAE natural and legal persons own and dispose of real rights over property in investment areas. Holders of usufruct or musataha over 10 years can dispose of and mortgage their rights without the owner’s consent unless agreed otherwise. See Abu Dhabi vs Dubai land laws.
Sharjah
Law No. 2 of 2022 amended Sharjah’s real estate registration law. Ownership remains reserved to UAE and GCC nationals, with exceptions including ownership in real estate development areas and projects under controls set by the Executive Council. The Executive Council announced that all nationalities may own real estate in those areas without time limits.
Ras Al Khaimah
RAK Municipality’s sale-contract service card states UAE and non-Emirati customers may own property in freehold areas, listing Al Hamra Village, Mina Al Arab, Al Marjan Island, RAK Central, Julphar Towers, Al Maareedh (plots) and Beach District. See our Ras Al Khaimah land buying guide.
Ajman
Ajman permits foreign freehold ownership in designated areas. Confirm the current list and any land-specific restrictions with the Ajman Department of Land and Real Estate Regulation. Flag: verify.
Can companies own freehold land?
Yes, in many cases, but eligibility depends on the company’s jurisdiction and shareholders. DLD service cards require company registration with DLD before a sale, and its Oqood service lists documents for LLCs, foreign companies and GCC companies, including legalised memoranda and, for some, a free zone NOC.
Offshore and free zone vehicles are commonly used, but DLD and master developers accept specific entity types only. Confirm before forming an entity.
Step-by-step: confirming you can own a plot
Step 1: Identify the emirate and area
Each emirate has its own law. Start with the plot’s location.
Step 2: Check designation
Confirm the area is designated for your nationality. For Dubai, ask DLD or the master developer; for Abu Dhabi, confirm the investment area; for RAK, check the listed freehold areas.
Step 3: Check the tenure on the title
The title deed or affection plan shows whether the right is ownership, lease, usufruct or musataha.
Step 4: Check the buyer entity
Individuals can usually buy in their own name. Companies need DLD registration and acceptable documents.
Step 5: Check use restrictions
Freehold does not override planning. Land use, height and GFA still apply. See GFA and FAR explained.
Ownership checklist before you pay a deposit
- Confirm the emirate and the governing ownership law.
- Confirm the area is designated for your nationality or entity.
- Read the title deed: tenure type, owner name, plot number, area.
- Check for mortgages, caveats or court restrictions through the land authority.
- Confirm the master developer and its transfer and construction conditions.
- If buying through a company, confirm DLD (or the local authority) accepts that entity type, and prepare legalised constitutional documents.
- Confirm the plot’s permitted use and GFA match your plan.
- Plan succession: in the UAE, inheritance of real estate can be affected by the law applicable to the deceased; consider a registered will (for example through the DIFC Wills Service or Abu Dhabi non-Muslim wills) after taking legal advice.
Glossary
- Freehold: full ownership with no fixed term.
- Leasehold: a right to use for a fixed term, under a registered lease.
- Usufruct: right to use and benefit from property owned by another.
- Musataha: right to build on and use another’s land for a term.
- Designated area: zone where non-nationals may own, set by the Ruler or Executive Council.
Common mistakes to avoid
- Relying on a listing instead of documents. Brochures and portal listings can be out of date. Always rely on the current title deed, affection plan and master developer statement.
- Assuming fees are fixed or split by law in your favour. Fee splits are often negotiated; record who pays what in the contract.
- Ignoring time limits. NOCs, valuation reports and construction deadlines expire. Build a timeline and allow for authority processing.
- Skipping professional advice. A short review by a real estate lawyer and a DLD-registered valuer usually costs far less than fixing a mistake after transfer.
- Underestimating holding costs. Service charges, finance costs and penalties accrue while a plot sits idle.
- Not checking the counterparty. Verify the seller, broker and developer licences before paying any money.
Frequently asked questions
Can foreigners buy land anywhere in Dubai?
No. Non-UAE nationals other than GCC nationals can own only in areas designated under Law 7/2006.
Is freehold land truly permanent?
Freehold ownership has no fixed term, but it is subject to planning law, community rules and the master developer’s regulations.
What is the maximum leasehold term in Dubai?
Law 7/2006 refers to usufruct and lease rights of up to 99 years for non-nationals in designated areas.
Can I mortgage a musataha right?
In Abu Dhabi, a musataha over 10 years can be mortgaged without the owner’s consent unless agreed otherwise. In Dubai, check the contract and DLD.
Can a GCC national buy outside freehold areas?
Yes, Law 7/2006 allows GCC nationals to own throughout Dubai.
Can foreigners own land in Sharjah?
Since Law 2/2022, in designated development areas and projects, subject to Executive Council controls.
Sources
- Regulation No. 3 of 2006 – areas for non-UAE national ownership (Dubai)
- Executive Council Resolution No. 30 of 2013 – DLD fees
- UAE Government – Expatriates buying property
- DARI – Abu Dhabi Property Ownership Law
- Sharjah Executive Council – all nationalities may own real estate
- RAK Municipality – real estate sale contract service
- Baker McKenzie – UAE real estate law
Related guides
- Complete DLD Fee Structure and Land Registration Guide (2026)
- GFA, FAR and Plot Density in the UAE: How Buildable Area Is Calculated
- Master Developer NOCs and Escrow Rules for UAE Plot Buyers and Developers
- Joint Venture and Development Agreements for UAE Land
- Abu Dhabi vs Dubai Land Laws: Ownership, Registration and Fees Compared
- Ras Al Khaimah Land Buying Guide: Freehold Areas, Fees and Process
- How to Buy Land in the UAE: A Step-by-Step Guide for 2026
- Buying Land from Government or Master Developers vs the Resale Market
- How to Read an Affection Plan (Site Plan) in Dubai and the UAE
- UAE Construction Norms for Plot Owners: Permits, Setbacks, Coverage and Codes
- UAE Land Authorities: Who Controls What in a Land Transaction
- DLD Registration for Strata and Split Sales: Jointly Owned Property, Oqood and Plot Subdivision
- Leasing Land in the UAE: Ground Leases, Musataha and Usufruct Explained
- All regulatory guides
Have a question? Ask the UAE Land Deals team
Free. We reply within 1–2 working days. General information, not legal or investment advice.
Disclaimer: This guide is general information, not legal advice. Fees, laws and procedures change; confirm current requirements with the Dubai Land Department (verify with DLD) or the relevant emirate authority and a licensed UAE lawyer before transacting.
Last reviewed: October 2026.