The second route to a valuation certificate: an accredited company issues it through the app
Besides a valuation by the Land Department itself, there is a second route: an accredited valuation company enters the certificate's details into the system through Dubai REST and issues it there, and the client downloads it. Registering the data is stated to be free, and takes five minutes.
Usufruct after registration: amending costs 2% from both sides plus a thousand, terminating costs AED 1,000 — and your term cannot outlive the land
We have already covered registering a usufruct. It has three more cards nobody writes about: the initial usufruct at construction stage (2% of the rental value, filed by the developer), amending the term or the amount (2% from the owner, 2% from the lessee and AED 1,000 on top) and termination (AED 1,000, returning the property to its actual owner). Plus one condition that caps your right by someone else's date: the expiry of a unit's usufruct must match the expiry of the usufruct over the land.
The "To Whom It May Concern" property certificate: AED 50 per letter, instant — and three different names for one document
The Land Department issues a letter confirming property ownership: AED 50 per letter plus two fees of AED 10, instant, with no documents at all through the app. The least obvious part is that the document has three names — "To Whom It May Concern" in the service title, "No Objection Letter (NOC)" in the issued-documents field, and "Owned Property Certificate" in Dubai Now.
A title deed changes hands without a sale: the service with no percentage in it at all
The famous four per cent is charged for registering a sale. But the Land Department runs a separate service that rewrites a title deed from one party to another on the strength of official letters from government entities, and its bill carries no percentage whatsoever: AED 250 for the deed, maps at 100, 225 or 250, and AED 10 each. Twenty-five minutes, and a single door: the main building.
How a provisional registration becomes a title deed: the service the developer files
Between 'the building is finished' and 'the apartment is yours' sits a separate Land Department service with a condition of its own: the title deed is issued to parties who have COMPLIED with their contractual obligations. We read the card: who files, what it costs, how long it takes — and why the applicant across the whole off-plan chain turns out to be the developer.
A typo in the title deed, a new passport, and splitting a plot: three AED 250 services people discover at the worst moment
A misspelled name, a renewed passport, a change of nationality: all of it is fixed by a separate service costing AED 250 plus AED 10 each. Updating an owner's details in the Department's system is free outright, but becomes chargeable when it is not tied to a procedure: AED 20 plus VAT. And splitting a plot between co-owners costs AED 250 per share, with maps on their own scale: 120 and 270 instead of the usual 100 and 250.
Land granted by the Ruler, and waqf: the layer of Dubai's register a foreign buyer will not be sold
Alongside ordinary purchases, Dubai's register holds two categories with their own services and their own fees: plots granted by the Ruler, and waqf, property turned into an endowment. Registering a grant is free, completing it costs AED 500, and waqf costs AED 2,000 per plot. The municipality's grant map has a shelf life: no more than two years. Applicant status on grants is UAE citizen only, and we say so plainly.
Forms A, B and F: why a Dubai sale contract cannot simply be drafted
Form F usually arrives as a file 'for signature'. The Land Department's own procedure says otherwise: F is not drafted — it is GENERATED by the system out of an already approved Form A, linked to an active Form B, and issued as a password-protected smart contract. We read the RERA practice guide and the official broker instruction.
An official rent valuation cannot simply be ordered — a judicial order is required
The Land Department values a property's rent and issues a certificate. But among the mandatory documents sits a copy of a judgment or judicial order to evaluate the rent — so the service comes AFTER court, not instead of it. The fee is AED 2,000 per unit, capped at AED 10,000.
Surveying a property in Dubai: AED 600 for an apartment or villa, AED 3,000 for a whole building — and no documents at all
The "actual area" of a property is something you can measure instead of argue about. The Land Department has a service for exactly that, priced by object type: AED 500 for a field survey of land, AED 600 for a villa or unit, AED 3,000 for a building, AED 5,000 for common areas. Three business days, no documents required at all, and a single condition — let the surveyor in. The application is filed by the owner.
The property advertising permit: AED 1,000 for an ordinary one, AED 5,000 for a project launch — and fourteen types
The permit number in a listing is not decoration. The Land Department issues advertising permits across fourteen types, and for twelve of them a broker must produce a marketing contract with the owner. An ordinary permit costs AED 1,000, a project launch AED 5,000, and the service takes one working day.
The real estate activity licence: twenty-one activities and an annual fee from AED 5,000 to AED 100,000
The Land Department's service card lists twenty-one licensable activities — from brokerage and valuation to property inspection and land surveying. The annual fee is tiered, and the spread between the lowest and highest tier is twentyfold. We set out the procedure and the prices from the primary source.
A valuation from the Department: instant for an apartment, seven working days for everything else
The Land Department issues an electronic valuation certificate, and the tariff is tiered — from AED 2,000 for vacant land to AED 15,000 for a hotel. But the decisive line is not about money: for residential units and attached villas the valuation is issued INSTANTLY, for every other type it takes seven working days.
Splitting or merging a property: the bill depends on which channel you use
The Land Department separates and annexes already registered properties — plots and units alike. But the service card lists the fees TWICE, by channel, and the two lists do not match: going through a trustee centre adds an AED 80 service-partner fee. We read the primary source, including what the card leaves unresolved.
A property residency visa: two years costs AED 10,212.50 — more than the ten-year Golden Visa at AED 9,884.75
The Land Department prints the bill line by line across three routes: a 2-year investor visa, a 5-year retiree Golden Visa and a 10-year investor Golden Visa. Two findings change the sums: the short visa costs AED 327.75 more than the long one, and it carries no property-value threshold at all — for a co-owner, a share from AED 400,000 is enough.
Registering a management contract: the service is free, and the owner can file it
The contract between an owner and a management company is registered through Ejari — and the Land Department's card calls the service free, with a ten-minute turnaround. The same card states that the applicant may be the owner or their representative, not only the company. We read the primary source.
Buying property at auction in Dubai: 1% supervision capped at AED 30,000 — or a flat AED 10,000 if the sale is electronic
Selling a property under the hammer runs through two Land Department services: the supervision request, which is free to file and takes two business days, and the sale registration, which takes 25 to 30 minutes. The bill has an unusual shape: the seller pays 2% and, on top of that, auction supervision — and supervision follows two different rules, 1% of the sale value capped at AED 30,000 for a public auction and a flat AED 10,000 for an e-auction.
