Property Transfers in Dubai

Overview

The transfer of property in Dubai is a systemized legal process overseen by the Dubai Land Department (DLD). It comprises a list of steps consisting of legal papers, financial clearance, and government registration. There are certain papers the buyer and the seller both have to give, pay for the government charges, and receive the approvals so as to facilitate the transaction with ease.

Below are the step-by-step and legal aspects associated with property transfer in Dubai:

1. Agreeing on Terms

The transfer of property begins with the signing of the sale terms by the buyer and seller, which are thereafter recorded in a Memorandum of Understanding (MOU).

Essential Terms to Incorporate in the MOU:

  • Purchase price
  • Payment terms (down payment and balance)
  • Details of the property (size, parking, specifications)
  • Withdrawal and penalty terms
  • Dispute jurisdiction
  • Timeline of transfer and penalty for delay

The MOU is a legally binding agreement, so both parties should have legal scrutiny before signing.

2. Document Preparation

To proceed with the transfer of the property, both the buyer and the seller need to provide a set of official documents. The correctness of these documents directly affects the transfer duration.

Documents Required from the Seller:

  • Original title deed
  • Passport copy, visa, and Emirates ID
  • Utility clearance certificates (from DEWA, Empower, DU)
  • Developer NOC (guaranteeing no pending service charges)
  • Property Sales Agreement (Form F)
  • Manager’s cheque (in case of mortgage)

Documents Required from the Buyer:

  • Copy of passport, visa, and Emirates ID
  • Proof of funds and deposit cheques
  • POA (in case of transacting through a third party)
  • DLD registration fees (4% of property value)
  • Trustee’s Office administration fees

Documents Required from the Broker (if involved):

  • Copy of passport, visa, and Emirates ID
  • RERA registration card
  • Broker’s commission charge (usually 2% of the property cost)

If the property is not owned by an individual but a company, corporate papers are required, including the trade license, company stamp, and letterhead.

3. Settle Outstanding Financial Obligations

Before transfer can occur, the seller must settle all outstanding payments:

Service Charges:

  • Settle all outstanding service charges with the developer (e.g., Emaar, Damac).
  • Obtain a clearance certificate from the developer.

Utility Bills:

  • Clear all outstanding bills from DEWA, Empower, DU, and other services.
  • Take utility disconnection letters and clearance certificates.

Mortgage (if applicable):

  • If the property is under mortgage, the seller will have to settle the due loan amount.
  • A manager’s cheque for the remaining amount of the mortgage has to be lodged with the bank.

Failure to clear service charges or bills can delay the transfer.

4. No Objection Certificate (NOC)

The seller must get an NOC from the developer.

Key Steps:

  • The seller asks for an NOC from the developer.
  • The developer verifies the status of the property (outstanding charges).
  • If approved, the developer issues an NOC, confirming that the property is free for sale.
  • In some cases, multiple NOCs can be issued by other developers.

Whereas some builders will only accept a personal visit for the NOC, others allow a POA-holder to visit in the seller’s place.

5. Registration at the Trustee Office

Once all is settled and approvals are obtained, the transaction occurs at a licensed Trustee Office.

Documents to be Brought to the Trustee Office:

  • Original title deed
  • Original NOC from the builder
  • Signed MOU
  • Service charges and utility clearance certificates
  • Manager’s cheque for the outstanding balance
  • Proof of payment for DLD registration fees
  • Original IDs and passports of the buyer and seller

All documents will be vetted by The Trustee Office and payment verified. Satisfied, the office will then submit the transaction for the approval of the DLD.

6. Transfer and Issuance of Title Deed

Approved by the DLD, The Trustee Office will transfer a new title deed to the buyer’s name.

Fees and Costs:

  • 4% of property value – DLD registration fee (payable by the buyer)
  • 2% broker’s commission – Payable by the buyer (unless otherwise agreed)
  • Trustee’s Office administrative fees – Typically AED 2,000–5,000
  • Mortgage settlement fees (where applicable)

The entire transfer process, from registration to issuance of the new title deed, typically takes 1 business day once documents are in position.

7. Transferability of Eviction Notices

A recent Dubai Rental Dispute Center (RDC) ruling has sustained that eviction notices are transferable from seller to buyer.

What This Means:

  • If a tenant has already been served an eviction notice, the new owner can enforce it.
  • This differs from the past rulings where eviction notices had been attached to the landlord, not to the property.
  • The new regulation stipulates that eviction notices are posted on the property and are still valid even after a change of ownership.

This regulation was issued by the RDC’s First Instance, so it could be overturned on appeal. Also, RDC decisions are not necessarily binding precedents.

8. Property Ownership by Companies

  • The company must be registered with the DLD.
  • The sale can be done only after the company issues:
    • Trade license
    • Company stamp
    • Board resolution approving the sale
    • POA from signatories authorized

Property transfers owned by the company are likely to have longer processing times and higher administrative fees.

Key Takeaways

  • Negotiate all terms in writing in the MOU
  • Clear pending service charges and utility bills before making an application for an NOC
  • Use a trusted legal advisor to verify all documents and terms
  • Ensure eviction notices and tenants’ rights are stated clearly in the contract
  • Transfer via a registered Trustee Office

Helpful Tips

  • Ensure the sale conditions reflect the market value at the time and any resale restrictions.
  • Ensure the seller has a clear title, free from encumbrances or disputes.
  • If the property is being rented, clarify the tenant’s rights and notice period.
  • Make sure that the transaction broker is registered with RERA and authorized to act on behalf of the seller or buyer.

