UAE real estate carries a reputation as a wild market. The reality is closer to the opposite — Dubai's regulatory framework, in particular, is one of the most structurally protective in the world for off-plan and foreign buyers. Here is how it actually works.
The Dubai stack
Dubai Land Department (DLD) is the master registration authority. It issues Title Deeds — the definitive ownership document — and oversees the off-plan system. Only DLD-registered title deeds confer legal ownership.
RERA (Real Estate Regulatory Agency) is DLD's regulatory arm, established in 2007. It approves developers, audits escrow accounts, licenses brokers, and runs the Real Estate Disputes Resolution Centre (RDSC).
Oqood is DLD's mandatory off-plan registration portal. Before a developer can sell a single off-plan unit, the project must be Oqood-registered. Every Sale and Purchase Agreement (SPA) is registered via Oqood, which issues an Oqood certificate — the buyer's legal proof of ownership pending title deed. Registration fee: 4% of purchase price. This prevents double-selling and creates an immutable chain of ownership.
Trakheesi is DLD's broker licensing system. Every agent must hold a RERA broker card and complete the Certified Training for Real Estate Brokers (CTRE) exam. Developers must hold a Form A permit before advertising any unit. Unlicensed sales are a regulatory offence.
Mollak is DLD's service-charge transparency platform. All service-charge budgets must be published on Mollak, audited, and approved by RERA. Funds are held in escrow-style accounts controlled by approved owners' associations. This eliminated the long-standing problem of management companies misappropriating building funds.
The Abu Dhabi stack
ADREC (Abu Dhabi Real Estate Centre) was established in November 2023 under the Department of Municipalities and Transport. It oversees 59 real estate services delivered via the TAMM platform — registration, licensing, tenancy contracts, compliance enforcement. The Abu Dhabi property registration fee is 2%.
Law No. 3 of 2015 (amended by Law No. 2 of 2025) governs Abu Dhabi off-plan sales, escrow, developer obligations and investor rights. The 2025 amendments tightened off-plan governance: mandatory developer financial guarantees, stricter milestone verification, enhanced disclosure on SPA terms.
Key legislation
- Dubai Law No. 8 of 2007 — escrow accounts for real estate development. Project-specific escrow is mandatory.
- Dubai Law No. 13 of 2008 (amended 2017) — the Interim Real Property Register, legally registering off-plan SPAs before title deed.
- Dubai Law No. 7 of 2006 — the foundational property registration law.
- Abu Dhabi Law No. 3 of 2015 (amended 2025) — the equivalent framework for the capital.
What this means in practice
For a foreign buyer, three things matter most:
- Escrow is genuine. Off-plan buyer funds sit in project-specific bank accounts, with milestone releases verified by an independent project consultant. The developer cannot use your money as working capital.
- Oqood / interim register protects you before handover. Your name is on a government register from day one, not just on a developer's spreadsheet.
- Brokers are licensed and traceable. Always insist on the RERA card before engaging.
We screen every transaction against this framework before recommending. Speak with our advisory team.