What "the project is registered" actually stands for: a 30% guarantee and AED 150,000
The law says off-plan cannot be sold without registering the project. The Land Department's service card answers the next question: what it takes to obtain that registration. Among five conditions sits a 30% guarantee, which may be met by construction, a bank guarantee or cash. The registration fee is AED 150,000.
What a developer may do with your project's escrow account: the 5% they cannot take without someone else's consent
An off-plan project's escrow account is not a safe with a single door. The developer has separate services for it: withdraw profits, deposit a bank loan into it, move it to another account trustee, and close it. All are free and take three business days, but the conditions are written in your favour: 5% of net collections must stay in the completion account and cannot be released without the consent of Jointly Owned Property Management. And on a transfer the developer must notify every unit owner of the NEW account number.
What can happen to the project you bought into: cancellation is free, splitting it into phases costs AED 150,000 each
A developer has four separate services that change a project's fate: deregister it, split it into phases, order a technical report on the completion percentage, and lift the expense cap. For a buyer the prices matter less than the conditions: cancellation is not accepted until settlements with investors are complete, a split requires a separate escrow account for EVERY phase plus a copy of the notice to investors, and neither procedure starts before fifteen days have passed since the last announcement.
The professional practice card: thirteen activities, one price, and an exam only for brokers
The Land Department issues a professional practice card for thirteen kinds of specialist — from broker and mortgage consultant to valuer and trainee valuer. Issuing any card costs AED 500, but a broker additionally sits an exam at AED 700. We set out the list and what a client can verify unaided.
A practice card after issuance: renewed in five minutes, cancelled in eight hours — and one tariff is tenfold the rest
Renewing the card of a broker, consultant, mortgage broker and nine other professions costs AED 500. Exactly one breaks the pattern: a real estate evaluator's card renews for AED 5,000, ten times more, while their own trainee's card costs the same 500. Amending the data is free and needs no documents at all. And cancellation is tied to the visa: an expatriate's card comes off when the residency is cancelled or the profession on it changes.
Dividing co-owned property: 1% instead of 4%, and only at the Department's main branch
When co-owners divide a property between themselves, the Department charges not the familiar 4% but 1% — and it is charged on the EVALUATED value, not on what the parties agreed. We read the service card: which agreement is required, where to go, and what is issued at the end.
Owners association: to stand as a candidate you must live in the building and bring a police certificate
The Land Department's service card describes not an abstract 'committee registration' but the nomination of a CANDIDATE — and it names three admission conditions. One of them cuts out the investor who owns a flat but does not live in it; another requires a good-conduct certificate from Dubai Police addressed to RERA.
Swapping units within the same developer's projects: what happens to the fees you paid
If buyer and developer agree to move the purchase to another property of the same developer, the registration fees already paid are not lost — the Land Department has a dedicated service for it. We read the card: what is required, how long it takes, and why fees are charged only on the price difference.
Termination of initial registration: how a developer strikes a buyer from the register
Off-plan termination has not only a statutory article but a procedure with a form, a deadline and a price. The Land Department's service card names it plainly: the applicant is the developer, there are two phases, and the second involves the Legal Affairs Department and publication in the official gazette in two languages. And there, in the document list, a 40% threshold of the contract value appears.
Reselling off-plan before handover: who files, what it costs, and where your leverage is
Reselling off-plan Dubai property requires developer NOC and provisional register filing, unlike finished units. Based on Land Department service cards.
Amending your off-plan record in the register: AED 250, six business days, and an annex signed by both parties
The details of your purchase in the provisional register are changed by a separate service: AED 250, six business days, and a mandatory annex to the contract signed by both parties and stating the reason for the change. Next to it sits a service buyers never hear about: the developer cancels the project's bank guarantee, and the Department allows it only on a recent technical report with no red flags and an escrow balance covering the remaining costs.
Buying a mortgaged property: three manager's cheques and the order in which the charge is released
You can buy a property that still carries the seller's mortgage — but the order of steps is the reverse of what you would expect: the sale is registered first, the bank receives a cheque for the debt, and only after the release letter does the procedure close. We read the Land Department's service card: six steps, three manager's cheques and the full bill of fees.
Mortgage release: AED 1,000 to the Department — but only a regular mortgage clears online through the bank
Paying off the loan does not by itself lift the charge on the property — that takes a separate service. It costs AED 1,000 plus AED 250 for the title deed and takes 10 to 15 minutes. The card's main point is not the price: only a regular release goes online through the bank, while usufruct, provisional, portfolio and pre-sale releases require a trip to a registrar's office.
Registering and transferring a mortgage: 0.25% of the loan, and why off-plan costs a thousand more
A Dubai mortgage is registered and transferred through two separate Land Department services, and their bills are almost identical: 0.25% of the loan plus fees. One line differs materially, though — for a property in the provisional register the service-partner fee is a thousand dirhams higher.
Amending a mortgage in Dubai: the 0.25% is charged on the increase, not on the whole loan — and extending the term costs a flat thousand
Topping up a loan or extending its term is a separate Land Department service, and it is priced differently from registration. The fee is taken on the INCREASE, not on the new balance; a change of term costs a flat AED 1,000 whatever the loan size. The bigger point is two routes with different paperwork: through a centre you need a bank letter and three signed contracts, through the bank online just an Emirates ID.
Lease-to-own after registration: a transfer costs 0.25% against 2% at entry, and the exit costs a flat thousand
We have already covered registering a lease-to-own. It has three more cards: provisional registration during construction (2% of the rental value plus 2% and 2% of the sale, filed by the developer), transfer to another bank (0.25% of the rental value — eight times cheaper than entry) and release (a thousand, and a bank letter in Arabic). Along the way we found a discrepancy inside one cluster: the villa and apartment map is AED 225 on one card and AED 250 on its neighbour.
Who is allowed to run your building in Dubai: three managers with three years' experience each — and an auditor who must be rotated
Your building's management company passes through separate Land Department services, and their requirements are specific: three managers with at least three years' experience each, a good-conduct certificate from Dubai Police addressed to the regulator, and a ban on working before registering in the Mollak system and obtaining a professional identification card. An appointed auditor, meanwhile, is expressly barred from auditing the same project two years running.