Conclusion

Dubai property transfer is quite straightforward when well managed. The delay causes are incomplete documents and unpaid charges. A legally compliant, smooth process is guaranteed when carried out with a seasoned legal professional.

Real Estate Developer Regulations in the UAE

The real estate industry in the UAE—and Dubai, in particular—is one of the most regulated business in the UAE. Real estate regulation for developers in the last 15 years has evolved significantly, with Dubai leading the charge in this evolution due to its historical reputation for having an active and vibrant real estate market.

Entry into the UAE real estate market as a developer is not straightforward. It is not as simple as registering a company and then starting to sell or raise money from investors. The developers are required to go through a set of stringent licensing, approval, and funding procedures before they can even begin to sell their developments. This regime of regulation came into existence following the financial crisis, whereby developers were relying entirely on upfront payments from buyers with no possession of land or enough funding to proceed with work—resulting in stalled developments and financial uncertainty.

Applicable Regulations and Key Laws

The legal framework governing property development in Dubai is based on a comprehensive set of laws and resolutions that are designed to ensure financial stability and protect investors. The most important regulations to developers are:

  • Law No. (8) of 2007 Concerning Escrow Accounts for Real Estate Development – Governs the use of escrow accounts to protect investor funds and prevent misuse of off-plan sale proceeds.
  • Executive Council Resolution No. (6) of 2010 – Requires developers to be the owners or in control of the land and to secure approvals before starting construction or selling off-plan units.
  • Law No. (13) of 2008 Regulating the Interim Real Property Register – Prohibits registration of real estate developments and off-plan sales.
  • Law No. (19) of 2017 – Dictates the process for addressing non-compliance by purchasers and the rights of developers in the event of violation of contracts.
  • Executive Council Resolution No. (30) of 2013 – Sets the fees of property registration, ownership transfer, and other real estate transactions.
  • Decree No. (31) of 2016 on the Mortgage of Granted Land – Allows developers to mortgage or dispose of granted land on a freehold basis without limitation.
  • UAE Federal Tax Law (VAT and Corporate Tax) – Imposes corporate tax and VAT obligations on real estate developers, including registration with the Federal Tax Authority (FTA) and filing of tax returns.
  • UAE Anti-Money Laundering (AML) Laws – Supplies the compliance framework for developers, including customer due diligence (CDD), reporting of suspicious transactions, and record-keeping obligations.

1. Licensing and Approval Requirements

Prior to any developer’s ability to market or sell a real estate development in Dubai, they must secure various levels of authorization from both commercial and real estate regulatory authorities.

A. Commercial License

First of all, the developers have to obtain a commercial license from the Department of Economic Development (DED), which comprises:

  • Application under Activity Code: 6499004
  • Providing a legally registered company name and business form
  • Documentary proof of a valid tenancy agreement for office space
  • Title deed for the land upon which the project will be built (or partial ownership confirmation)

B. RERA and DLD Approval

Following the issuance of a commercial license, the developer will acquire the approvals of the Real Estate Regulatory Authority (RERA) and Dubai Land Department (DLD). This entails:

  • Registration of the project with the DLD
  • Acquisition of an NOC (No Objection Certificate) from the master developer
  • The filing of architecture and engineering plans approved by the relevant authorities
  • Registration of the underlying purchase and sale agreement for the specific project with RERA
  • Opening a RERA-approved escrow account before any advertising or marketing

Developers are not allowed to advertise off-plan sales or participate in real estate exhibitions without RERA and DLD approval.

2. Financial and Operational Requirements

Developers must demonstrate financial stability and operational capability before they can launch a project. This includes:

A. Escrow Account and Construction Guarantees

Under Law No. (8) of 2007 (the Escrow Law), developers are required to establish an escrow account with a local bank and deposit at least 20% of the cost of construction of the project before proceeding with sales. In cases where the developer lacks the ability to raise the amount, the deficiency should be financed through direct payment to the Dubai Land Department. The escrow account ensures that:

  • Funds obtained from off-plan sales are only used for the construction of the project.
  • 5% of the total value of the escrow account is withheld by the escrow agent until one year after the project is completed to cover potential liabilities (Escrow Law, Article 14).

If, for whatever reason, the project is not completed, the escrow agent will have a reasonable obligation to safeguard the rights of the depositors and to cause either the project to be completed or the depositors to be reimbursed (as per Escrow Law, Article 15).

3. Freehold Ownership by Foreign Developers

One of the largest benefits of property development in Dubai is the ability for developers, both foreign companies, to own property on a freehold basis within designated areas. Foreign developers and investors can purchase and hold property as freehold in designated areas for foreign ownership, some of which are key locations such as:

  • Palm Jumeirah
  • Downtown Dubai
  • Dubai Marina
  • Jumeirah Lakes Towers (JLT)
  • Business Bay

This is a big attraction for foreign developers, as they can invest in long-term developments and secure finance against the land. Having the ability to own land as freehold places Dubai among the biggest real estate markets in the world to be accessible to foreign investors.

4. UAE Golden Visa for Real Estate Developers

A further big attraction for real estate developers is the possibility of being eligible for the UAE Golden Visa.

  • Developers who invest in real estate developments—off-plan or completed—can qualify for a renewable 10-year visa under the UAE Golden Visa program.
  • Individual and corporate investors can access the Golden Visa.
  • Developers are also able to sponsor the Golden Visa for senior employees and relatives.

This represents a key strategic benefit to developers because the Golden Visa includes long-term residence, capacity to run a business, and better access to the UAE market.

5. Other Forms of Payment (Such as Cryptocurrency)

Accepting payments using other payment options like cryptocurrency is another trending feature of the real estate sector in Dubai.