Mortgaging granted land and buying it into full ownership: 0.25% against 30% and 50% of market value
A plot granted by the Ruler can be mortgaged at the ordinary rate, 0.25% of the loan value, and where the financing comes from the Mohammed bin Rashid Housing Establishment no fee is charged at all. Converting granted industrial or commercial land into full ownership works differently: 30% of market value for a beneficiary and 50% for a possessor. Both services are open to UAE citizens only, and we say so up front.
Six free Land Department checks: the project completion percentage is handed out even over WhatsApp
Before a deal in Dubai you can verify a great deal without paying anything or going anywhere: a property's status, a project's completion percentage, the authenticity of a valuation certificate, the progress of a filed application. All six services are immediate and open to every category — citizens, residents and tourists. The Department even hands out a project's completion percentage over WhatsApp on 8004488, where a virtual assistant named Malik replies.
Finance lease on Dubai property: 0.25% to the Department — and a partner fee that swings thirteenfold
A finance lease has four separate services in Dubai's register: registration, transfer, amendment and release. The Department's rate is the familiar one — 0.25% of the finance rental value — and a release costs a flat AED 1,000. But the real spread sits elsewhere: the service partner's fee across those same four cards runs AED 4,000, 2,000 and 300. And not one of the four opens online — registration trustee centres only.
Who guards your project's escrow account: admission costs AED 75,000 a year, and leaving costs a month's notice to developers
A bank holding escrow accounts for Dubai's off-plan projects pays AED 75,000 annually for admission; an audit bureau pays AED 50,000. It must keep a dedicated escrow unit in Dubai itself and sign an agreement with the regulator. And if it leaves the market, deregistration is free but loaded with obligations: a month's notice to developers, all data handed over within 30 working days, and the account kept open for between three months and a year.
Access to Ejari: the service is free and immediate, and management companies need not ask for it
Before registering tenancy contracts in Ejari, an owner or a company first obtains the right to use the system. The Land Department's card calls the service free and immediate — and states separately that management companies are granted the right automatically, with their licence.
The DEWA connection is tied to Ejari — and why we name no deposit figure
The UAE's official portal puts it briefly and clearly: in Dubai the electricity and water connection is digitally integrated with the Land Department, and DEWA's email arrives AFTER Ejari is issued. There are no deposit amounts on that page, and DEWA's own site is closed to us — so this article carries no figures, and we explain why.
Settling with a developer out of court: registering the agreement costs AED 3,000 and requires an Arabic text
Where a buyer and a developer have agreed amicably to deregister a unit, merge it or swap it, the Land Department has a service for exactly that. AED 3,000 plus AED 10 each, seven and a half hours, filed through the developer's portal. The agreement is accepted only in Arabic or as a certified translation, sealed and signed by all parties. We also cover refunding fees already paid.
A detailed property statement: AED 70 from the app — and it shows mortgage, seizure and suspension
The Land Department issues a statement on a single property carrying, alongside owner and property details, any mortgage, seizure, suspension and project data. Through the app it is AED 50 plus two fees of AED 10; through a centre, AED 120 "including service partner fees and VAT", in 10 minutes. Companies are shut out of the electronic channel.
Cancelling a contract in Dubai's register: AED 1,000, fifteen minutes — and exactly one document, a letter from the courts
The Land Department has a service that strikes a contract out of the register — a sale contract, a mortgage or a lease-to-own. It costs AED 1,000 plus AED 250 for the title deed and takes fifteen minutes. But the document list is a single line — a letter from Dubai Courts — which means the Department is not the one deciding. Plus a single channel: the main building, with no app and no trustee centres.
Buying through a company in Dubai: first a reference number in the Department's system, then the deal
A company cannot enter a Dubai property transaction until it holds its own reference number in the Land Department's system. We read the service card: which documents each structure needs, why a free zone entity has one requirement more, and how the registration price differs eightfold.
Cancelling a tenancy contract in Ejari: free through the app, AED 40 + VAT through a centre — and no document in hand
The Department's service is described for a contract that has ALREADY expired, on a property that has been vacated. Through the app or the system it is free; through a Trustee centre it is AED 40 plus VAT and 25 minutes. The thing to be ready for: the issued-documents field reads "None" — the confirmation is an email, not a certificate.
Amending property data: why a building's map costs AED 3,000, and a parking space can cost 4%
The Land Department amends the recorded data of a registered property — area, type, number, status, store. The fees there are split not by channel but by PROPERTY TYPE, and the spread is wide: a building's map costs AED 3,000 against AED 225 for a plot. And if a parking space or store is not written into the sale contract, 4% of its price is added.
建筑许可之前的交通影响评价：2006年第6号法律关于受益方分担
一个产生出行量超过规定上限的项目，会使其开发商成为「受益方」——并须承担工地周边交通解决方案的费用。2006年第6号法律禁止在道路交通局批准交通影响评价之前，为此类项目签发建筑许可；该禁令同样针对被授予签发权的房地产开发商。评价由获认可的顾问编制，分担额由董事会主席确定，工程或凭银行保函由该局实施，或由受益方在该局监督下实施。
迪拜旅游迪拉姆：收多少、向谁收、最多三十晚
旅游迪拉姆不是酒店的税，而是向客人按每个入住之夜收取的费用：依设施类别从7至20迪拉姆，度假屋亦在其列。同年的一份修订将其封顶为连续三十晚，2020年的规则则说明了夜数何时归零。设施须在次月十六日前上缴、记录保存五年——而它自己的账册即被视为对它不利的证据。
迪拜的分时度假：2020年第14号法律、十天撤回权与一年解除权
分时度假与积分制在迪拜并非灰色地带：自2020年起有了专门法律。它给买方十天时间无需理由、不花一个迪拉姆撤回合同；在五种明列情形下（包括卖方没有许可，或合同从未在产权登记簿登记）给予一年的单方解除权；宣告任何损害买方权利的条款无效；并禁止收取合同未约定的任何款项。我们逐条阅读——并指出英文版自身关于施行时间的矛盾。
分时度假：2023年第74号实施细则——「不得作为投资产品」与附加费用上限
分时度假法的实施细则，回答了法律本身未触及的问题。将单元**作为投资产品**宣传被明文禁止。价款之外的附加费用不得超过10%，每三年才可上调一次，且任何时候不得超过15%。撤回期间的预付款上限为10%，并须全额退还。每一时段不得短于一周，单元须位于四星或五星酒店、度假村，或豪华（luxury）或尊贵（deluxe）酒店式公寓；并在产权证登记簿上加注该物业设有分时度假单元。
地块边界、地籍图与界标：2017年第6号测绘工作法
在迪拜，谁确定地块边界并出具载有坐标、面积与尺寸的图？2017年第6号法律把市政厅定为测绘数据的官方来源，并赋予其开展测绘、出具地籍图的排他职权——同时明确写明，这不影响土地局为登记权利而出具图件的职权。八类行为被明文禁止，包括重新安置或遮蔽界标，以及发布关于边界的虚假数据。
迪拜最高财政委员会：谁决定降费的存续，以及为何找不到它的决议
降费的适用期限由最高财政委员会确定。我们去寻它的决议，找到的不是决议，而是决议不公开的原因：设立该委员会的24/2007号法令对决议的公布只字未提，而委员会向统治者报告。于是「7%适用到哪一天」这个问题没有可公开查证的答案——这是制度的属性，不是我们搜索的疏漏。
「特别发展区」：几乎每部迪拜法律都提及、却无一部加以界定的制度
「包括特别发展区与自由区，如 DIFC」这一表述出现在城市规划法、废物法、建筑规范与公共卫生法中。至于什么是特别发展区，它们都不说明——定义在另一份文件里：2009年第22号法令。同一法令还引入了一个与业主相关的概念：服务费——房产所有人与承租人为该区的基础设施与公用服务所支付的款项，其计算规则须会同土地局与房地产监管局发布。
2021年第4号道路法：谁决定你的出入口，以及何时施工造成的不便不获赔偿
2021年第4号法律把全酋长国道路与道路用地的规划、设计、建设与养护交给道路交通局——包括自由区与特别发展区。在其十八项职权中，有一项关乎每一块地：该局确定直接通向道路的建筑物、地块与项目的临时与永久出入口。而第7条明文限制就道路工程造成的损害向该局索赔——仅列两项例外。
完工百分比：由谁认定，以及您的钱为何取决于它
法律把买家钱款的去向系于项目完工百分比，却不自行计算，而是援引RERA的标准。我们找到了这条规则：完工百分比由RERA认可的顾问经现场查验后出具技术报告予以确认，而场地平整与基础设施完成即视为开工。我们还发现第二个陷阱：仍挂在门户上的2010年实施细则，载有旧的扣留档次——其中一档在2020年的法律中已不复存在。
在迪拜管理他人房产：2003年第2号法律与银行保函
管理他人房产——或承租房产以转租——是一项独立的持牌行业，2003年第2号法律要求开办办事处者向经济发展局提交五百万迪拉姆的银行保函。该保函只有一个用途：清偿租务审裁机构判付的款项。我们逐条阅读该法——包括它所依托的审裁机构已于2013年被租务纠纷解决中心取代这一事实。
迪拜产权登记簿上的优先权：2025年第154号行政决议
除抵押之外，迪拜的房产还可能承载第二种负担——优先权：一种依法律而生的从属物权，其持有人在房产变卖价款中优先于普通债权人受偿。2025年第154号行政决议首次规定土地局如何将该权利登入产权登记簿：须有终局判决或依法具有执行名义效力的文书，顺位以登记的流水号确定，并明文列举三类持有人——未收足价款的出卖人、承包商或顾问工程师，以及分割时的共有人。
已经过时的释义说明：第11条被修订过两次
立法门户上挂着最高立法委员会就第11条出具的官方释义说明——正是这一条决定楼花买家停止付款后钱款的去向。说明详尽、权威，而它解读的是2017年版本，该版本已于2020年11月24日被取代。通过搜索找到它的人，会读到一档法律上已不存在的扣留比例。我们依法条原文列出现行版本，并指明究竟哪里不同。
酒店销售额市政费：由10%降至7%，以及退还给谁
客人账单上的第二项收费，是按设施销售额征收的市政费。2019年的一项法令将其由百分之十降至百分之七；2025年9月的决议则把这项费用与旅游迪拉姆的百分之百退还给位于指定区域的酒店——退给设施，而非客人。设立该费的2006年第2号规章在门户上打不开：同一编号与年份之下，那里放着另一份关于道路修复的文件。可证实者我们刊出，未曾读过者我们不转述。
在迪拜维修建筑：三个层级的作业与何时需要许可——2022年第109号决议
迪拜市政厅把维修分为三个层级，分界线不在预算，而在于修的是什么。粉刷、地面、门、吊顶、空调与消防系统属基础层级：既不需要许可，也不需要完工证书。外墙与主体结构构件的裂缝属结构层级：通过建筑许可系统自行签发许可。沉降，楼板、梁、柱开裂，饰面脱落，钢筋严重锈蚀属专项层级：施工前须对混凝土与钢筋做实验室检测，图纸须经批准，工程师与承包商承担连带责任。