  • Some of the developers in Dubai are beginning to accept Bitcoin, Ethereum, and other types of cryptocurrencies for payments.
  • Although the regulatory framework for crypto payments is still developing, the government of Dubai has published guidelines via the Dubai Virtual Asset Regulatory Authority (VARA) to oversee and enable crypto transactions.
  • Crypto payments offer more flexibility for international investors and buyers, especially those looking to sidestep currency exchange volatility and global transfer charges.

Developers considering crypto payment options should seek the advice of legal specialists to guide them through VARA compliance and addressing potential issues around volatility, security of payments, and taxation.

6. UAE Anti-Money Laundering (AML) Compliance

The UAE real estate developers are categorized as Designated Non-Financial Businesses and Professions (DNFBPs) within the UAE AML framework. The developers therefore are subject to rigorous anti-money laundering compliance guidelines, including:

  • Customer Due Diligence (CDD): Obtaining the identity of customers and ultimate beneficial owners (UBOs).
  • Suspicious Transaction Reporting (STR): Reporting suspicious transactions to the UAE Financial Intelligence Unit (FIU).
  • Record-Keeping: Maintaining records of transactions and identification of customers for five (5) years.

7. Tax Regulations (VAT and Corporate Tax)

A. VAT (Value-Added Tax)

  • The VAT is levied at a standard rate of 5% on sales and leases of real estate.
  • Initial sales of residential units within three years of completion are VAT zero-rated.

B. Corporate Tax

  • From 1 June 2023, corporate tax is imposed at 9% on profits over AED 375,000.
  • Developers are required to:
    • Register with the Federal Tax Authority (FTA)
    • File tax returns annually
    • Maintain proper books of accounts

8. Why Legal Guidance is Crucial

At HPL Yamalova & Plewka, we possess experience in advising real estate developers in licensing, registration, compliance, and strategic market entry. If you are keen on starting a real estate development venture in Dubai, contact us for expert legal consultation that aligns with your business needs.

UAE Pass: The Key to Accessing Government and Private Sector Services in the UAE

The UAE Pass has become one of the most valuable tools for the residents as well as visitors of the UAE in a short span of time. It serves as a unified, safe digital identity that gives users convenient access to the government, semi-government, and even private sector services across the UAE.

In today’s rapidly digitalized world, UAE Pass is not just a convenience—it is virtually a necessity. The UAE has positioned itself as a global frontrunner in leveraging digitalization and artificial intelligence (AI), with other countries to soon follow suit. From smart government services to AI-powered administrative platforms, the UAE’s technology infrastructure is the most advanced in the world.

For UAE residents, UAE Pass activation is a must—it’s an obligation to keep work and life in the UAE flowing. If you have not yet activated your UAE Pass, you may already be falling behind on utilizing key government services and opportunities.

What is the UAE Pass?
UAE Pass is a connected digital identity allowing users to access government as well as private sector services using a single login. It does not involve remembering passwords for many of them or registering multiple accounts on platforms.

UAE Pass can function as:

  • A single-login credential for most UAE government services
  • A digital locker to securely store and use official documents
  • A digital signatory tool for e-signature on documents

Why UAE Pass is a Must for All Who Reside in UAE
The UAE Pass is becoming more and more the gateway to almost all government services in UAE. Without it, you are basically excluded from many important services.

Example: Managing Your Own Court Filings
A good example of how much the UAE Pass has become a necessity is managing your own court filings.

  • Now, you can log in using UAE Pass on the Dubai Court portal and access your case details directly.
  • You can file, track, receive updates, and communicate with court officials—all from the court’s online portal, using UAE Pass as the login ID.
  • This eliminates the need for physical visits to the court and allows you to manage complex legal procedures from the comfort of your phone or laptop.

Without UAE Pass, you would need to travel to the court or utilize third-party legal representatives to process even the simplest court-related functions.

Why the UAE Pass is a Global Benchmark
The UAE government has been at the forefront of AI and digital transformation for years.

  • The UAE was one of the first countries to have a dedicated Ministry of Artificial Intelligence (in 2017).
  • The country’s digital backbone is going to make all public services easier, and the UAE Pass is at its forefront.
  • In comparison, few countries have approached full-service digital integration as close as the UAE has with the UAE Pass.

This visionary use of AI and digital identity embodies the vision of the UAE as one of the most innovative and efficient governments in the world.

Key Services that Can be Accessed through UAE Pass
You can utilize a very wide range of services provided by government and private organizations using UAE Pass. They include:

  • Immigration and Labor Services
    • General Directorate of Residency and Foreigners Affairs (GDRFA)
    • Ministry of Human Resources and Emiratisation (MOHRE)
    • Federal Authority for Identity and Citizenship (ICA)
  • Judicial and Legal Services
    • Ministry of Justice
    • Notaries
    • Courts (filing and dealing with court cases)
    • Public Prosecution
  • Security and Law Enforcement
    • Dubai Police
    • Abu Dhabi Police
  • Real Estate and Property Services
    • Dubai Land Department (DLD)
    • EJARI (tenancy registration)
  • Municipal and Utility Services
    • Dubai Municipality
    • DEWA (Dubai Electricity and Water Authority)
  • Health Services
    • Dubai Health Authority (DHA)
    • Ministry of Health
  • Education Services
    • Ministry of Education
    • Local educational authorities
  • Financial and Banking Services
    • Central Bank of the UAE
    • UAE financial markets
    • Certain local and international banks
  • Business and Licensing Services
    • Department of Economic Development (DED)
    • Free Zones (e.g., DMCC, DIFC)

How UAE Pass Serves as a Safe Document Vault
One of the most useful features of the UAE Pass is that it is also a secure document safe.