迪拜酒店经营者犯错的代价：48/2014号决议下的规费与罚款
17/2013号法令定下幅度——100至100,000迪拉姆——但违禁行为清单及每项对应的金额，另载于执行委员会的一份独立文件。我们通读了它：三份附表、二十项规费、按客房按年计收的评级费，以及四十五项违规行为各自的罚额。其中包括：服务费不得超过账单10%的上限、再犯加倍且以500,000为顶，以及一条完全不收费的规则。
迪拜的酒店与酒店式公寓：2013年第17号法令下的牌照与星级
酒店的星级、酒店式公寓的 luxury / deluxe / standard 等级，并非营销说辞，而是2013年第17号法令规定的类别。未同时取得牌照**与**评级不得经营；把建筑建成酒店机构或将既有建筑改建为酒店机构，须先取得该部门的事先书面批准——而且这一禁令同样针对签发施工许可的机关。我们梳理类别标尺、对经理的要求、二十项义务与罚款区间——并补上我们在两篇分时度假文章中自认的缺口。
在迪拜出租度假屋：执照、按套许可、规费与罚款
短租在迪拜属于须领执照的经营活动，个人与公司都不得在未取得主管部门执照的情况下从事。三份文件构成一簇：41/2013号法令定框架、2020年细则定程序、49/2014号决议定金额。其中：许可按卧室数计费、覆盖客人损害的保险为强制、客人资料须报送主管部门、记录保存三年——而您的购房合同不得禁止这一用途。
28/2019号法令：迪拜授予商业激励所经的那道短门
同一天颁布的两份法令：27/2019下调了已经存在的规费，28/2019则为尚不存在的激励措施建立了机制。后者仅有两条，既无「举措」的定义，也无期限上限与报告义务——它只指明谁提出、谁会签、谁核准。2025年9月向酒店百分之百退还市政费与旅游迪拉姆，正是经由这道门。
自然人的租金收入与阿联酋公司税：界线在哪里——依联邦税务局官方指南
联邦税务局发布了专门针对自然人持有房产的指南。其关键不在规模：只要该活动不是、也不需要通过许可机关的执照来开展，收入即排除在公司税之外。此时房产数量、价值与收入金额都无关紧要。指南明确称 Ejari 为行政记录而非执照；反之，自己名下持有管理自有房产执照的独资企业则会使该排除失效。我们照文本阅读，并附上它自己的保留：本指南不具法律约束力。
你地块前面的那条带：谁能开挖、占用人行道、开设出入口——凭哪一纸
道路用地并不只是车行道：按细则的定义，它是公共道路加上自道路边缘延伸至相邻地块边界的区域。于是人行道与楼前场地都归道路交通局的规则管辖。2025年第273号行政决定点明哪些需要无异议证书（开挖、永久性建筑工程、敷设管线），哪些需要许可：占用人行道、为私人停车场开设出入口、工地临时出入口、婚丧与开斋帐篷。此外还有可退保证金与黑点制度。
你买到的究竟是什么：单元的边界、车位与共有部分的份额
2019年第6号法律逐项划出你的单元与共有部分之间的界线：地面直至搁栅底部、非承重内墙、门窗、卫生间与阳台属于你；承重构件、外立面、楼梯与电梯不属于你。为某一单元配置的车位被宣告为该单元的不可分割部分——不带车位不得出售。而共有部分的份额按面积计算，归你不可分割地享有。
2024年废弃物法：对楼宇业主和住户各要求什么
2024年第18号法律看似环保立法，其义务却直接指向楼宇业主：配置垃圾容器、容量不足时更换更大的、按《迪拜建筑规范》在楼内设置垃圾收集房、为施工与拆除场地设置围挡。对住户则禁止日常最常见的做法——把空调冷凝水和洗车水排到人行道上。而由主管部门代为整改、费用由违规者承担时，另加25%的行政费。
废物管理法的实施细则：谁须建册、每日清运并持证
2024年第18号废物法已有实施细则——2026年第34号行政决定，由迪拜市政厅总干事于2026年2月10日颁布。它点名谁须保存废物登记册：危险废物产生者，以及对住宅与商业综合体、酒店与工业场所拥有运营控制权的任何人。同样这些主体须将废物每日运往市政厅批准的处置场地。废物相关活动的许可经统一数字窗口签发，有效期一年。细则中没有罚款——我们会说明罚款在哪里。
2023年城市规划法：凌驾于每一个开发商方案之上的东西
2023年第16号法律适用于酋长国的全部区域——包括特别开发区与自由区，并把迪拜国际金融中心明确列入其中。它还赋予2021年3月13日核准的《迪拜2040城市总体规划》以法律地位：该文件被确定为酋长国的结构规划，在与框架规划或导则冲突时优先适用。而未取得规划许可，不得实施任何开发工程。
驱逐之外的租赁：房产出售、一方离世、转租与断供
迪拜租赁法常因驱逐事由被翻阅，但它回答的更多是日常问题。把房子卖给新业主，并不终止定期租约。房东或租客去世，租约同样不终止——关系由继承人延续。以断供逼走租客为法律明文禁止，并写明了该去哪里。而提起驱逐之诉，也不免除租客在审理期间的租金义务。
迪拜租赁法有十一条，其现行文本并不是官网页面上印的那一版
2007年第26号法律是迪拜租赁领域的基础法，而它在立法门户上的官方页面载的是2007年原始文本。与此同时，2008年第33号法律替换了其中十一条：定义、适用范围、合同必备内容与登记、租金的确定、续约、提前90日的通知、房产交付、期内与期满的驱逐、再出租禁令，以及回迁权。本文依官方文本解读现行条文。
项目停工或被撤销：纠纷去哪里，钱怎么办
迪拜为停工和被撤销的房地产项目设立了专门司法机构——依2020年第33号法令设立的「未完工及已撤销不动产项目特别法庭」。普通法院不得受理此类案件并须移送，DIFC法院亦在其列。该法庭的裁决为终局裁决，不适用普通上诉程序；属其管辖的申请与诉讼免缴司法费用。本文依官方文本解读管辖范围、权限与项目撤销程序。
法定的物业服务费：谁批准、钱存在哪里、欠缴会怎样
迪拜的物业服务费不是管理公司开出的一张账单，而是2019年第6号法律搭建的一套结构。未经 RERA 批准，管理方不得向业主收取任何款项；而未经 RERA 认可的审计事务所核准，RERA 也不得批准预算。所收款项须在七个工作日内存入专户，只能用于十项列明用途，且不得被管理方的债权人查封。本文依官方文本解读。
RERA 究竟能做什么：2019年第4号法律里的十五项职权
「去找 RERA 投诉」像是一句万能建议，但该机构的职权是一份封闭清单，共十五项：开发商监管账户、房地产活动许可、登记册与从业证件、针对从业者的投诉、共有不动产的账目、项目核准与完工比例监督，甚至还包括房地产广告内容的审批——自贸区与 DIFC 也在内。以下依据迪拜立法门户的官方文本梳理。
迪拜房东最多能涨多少租金：第43号法令与90天规则
「续租要涨20%」——五种情形里只有一种是合法的。迪拜的涨租上限由2013年第43号法令设定，且不是按你现在付多少来算，而是按你现在的租金落后同类房源均价多少来算。第二条规则比第一条更常决定结果：变更合同条款须在合同到期前90天通知，否则无从变更。以下依据迪拜立法门户的官方文本逐条梳理。
按规则原文看迪拜经纪人：登记册、义务，以及佣金到手的那一刻
2006年第85号细则，正是迪拜经纪人实际依循的框架：没有执照与经纪人登记册的登记就不得从事经纪业务，经纪协议必须书面订立，报酬请求权只有在双方之间的合同成立后才产生。规则并未规定任何佣金比例——它指向当事人的约定，无约定则依通行惯例。我们依官方文本通读全部47条，并与房地产监管局2024年的实务指南相互印证，该指南明确把这部细则称为现行框架。
租赁纠纷解决中心：管辖范围、三道程序与上诉门槛
迪拜的租赁纠纷不进普通法院，而是交由租赁纠纷解决中心处理——自由区也包括在内。2013年第26号法令写明了中心的构造：调解与和解处须在15日内争取和解，一审庭由一名法官与两名房地产专业成员组成，上诉庭的裁决为终局，另设自己的执行处。同时还有三类纠纷中心并不受理。
公共卫生法与你的楼宇：2025年第5号法律下业主的十六项义务
2025年第5号公共卫生法看似医疗法规，但第33条直接面向建成环境的所有人，列出十六项义务：供水系统与水箱、室内空气质量、泳池与喷泉、排污、允许的噪声与照明水平、水与空气取样、持续清洁消毒、对风险的即时响应，以及定期维护。此处的「所有人」指拥有或实际控制者。该法在酋长国全部区域适用，含自由区与 DIFC。罚款以幅度给出，细目留给我们未曾阅读的单独决议。
「公共利益」：具有与法律同等效力的官方解释
迪拜的征收法并未界定「公共利益」，为此最高立法委员会秘书长办公室发布了对该术语的官方解释。它列举哪些属于公共利益，提出四项项目标准，并回答了一个尖锐问题：私营公司可以申请征收，但只能是为公共利益项目；为扩张自身商业项目则不可。依2024年第14号法律，此类解释对所有人具有约束力，并与其所解释的立法具有同等效力。
迪拜土地局登记簿：为什么只有它能证明产权
在迪拜，签了买卖合同并不等于你成为业主。2006年第7号法律说得很直白：未登记入不动产登记簿的交易不生效；登记簿本身对一切人具有绝对证据效力，除非证明存在欺诈或伪造，否则不得质疑其记载。另有一条专门回答：卖方反悔会怎样。以下依据迪拜立法门户的官方文本梳理。
房产被为公共利益征收时：迪拜2022年第2号法律与补偿机制
在迪拜，征收不动产只能出于公共利益，并且必须给予公平补偿。2022年第2号法律把机制写得很精确：业主可以对补偿金额提出异议，但不能对补偿方式提出异议，且只有十个工作日；估价师由业主自己挑选；差额在10%以内按业主的估价采纳，超过10%则另聘第二位估价师并取平均。法院只受理程序问题——对金额的异议，法院必须裁定不予受理。以下依据迪拜立法门户的官方文本梳理。
迪拜遗产法院：它受理什么，什么被划出去
2023年第25号法令设立了专门处理遗产事务的法院，并一次性赋予其两类事项的专属管辖：遗产请求，以及按份共有财产的分割之诉。被划出去的有：因继承或遗产申请而产生的刑事与劳动请求、属特别审裁机构管辖的遗产请求，以及股权已归继承人的公司中合伙人提出的请求。对上诉庭判决不得提起撤销上诉——留下的救济是再审申请。
在迪拜，谁在管你的楼，业主委员会究竟能做什么
迪拜的业主委员会既不是董事会，也不是工程的发包方。2019年第6号法律用「exclusively」一词引出它的职权，随后列出八项：核查、审阅、要求、通知。真正管楼的是由项目类别指定的一方——大型项目由开发商负责，酒店项目交由酒店管理公司，其余项目则由 RERA 挑选并签约的管理公司负责。以下依据迪拜立法门户的官方文本梳理。
在迪拜，开发商开卖期房之前必须先做到什么
精美效果图和开着门的售楼处证明不了任何事。临时登记簿法的实施细则列出了不具备就根本不许销售的条件：取得土地并拿到界址证书、对地块有实际控制、获得主管机关批准，以及在土地登记页上加注项目。项目获批并登记之前所作的处分被宣告无效；中介必须把买家的钱存入项目监管账户，而不是自己的账户。以下依据迪拜立法门户的官方文本梳理。
期房买家停止付款：开发商依第11条能做什么
拖欠开发商分期款并不是与销售部门发邮件就能解决的事：法律规定了一条要经过土地局的程序。三十天补救期、一次调解尝试、一份载明项目完工百分比的官方文件——之后开发商的权利才产生，而其范围取决于楼盖到了什么程度。本文依据迪拜立法门户的官方文本梳理2020年版的第11条。
商业用地的 musataha：35年、建设期限与逾期罚款
2022年第23号法令规定了在迪拜商业用地上授予 musataha 权的规则：最长35年，经同意可延长但合计不超过50年；必须在专门登记簿上登记，否则处分无效；须在五年内取得竣工证书；超期部分每年按土地市场价值的1%处以罚款。建筑物在权利存续期间归权利人所有，期满后归土地所有权人。
迪拜房贷违约时法律怎么走：2008年第14号法律
在迪拜，抵押权只存在于土地局登记簿中，任何相反约定一律无效。债权人只能是经阿联酋央行登记的银行或金融公司。一旦违约，法律给出一条很短的链条：经公证处送达三十天通知、执行法官签发查封令、公开拍卖——若拍卖所得不足以清偿，余下的债务仍由借款人承担。以下依据迪拜立法门户的官方文本梳理。
房子落到了未成年人名下：谁来管理，什么可以不经法院
当房产份额转到未成年人名下，父母和监护人都不能像处分自己的财产那样处分它。2022年第17号法律指明了迪拜负责未成年人财产的机构，并列出其十三项职权——从监督监护人、清点动产与不动产，到在法院代理未成年人。另有一条专门解决最实际的问题：五类行为——包括把房产出租——无须法院许可。还有一个对居民尤为重要的细节：对阿联酋公民，监护依法自动产生；对非本国国民，则须申请并经法院裁定。