  • Any document that is registered with UAE government authorities (your Emirates ID, visa, property title deeds, marriage certificate, etc.) can be stored and accessed directly through the UAE Pass app.
  • You can download, share, and sign documents electronically directly from the app.
  • This reduces the need for keeping paper documents or visits to government departments.

UAE Pass is essentially a virtual file cabinet in which you can store all your important documents at one secure place.

How to Activate UAE Pass (for Residents)
Setting up UAE Pass is simple and can be done in a few minutes.

Step-by-Step Process for UAE Residents

  1. Download the UAE Pass app from Google Play or the App Store.
  2. Register using your:
    • Emirates ID
    • Email address
    • Mobile number
  3. Verify your account by scanning your face using the biometric feature in the app.
  4. Set a PIN for secure access.
  5. Activate your account and start using the UAE Pass to access services.

Biometric authentication ensures that your identity is secure and only you have access to your UAE Pass account.

UAE Pass for Visitors
The UAE Pass is no longer the preserve of residents—it can also be had by visitors these days.

Activation of UAE Pass for Visitors

  1. Download the UAE Pass app.
  2. Select the “Visitor” option on registration.
  3. Register with:
    • Passport number (for visitors who are not from the GCC)
    • National ID (for GCC citizens)
  4. Input personal details.
  5. Generate a PIN.
  6. Biometric face scan for verification.

Benefits for Visitors
Although there are restrictions in the UAE Pass for tourists compared to residents, it is still available for key services including:

  • Government websites and portals
  • Immigration services (tracking of visas, etc.)
  • Banking and financial services
  • Health services
  • Transport and municipality services

Signing Documents with UAE Pass
One of the most helpful and convenient features of the UAE Pass is electronic document signing.

  • You can sign contracts, applications, and other documents from the app.
  • The electronic signature generated by UAE Pass is recognized as legally valid in the UAE.
  • This eliminates the need to physically visit offices or send documents for signing through courier.

Why Every UAE Resident Must Activate UAE Pass
If you are a UAE resident and have not activated UAE Pass yet, you are already behind.

  • You won’t be able to use essential services such as filing at court, notarizations, or registering property if you don’t have UAE Pass.
  • More government and private services will be added to UAE Pass—making it increasingly impractical not to have it.
  • The UAE is creating a global model for AI-based governance, and UAE Pass is at the heart of it.

The message is clear: If you live in the UAE, make use of your UAE Pass today—before you cannot make basic services available.

Why Legal Expertise Is Important
While there are numerous advantages of the UAE Pass, gaining access to legal, property, and finance services via its use requires an understanding of the legal framework underlying its provisions.

At HPL Yamalova & Plewka, we provide experience in guiding clients through government service legal and procedural requirements, real estate transactions, and regulatory compliance. For more detailed legal counsel, visit our website at www.lylawyers.com.

UAE Government Apps: A Guide to Streamlined Access to Services

The UAE has positioned itself as a global leader in digital transformation and artificial intelligence (AI), offering a comprehensive range of government apps that have simplified access to services, reduced administrative burdens, and improved the efficiency of government procedures. From work permits and labor contracts to legal filings and real estate registration, the UAE’s digital platforms have made complex administrative processes more accessible and efficient.

The introduction of smart government apps reflects the UAE’s broader strategy to increase government efficiency and provide a more seamless user experience for residents, businesses, and visitors. This blog outlines the most important UAE government apps, their key functions, and why they are essential for managing personal and business affairs in the UAE.

Why UAE Government Apps Matter

The UAE government’s shift toward digitization is part of a larger strategic plan to reduce bureaucracy and enhance the customer experience. According to official representations, the objectives of this transformation include:

  • Reducing bureaucracy – Simplifying administrative processes and eliminating redundant steps.
  • Enhancing convenience – Providing access to services anytime, anywhere.
  • Increasing efficiency – Reducing processing times from days to minutes.
  • Improving customer experience – Centralizing services into user-friendly platforms.
  • Boosting security – Ensuring that data and transactions are protected through biometric and encrypted authentication.

This strategy reflects the UAE’s long-term vision of becoming one of the most efficient and technologically advanced governments globally.

1. UAE Pass – The Central Hub for Government Services

The UAE Pass is the foundation of the UAE’s digital transformation strategy. It serves as a centralized digital identity for accessing most government and private sector services in the UAE.

Key Features:

  • Single Login – No need for multiple accounts or passwords.
  • Digital Vault – Securely store and access official documents (e.g., Emirates ID, property title deeds, visas).
  • Electronic Signature – Sign contracts and official documents directly through the app.
  • Court Access – Manage your Dubai Court portal, file cases, and track court proceedings.

According to available information, the UAE Pass is now integrated into most government platforms. Without it, accessing key services such as renewing a visa, applying for a trade license, or filing court documents may be difficult.

2. Dubai Now – The Unified Platform for Dubai Government Services

The Dubai Now app is an integrated platform that consolidates over 120 government and private sector services from more than 30 government entities into a single app.

Key Features:

  • Pay traffic fines, utility bills, and school fees.
  • Renew trade licenses and visas.
  • Track court cases and property registrations.
  • Apply for driving licenses and vehicle renewals.
  • Access Ejari (tenancy registration) and RERA (real estate) services.

Dubai Now allows residents and businesses to manage various administrative tasks efficiently without needing to visit multiple government offices.

3. MOHRE App – Employment and Labor Market Services

The Ministry of Human Resources and Emiratisation (MOHRE) app facilitates the management of employment-related services.