迪拜租房维修谁买单：第15至22条逐条读
空调坏了，这笔账算谁的？迪拜法律把维护义务放在房东一方，但该条款以四个字开场，足以改变一切：「unless otherwise agreed」。本文依2007年第26号法律的官方文本梳理双方义务——交付、维修、押金、返还、政府规费——以及法律刻意不作规定的部分。
临时登记簿：2008年第13号法律除第11条之外还要求什么
2008年第13号法律以一条闻名——买家违约那一条。但它的其余条文才搭起楼花交易的整个框架：登记簿之外的处分无效，未获批准项目中的合同无效，除土地局核准的行政费用之外不得向买家收取任何款项，交付后多出的面积不得索价。本文依官方文本解读，并如实指出哪一条不能从该页面阅读。
开发商不得为之：2010年第6号决议——迪拜楼花法的实施细则
2008年第13号法律设立了临时不动产登记簿，而其实施细则——2010年第（6）号执行委员会决议——写明了具体的禁令与义务。项目获批并登记之前的楼花销售无效。不得以与买卖合同无关的欠款为由拒绝交房。面积超出部分不得索价，短缺超过5%须予补偿。经纪人不得在价款存入托管账户之前扣取佣金。依官方文本解读。
继承人对卖房谈不拢：2023年第31号法令下的处理路径
迪拜继承来的住房通常卡住的不是手续，而是分歧：一位继承人想卖，一位不作声，还有一位反对。2023年第31号法令的现行条文给出了出口：土地局先行调解，调解不成则向提出申请的继承人出具「无法达成和解」的正式文件；对土地局的决定与行为可在十个工作日内向遗产法院提出异议；当房产无法实物分割或分割将造成损害时，法院可判决拍卖出售。
迪拜的永久产权系于地块，而非系于片区：2006年第3号条例
「那个片区是永久产权」听起来像是在描述一个地方，而在文件里它描述的是一块地。2006年第3号条例允许外籍人士拥有的不是「某个片区」，而是逐一列出编号的地块；并且在其中一处——Nad al-Sheba 的224号地块——只给予用益权或租赁权，完全不给所有权。本文依据迪拜立法门户的官方文本梳理这一机制，并说明为什么具体某套公寓的答案来自土地局的登记，而不是招牌上的名字。
自由区企业在迪拜区外经营：三种工具、分账，以及2025年第11号决定的期限
2025年第11号执行委员会决定规定了自由区企业在区外、酋长国境内开展活动的条件。工具恰好三种：在酋长国内设立分支机构的许可、自自由区经营的分支机构许可，以及最长六个月的临时许可。分支机构没有独立法人资格，区外活动必须保存单独的财务记录。费用写在决定本身——但只写了三种工具中的两种，我们会把这一点说清楚。
迪拜的家族财产：最长15年的契约、三分之二任命的管理人与份额优先购买权
2020年第9号法律给了家族一件普通共有所没有的工具：家族财产契约。它有七项有效要件（第6条已被2024年第21号法律替换），期限上限十五年并可按同样期限续期，管理人须由持有至少三分之二的合伙人决议任命，份额须先向其他合伙人要约——只有经持有至少51%的合伙人同意，才可转让给外人。以下依据迪拜立法门户的官方文本梳理。
迪拜家族财产：2024年第21号法律替换了什么
2024年第21号法律一次替换了家族财产法的四个条文。对所有人而言最要紧的是：契约的有效要件由六项增至七项——新增在经济与旅游部登记册中登记，未登记则契约无效。仲裁庭不再是「由酋长日后组建」的未来机构，而已有名称与设立依据。管理人的权限由七项增至十项，其中新增的一项是取得出租家族不动产所需的批准。
迪拜的经济活动执照：2011年第13号法律——经纪人、物业管理与度假屋之下的那一层
我们几乎每一篇都会撞上「执照」二字：没有它，经纪人就不是经纪人；废物活动须持许可；自然人的租金收入只有在不需要执照时才落在公司税之外。这一层由2011年第13号法律设定：经济活动只能通过持照企业开展，执照有效期一年（经批准最长四年），且与特定经营场所绑定，该场所不得用于其他用途。在自由区持照的企业不在本法的定义之内。
迪拜法院与 DIFC 法院：管辖权起争议时由谁决定
2024年第29号法令重新设立了解决 DIFC 法院与迪拜各司法机关之间管辖权冲突的机构。它在两种情形介入：两个法院都不受理或都受理同一案件；以及就同一争议作出相互冲突的裁判。提出申请将同时中止审理与执行程序，并使时效期间暂停计算。该委员会的决定为终局，并成为对包括 DIFC 法院在内的所有司法机关均有约束力的先例。
主体结构十年、机电安装一年：交付之后开发商的责任
2019年第6号法律给业主两项长度不同的保证：自竣工证书之日起十年，针对主体结构部分的缺陷；自单元交付之日起一年，针对有缺陷的安装工程。并且补上一条签字前值得知道的规定：与该条相抵触的约定无效。此外还有建筑物的强制保险、结构改动的程序，以及管理公司的银行保函。
2025年施工安全规范：第二本不在公报上的强制手册
2025年第19号法令推出《施工安全实践规范》，并沿用了建筑规范的同一构造：文件发布于市政厅与主管机关的网站，而该等发布具有官方公报的约束力。所有承包商与工程顾问公司均须遵守；规范保护的是工地内与工地外的人员；同时废止了2008年第51号行政决议。
被征收土地上的建筑：补偿涵盖什么，不涵盖什么
为公共利益征收并不只关乎土地。2024年第6号决议列明了建筑物补偿的计入项：建筑的状况与完工程度、楼龄、材料与施工质量、装修、围墙、水井、种植与灌溉管网、安全与消防系统，以及主物权与从物权。它同样明确列出排除项：可拆卸的构件、附属设施、设备与动产，未经许可的建造，以及在征收决定作出之后所做的改良。
房产交易中的空头支票：迪拜的专门法庭与联邦支票规则
迪拜2009年第56号法令设立了一个专门法庭，对买方开给开发商的支票享有排他管辖：警方必须将此类投诉移交该法庭，检察院与法院不得先行受理并须中止自身程序，法庭的裁决为终局、不得上诉。与之并读的是2022年联邦商事交易法：因存款不足而未获兑付的支票即为执行名义，银行必须部分付款，而止付只有在支票遗失或持票人破产时才被接受。
共有房产分割之争：为什么它不从法院开始