Key Features:

  • Apply for work permits and employment contracts.
  • Renew labor contracts.
  • Track work permit status.
  • Submit and track labor complaints.
  • Access employer and employee records.

According to representations by the Ministry, the MOHRE app has reduced processing times for labor-related services by over 80% in certain cases, streamlining the employment process for both employers and employees.

4. Dubai Courts App – Legal Filings and Case Management

The Dubai Courts app allows individuals and legal representatives to directly manage court cases and legal filings.

Key Features:

  • Track case progress in real time.
  • Submit legal filings and appeals.
  • Receive court notifications.
  • Access court records and judgments.

The app facilitates greater transparency and efficiency in managing legal proceedings, reducing the need for physical court visits.

5. RTA Dubai – Transportation and Licensing

The Roads and Transport Authority (RTA) app provides a wide range of transportation and licensing services.

Key Features:

  • Pay for parking and Salik (toll) charges.
  • Renew vehicle registration and driving licenses.
  • Book taxis and check public transport schedules.
  • Access metro and tram maps.
  • Pay traffic fines.

According to official sources, the RTA app has improved the efficiency of transportation-related services and reduced the need for in-person visits.

6. GDRFA Dubai – Immigration and Residency Services

The General Directorate of Residency and Foreigners Affairs (GDRFA) app manages all immigration and residency services for Dubai.

Key Features:

  • Apply for and renew residence visas.
  • Check visa status and validity.
  • Sponsor family members.
  • Track immigration case status.

The GDRFA app allows residents to handle immigration-related matters without needing to visit service centers in person.

7. ICP App – Federal Residency and Identity

The UAE ICP (Identity and Citizenship) app handles immigration, identity, and residency services at the federal level (outside Dubai).

Key Features:

  • Apply for Emirates ID.
  • Renew and track visa status.
  • Manage family sponsorships.
  • Update identity information.

According to publicly available information, the ICP app has enhanced the consistency and efficiency of residency and identity management across the UAE.

8. SmartPass – Federal Digital Identity

SmartPass is the federal equivalent of UAE Pass, providing centralized access to federal government services.

Key Features:

  • Register and manage identity details.
  • Access federal government services (e.g., tax filings, health services).
  • Link to banking and financial services.

SmartPass supports uniform access to government services across all emirates.

9. DHA App – Health Records and Medical Appointments

The Dubai Health Authority (DHA) app allows users to access their health records and manage healthcare services.

Key Features:

  • Schedule and manage medical appointments.
  • Access vaccination records and test results.
  • Manage health insurance details.
  • Locate nearby hospitals and pharmacies.

According to DHA, the app has significantly improved access to healthcare services and reduced wait times.

10. Dubai Police App – Public Safety and Security

The Dubai Police app provides access to a range of public safety services.

Key Features:

  • Report traffic accidents.
  • Pay traffic fines.
  • Report lost or stolen items.
  • Access emergency assistance.
  • File complaints and track case status.

11. Invest in Dubai – Business and Licensing Services

The Invest in Dubai platform facilitates business registration and licensing for investors.

Key Features:

  • Register a business in minutes.
  • Apply for trade licenses and permits.
  • Track business approvals and renewals.
  • Access market data and industry insights.

According to available information, the app has streamlined the business registration process and reduced licensing approval times.

Why UAE Government Apps Reflect a Strategic Shift

The UAE government’s digital transformation strategy is based on a clear and consistent policy framework to enhance government efficiency and improve customer experience. According to official representations, key achievements of this shift include:

  • Reduced processing times from days to minutes in some cases.
  • Decreased document requirements by over 75% for some services.
  • Reduced in-person visits for certain services by up to 80%.

This level of efficiency reflects the UAE’s broader goal of becoming one of the most advanced and efficient governments in the world.

Legal Considerations and Guidance

While UAE government apps offer significant convenience, understanding the legal framework behind these services is essential. This includes compliance with labor laws, real estate regulations, immigration requirements, and business registration processes.  At HPL Yamalova & Plewka, we specialize in guiding clients through UAE government procedures, business setups, and regulatory compliance. If you need assistance with any UAE government platform or related legal services, contact our team for expert guidance tailored to your needs.

Dubai’s New Building Star Rating System

Dubai’s real estate sector has introduced the Smart Rental Index 2025, featuring a star rating system for buildings to enhance transparency in rental valuations. Importantly, this initiative does not involve changes to existing rental laws or the legislative framework governing landlord-tenant relationships. The foundational laws, such as Law No. (26) of 2007 and its amendment, Law No. (33) of 2008, remain unchanged.

Unchanged Rental Legislation and Rent Caps

Dubai’s rental laws continue to be governed by:

  • Law No. (26) of 2007: Regulates the relationship between landlords and tenants in the Emirate of Dubai.
  • Law No. (33) of 2008: Amends certain articles of the previous law to further define and regulate landlord-tenant interactions.

Additionally, Decree No. (43) of 2013 establishes the rent increase framework, detailing permissible rent hikes based on how current rents compare to the average market rate:

Market Value Increase vs Contract Value Permitted Rent Increase: Example Scenario

0% – 10% increase No increase allowed If current rent is AED 100,000 and market value is AED 110,000 – No increase permitted.
11% – 20% increase Maximum 5% increase If current rent is AED 100,000 and market value is AED 120,000 – Maximum increase allowed = AED 5,000. New rent = AED 105,000.
21% – 30% increase Maximum 10% increase If current rent is AED 100,000 and market value is AED 130,000 – Maximum increase allowed = AED 10,000. New rent = AED 110,000.
31% – 40% increase Maximum 15% increase If current rent is AED 100,000 and market value is AED 140,000 – Maximum increase allowed = AED 15,000. New rent = AED 115,000.
Over 40% increase Maximum 20% increase If current rent is AED 100,000 and market value is AED 150,000 – Maximum increase allowed = AED 20,000. New rent = AED 120,000.

Maximum Rent Increase Limited to 20%

Importantly, Dubai’s rental cap limits the maximum rent increase to 20% of the existing contract value — regardless of how much higher the landlord believes the market value has become. This is regulated under Decree No. 43 of 2013, specifically under Article 1 – Percentages of Increase.

For example:

  • If your current rent is AED 100,000 and the property value has increased to AED 300,000 (a 300% increase), the landlord can only increase the rent by a maximum of 20% — or AED 20,000 — making the new rent AED 120,000 per year.

This ensures that even when the market value increases significantly, tenants are protected from excessive rent increases.

Introduction of the Star Rating System

The Smart Rental Index 2025, launched by the Dubai Land Department (DLD) in January 2025, introduces a star rating system for residential buildings, ranging from one to five stars. This system assesses properties based on over 60 criteria, including:

  • Structural quality
  • Maintenance standards
  • Available amenities
  • Facility management
  • Energy efficiency

The objective is to align rental values more closely with the actual quality and condition of individual buildings, moving beyond the previous area-based assessments.

According to the authorities, the star rating applies to the building as a whole — not individual units. This means that a poorly maintained building in a high-demand area will not automatically command high rents. Conversely, a highly rated building in a less prestigious area may achieve higher rental values.

Determining and Updating Star Ratings

The star rating of a building is determined through a comprehensive evaluation by the DLD, considering both technical and service-related aspects. The system leverages artificial intelligence to ensure consistent and accurate assessments across all residential areas, including free zones and special development zones.

How the Star Rating System Works:

  • Ratings are conducted based on specific criteria established by the DLD.
  • A building owner with a low rating can bring on upgrades to his/her asset.
  • Once improvements are verified and approved by the DLD, the star rating can be immediately adjusted.
  • The system is updated frequently — not just once a year — allowing rental values to reflect building improvements in real time.

How the Star Rating System Differs from the RERA Index

1. Previous Model:

  • The RERA Rental Index was based on broad geographical zones or districts.
  • Rental caps were determined according to market averages within those zones, regardless of the specific condition or quality of the building.

2. New Model:

  • The star rating system focuses on individual buildings rather than zones.
  • Rental rates are determined by the building’s specific quality and amenities, not just the broader area.
  • A high-end building in a less prestigious area may now command higher rents based on its star rating, while an older or poorly maintained building in a prime location may face rental limits due to its lower rating.

Accessing the Rental Index via the Dubai REST App

Tenants and landlords can utilize the Dubai REST App to access the updated rental index and determine permissible rent increases.

How to Use the Dubai REST App:

  1. Download and Open the App: Access the Dubai REST App on your smartphone or tablet.
  2. Navigate to Rental Index: Select the ‘Rental Index’ option within the app.
  3. Enter Property Details: Input the necessary information, such as the property type, contract end date, and specific location details.
  4. View Rental Index Result: The app will display the current rental value for the property, considering its star rating and other relevant factors.
  5. Download Report: Users have the option to download the rental index result as a PDF for their records.

Implications for Tenants and Landlords

1. For Tenants:

  • The star rating system provides greater clarity on what tenants are paying for.
  • Rental costs will now reflect the quality and amenities of the building, not just the area.
  • If a tenant lives in an older or lower-rated building, they are less likely to experience substantial rent increases compared to higher-rated properties.

2. For Landlords:

  • Property owners are incentivized to maintain and upgrade their buildings to achieve higher star ratings.
  • A higher star rating allows landlords to command higher rents and improve tenant retention.

Conclusion

The implementation of the star rating system within the existing legal framework signifies Dubai’s commitment to a more transparent and equitable rental market. By focusing on individual building assessments, the DLD ensures that rental values accurately reflect property quality, benefiting both tenants and landlords without necessitating changes to established rental laws.

Telemarketing Regulations in the UAE

The United Arab Emirates (UAE) recently introduced Cabinet Resolutions No. 56 and No. 57 of 2024, aimed at regulating telemarketing activities to enhance consumer protection. These regulations significantly impact how businesses, including those in free zones, conduct telephone marketing campaigns.

Key Obligations Under the Telemarketing Regulations

  • Prior Approval: Businesses must secure explicit approval from relevant authorities before initiating telemarketing.
  • Employee Training: Mandatory training for telemarketers on ethical conduct and adherence to the “Do Not Call” registry.
  • Local Number Usage: All marketing calls must originate from locally registered numbers.
  • Recording Calls: Calls must be recorded, and consumers must be informed at the outset of each call.
  • Consumer Preferences: Businesses must respect consumers listed in the “Do Not Call” registry and those opting out during calls.
  • Operational Hours: Telemarketing calls permitted only between 9 AM and 6 PM.

Integration with UAE Data Protection Law

The Federal Decree-Law No. 45 of 2021 (PDPL) reinforces these regulations by setting standards for handling personal data, aligning with international data protection practices such as GDPR.

  • Consent Requirements: Explicit consent is required for data processing and telemarketing calls.
  • Data Subject Rights: Consumers have the right to access, correct, and request deletion of their personal data.
  • Cross-Border Transfers: Businesses must ensure adequate safeguards when transferring data internationally.
  • Security and Compliance: Mandatory data security measures, appointment of Data Protection Officers, and breach reporting.