共有人分不了房产便去起诉，到了才发现第一站本应在别处。2020年第51号行政决议把按份共有财产的分割争议划归友好争议解决中心管辖，与不超过 AED 200,000 的金钱请求并列；同时明确把继承人共有的住宅不动产排除在外——那有自己的路径。以下依据迪拜立法门户的官方文本梳理。
楼龄超过20年的建筑必须证明自身安全：迪拜2026年第3号法律
迪拜对自竣工证书之日起满二十年的建筑，实行强制性的质量与安全证书。该法覆盖酋长国内的每一栋建筑——自贸区与 DIFC 也在内，法律生效前建成的也在内。证书有效期10年，楼龄逾四十年的为5年。业主须聘请工程公司、整改缺陷，必要时还须安排在建筑施工期间由占用人腾空。
《迪拜建筑规范》：具有约束力，却发布在网站而非公报上
2021年第45号法令赋予《迪拜建筑规范》法律效力，其方式颇不寻常：该规范不在官方公报刊登，而发布于市政厅与各许可机关的网站，而法令明文规定此种发布在约束力上等同于公报刊登。规范适用于在法令生效后取得许可的建筑设计，并覆盖整个酋长国，含自由区与 DIFC。
迪拜 Ejari：如何登记租赁合同、费用多少、需要准备什么
通过 Ejari 登记租赁合同是强制性的，而非可选项：该系统由 RERA 依据迪拜租赁法开发。办理渠道有三条，价格并不相同——通过应用程序为 AED 177.75，通过受托登记中心为 AED 220——所需文件也不一样。本文依据土地局官方服务页面逐项梳理。
阿联酋房地产增值税：哪里是 0%、哪里是 5%、哪里免税——以及为何它们并不相同
阿联酋的住宅对买家不含增值税——但依据的是两条不同的法律理由，而这一区别决定了谁能抵扣什么。我们通读联邦税务局的《房地产增值税指南》（VATGRE1）：住宅在竣工后 3 年内的首次供应适用零税率，其后的供应属免税，商业地产为 5% 并须在土地局过户之前单独完成缴税，带服务的公寓不算住宅建筑，而物业费即便在住宅楼也要缴 5%。
土地局过户：所谓「那 4%」究竟由什么构成，以及为何一扇门便宜 AED 3,000
「向土地局缴 4%」是迪拜市场最广为人知、也最常被转述错的数字。在官方服务页面上它不是一行，而是两行：卖方 2%、买方 2%。我们依据迪拜土地局的服务页面拆解完整的过户账单——固定费用、服务合作方费用、抵押房产更长的流程——并指出 Dubai Now 数字通道对同一笔交易所标示的费用为何只有四分之一。
迪拜物业服务费：谁来核准费率、去哪里查询、物业公司必须拿出什么证据
服务费费率不是物业公司自己定的，而是由监管方通过 Mollak 系统核准；没有逐项年度预算、每个承包商不少于三份投标、以及 RERA 认可的外部审计报告，申请根本通不过。业主可以自己免费查到本项目的核准费率。本文依据土地局官方服务页面逐项梳理。
迪拜托管账户：期房买家的钱究竟受什么保护，保护又止于何处
托管账户通常被包装成「您的钱很安全」。2007 年第 8 号法律说得更精确、也更狭窄：账户以项目名义开立，账户内款项不得因开发商的债权人而被查封。我们逐条研读该法律，并对照迪拜土地局的官方服务页面：钱如何进入、如何流出、被扣留一年的 5% 是什么——以及托管根本不覆盖哪些风险。
如何核查迪拜房产经纪：Trakheesi、RERA 电子卡与土地局名录
迪拜土地局提供免费服务，任何人一分钟内即可确认经纪是否持牌、RERA 卡是否有效、房源广告许可是否真实。本文依据服务页面本身，说明每项服务究竟核查什么、按什么顺序做。
Oqood 与产权证：迪拜期房的权利到底靠什么证明
买期房拿不到产权证——房子还没建成，无从签发。你的权利通过 Oqood 系统登记在临时登记簿上。本文依据迪拜土地局自己的服务页面说清：谁去登记、期限多久、费用多少、如何核实登记确实存在。
迪拜租赁纠纷：如何立案、要花多少、要等多久
迪拜的租赁纠纷由专门机构受理——租赁纠纷解决中心。立案费按租金比例计收并设上限，立案前必须先行公证通知，上诉只有十五天。本文依据该中心自己的常见问答讲清流程。
迪拜房产赠与：可以赠给谁、要花多少
在迪拜把房产转给一等亲属有专门程序，费率也自成一套——按房产估值的 0.125% 收取，最低 2,000 迪拉姆。可受赠范围由规定逐字列明，亲属关系证明则需使馆认证。本文依据迪拜土地局服务页面讲清。
永久产权、用益权与建造权：你在迪拜买到的究竟是什么
迪拜的「产权」不是一种权利，而是数种。用益权最长 99 年，建造权（musataha）最长 50 年，长期租赁则单独登记、费率另计。本文依据迪拜土地局服务页面讲清：期限、费用、材料，以及各项权利分别登记在哪个簿册。
迪拜「以租代购」：如何登记、要花多少
以租代购不是「先租着、以后再说」，而是一份独立登记、自有费率的合同。迪拜土地局按成交价向卖方与买方各收 2%，另按租值收 0.25%。本文依据服务页面讲清：费用、材料、时长。
迪拜房产继承：产权如何转到继承人名下
在迪拜将房产过户给继承人，走的是迪拜土地局的专门程序，收费是每套固定 1,000 迪拉姆，而非按比例。关键文件是法院或 Awqaf 致土地局的正式函件。本文依据服务页面讲清材料、费用与时长。
迪拜住房费：DEWA 账单上那行 5% 到底是什么
水电账单上有一行「Housing fee」。它既不是错账，也不是增值税：迪拜市政局按年租金的 5% 收取，并分摊到十二个月。本文讲清它怎么算、为什么金额有时对不上，以及租约变更后该怎么办。
迪拜房东何时才有权要求你搬离：直接引用法条
「房东要卖房，一个月内搬走」听着有理，多数时候站不住脚。迪拜法律列出的是封闭清单，并要求通过公证处提前十二个月通知。本文依据迪拜土地局官方《租赁指南》逐条讲清第 25 条。
Golden Visa Through Real Estate: A Step-by-Step Investor Guide
A 10-year UAE residence visa through property investment: the actual requirements, price thresholds, mortgage and off-plan pitfalls, explained step by step.