Telemarketing Practices in the UAE Real Estate Industry

The real estate sector, known for its heavy reliance on direct marketing, faces significant adjustments under the new telemarketing regulations. Real estate agencies and agents have long depended on cold calling and direct outreach to market properties. The new framework imposes stricter controls on these practices, requiring greater accountability and transparency.

Specific Compliance Requirements for Real Estate Agencies

  • Authorization: Real estate agencies must obtain clear prior authorization before starting telemarketing campaigns.
  • Transparency: Real estate agents must disclose the source of consumer contact details upon request.
  • Ethical Marketing: Strict prohibition on misleading or pressurized sales tactics.
  • Use of Registered Local Numbers: All calls must be made from locally registered phone numbers.
  • Do Not Call Registry: Agents must regularly update their contact lists against the registry to avoid calling consumers who have opted out.
  • Timing of Calls: Real estate agents are restricted to contacting consumers between 9 AM and 6 PM.

Recent Enforcement Actions in the Real Estate Sector

The Dubai Corporation for Consumer Protection and Fair Trade (DCCPFT) has already begun enforcing these regulations within the real estate industry. Several real estate agencies have been fined for non-compliance:

  • In February 2024, 30 real estate companies in Dubai were fined AED 50,000 each for unauthorized telemarketing practices, including calling consumers listed in the Do Not Call Registry (Dubai Land Department)
  • In a broader enforcement action, 159 companies in Dubai, including real estate firms, were collectively fined AED 50,000 each for violating telemarketing rules, amounting to a total of AED 3.8 million in fines (Khaleej Times).
  • The total fines imposed on violating telemarketers across the UAE have now reached AED 3.8 million, highlighting the strict regulatory environment and the seriousness of non-compliance (Khaleej Times).

This swift enforcement signals a strong commitment by UAE authorities to regulate telemarketing within the real estate sector, where consumer complaints about intrusive calls have historically been high.

Penalties for Non-Compliance

Penalties include significant fines, suspension or cancellation of licenses, removal from commercial registries, and potential disruption of communication services. Specific financial penalties include:

Violation First Offense Second Offense Third Offense
Failure to obtain prior approval to engage in telemarketing activities AED 75,000 AED 100,000 AED 150,000
Failure to provide employee training on telemarketing ethics AED 10,000 AED 25,000 AED 50,000
Unauthorized disclosure of personal data AED 50,000 AED 75,000 AED 150,000

Recommendations for Compliance

  • Conduct comprehensive internal audits to ensure compliance.
  • Regularly update databases against the “Do Not Call” registry.
  • Implement rigorous staff training and robust data management protocols.
  • Develop clear guidelines for disclosing the source of consumer contact details.
  • Ensure that real estate agencies and agents fully understand the boundaries of ethical telemarketing.
  • Review data collection and processing practices to ensure alignment with the PDPL.

Conclusion

The convergence of telemarketing regulations and the UAE PDPL represents a major shift towards consumer protection and ethical marketing standards. Businesses must proactively comply to avoid serious legal and financial repercussions. The real estate sector, in particular, faces increased scrutiny and enforcement due to its historically aggressive marketing practices.

To ensure your business remains compliant and protected, consult LYLAW for expert legal guidance tailored to your industry.

Content Creator Economy in Dubai

The UAE has firmly positioned itself as a global hub for digital entrepreneurship and content creation, offering a range of exclusive benefits and services to support influencers, content creators, and digital businesses. In particular, Dubai has taken significant steps to enhance the ecosystem for content creators, providing tailored business incentives, networking opportunities, and government-backed initiatives aimed at fostering growth in the digital economy.

This strategic shift reflects the UAE’s broader vision of becoming a leader in the digital economy, recognizing the influence and commercial value that content creators bring to various industries, including marketing, tourism, and entertainment.

Dubai’s Special Treatment for Content Creators

Dubai has introduced specialized programs and support structures to encourage content creators, digital entrepreneurs, and influencers to set up and expand their operations in the UAE. These measures include:

  • Dedicated Business Licensing for Creators – Various free zones and business hubs in Dubai offer creator-friendly business licenses tailored for influencers, digital marketers, and social media professionals.
  • Tax Benefits & Business-Friendly Regulations – The UAE provides 0% personal income tax, making it an attractive destination for independent content creators seeking financial advantages.
  • Residency Visas & Long-Term Stability – Eligible content creators can obtain freelance visas, Golden Visas, and long-term residency options, ensuring business continuity in the UAE.
  • Access to Exclusive Networking Hubs – Creators HQ, a government-backed initiative, serves as a networking ecosystem for influencers, entrepreneurs, and investors, offering structured growth opportunities and industry events.
  • Participation in High-Profile Events – Dubai hosts the 1 Billion Followers Summit, a premier event focused on expanding the digital content economy and positioning the UAE as a global content capital.

These initiatives highlight Dubai’s commitment to nurturing the content creation industry, ensuring that digital entrepreneurs and influencers can leverage the country’s advanced infrastructure, business incentives, and tax-free environment to scale their operations.

The Role of Creators HQ in Supporting Digital Entrepreneurs

Creators HQ is at the center of Dubai’s creator economy, acting as a networking hub and business incubator for content creators, influencers, and digital businesses. It serves as:

  • A gateway for international creators looking to establish a business presence in Dubai.
  • A platform for collaboration between influencers, investors, and digital brands.
  • A launchpad for regional expansion, providing strategic partnerships, growth opportunities, and mentorship programs.

Creators HQ is also responsible for organizing the 1 Billion Followers Summit, a global event focused on bringing together top digital content creators, investors, and industry leaders. This initiative directly contributes to growing the region’s digital economy, ensuring that creators have the resources, tools, and business connections needed to succeed.

Legal Considerations for Content Creators in the UAE
While the UAE offers numerous opportunities for content creators, it is essential to understand the legal and regulatory framework governing digital content, social media activities, and influencer marketing.

1. Business Licensing & Registration
Content creators operating in Dubai must ensure that they have the correct business setup, which may include:

  • Freelance licenses for solo creators.
  • E-commerce or media licenses for monetized digital content.
  • Influencer licenses for creators working with brands.

Failure to obtain the proper license may result in fines or business restrictions.

2. UAE Social Media Laws & Content Compliance
Content creators must comply with UAE Cybercrime Laws and Social Media Regulations, which govern:

  • Data privacy and content protection.
  • Prohibited content related to religion, politics, and sensitive topics.
  • Advertising guidelines under the UAE’s Consumer Protection and Influencer Marketing Laws.

Creators must also be cautious about misleading or unverified claims, as these may lead to legal liabilities.

3. Intellectual Property & Content Ownership
Creators must understand their intellectual property (IP) rights, including:

  • Copyright protection for original content.
  • Trademarks & branding considerations for digital businesses.
  • Contracts & licensing agreements with brands and sponsors.

Ensuring proper legal agreements and IP protection can safeguard a creator’s work, reputation, and business interests.

How Our Law Firm Can Help
Navigating the legal landscape for content creators in Dubai requires expert legal guidance to ensure full compliance with UAE laws, licensing requirements, and content regulations. At LYLAW, we can assist content creators with:

  • Business licensing & company setup for influencers and digital entrepreneurs.
  • Contract drafting & IP protection for digital content and brand collaborations.
  • Regulatory compliance & risk mitigation for social media and advertising laws.

Superyacht Golden Visa in Abu Dhabi

Abu Dhabi has launched an exclusive pathway to long-term UAE residency for superyacht owners and high-net-worth individuals (HNWIs). Under the Golden Quay to Abu Dhabi Initiative, yacht owners and key industry executives can now qualify for the 10-year UAE Golden Visa, granting them residency, investment opportunities, and seamless access to Abu Dhabi’s luxury yachting sector.

This initiative, launched in December 2024 by the Department of Culture and Tourism – Abu Dhabi (DCT Abu Dhabi), in collaboration with the Abu Dhabi Investment Office (ADIO) and Yas Marina, is designed to position Abu Dhabi as a premier global yachting destination.

What is the Golden Quay Initiative?

The Golden Quay to Abu Dhabi Initiative is a first-of-its-kind program aimed at attracting superyacht owners and key yachting executives to invest in Abu Dhabi. The initiative aligns with Abu Dhabi’s Tourism Strategy 2030, which focuses on expanding the luxury tourism sector and promoting high-value investments in the emirate.

As part of this initiative, superyacht owners and key professionals in the yachting industry can be nominated for a 10-year UAE Golden Visa, offering long-term residency without a local sponsor.

Who Qualifies for the Golden Quay Initiative?

To be eligible for nomination, yacht owners and industry professionals must meet specific criteria:

  • Superyacht Owners – Vessels must be at least 40 meters in length.
  • Key Executives in the Yachting Industry, including:
    • CEOs & major shareholders of yacht-building companies
    • Central yacht agents
    • Yacht service providers
    • Yacht insurance providers
  • Immediate family members of nominees are also eligible for the Golden Visa.

Who Handles the Nominations?

Nominations for the Golden Quay Initiative are managed by:

  • Yas Marina
  • Abu Dhabi Investment Office (ADIO)

These entities will evaluate applications and nominate eligible individuals for the Golden Visa.

What Are the Benefits of the UAE Golden Visa for Yacht Owners?

  • 10-year UAE residency for the yacht owner and their family members
  • No local sponsor required
  • Access to Abu Dhabi’s business and investment ecosystem
  • Seamless entry to Abu Dhabi’s marinas and yachting facilities
  • Opportunity to engage in the UAE’s luxury tourism sector

The Golden Visa provides long-term stability and security, allowing investors, entrepreneurs, and high-profile visitors to establish business operations, relocate, and expand their presence in Abu Dhabi.

How to Apply for the Golden Visa Under the Golden Quay Initiative

The application process follows a two-step procedure:

Step 1: Golden Visa Nomination

  • Applicants submit their interest through Yas Marina or Abu Dhabi Investment Office (ADIO).
  • If eligible, nominees receive an official invitation to apply.

Step 2: Golden Visa Processing

  • Approved nominees apply for the UAE Golden Visa via:
    • Federal Authority for Identity, Citizenship, Customs & Ports Security (ICP) smart services
    • Accredited UAE service centers

No berthing agreement at Yas Marina is required for eligibility.

Why Abu Dhabi?

Abu Dhabi is rapidly becoming a global yachting and luxury investment hub, offering:

  • State-of-the-art marinas and waterfront developments
  • Strategic location with world-class infrastructure
  • Tax-friendly environment for investors and business owners
  • Exclusive access to premium lifestyle and tourism experiences

By launching the Golden Quay Initiative, Abu Dhabi is setting a new benchmark in the luxury yachting industry, attracting high-net-worth individuals and investors to explore residency, business, and tourism opportunities in the UAE.

Apply for the UAE Golden Visa Under the Golden Quay Initiative

Interested in securing long-term UAE residency through the Golden Quay Initiative?

At LYLAW, we can assist you in navigating the Golden Visa application process, ensuring a seamless experience for superyacht owners and high-net-worth individuals seeking long-term residency in the UAE.