Most of what is on this site applies to Dubai. If you are considering property in Abu Dhabi or Ras Al Khaimah, keep in mind that each emirate is a separate market, with its own authority, fees and laws. Here is how the three compare, according to the authorities themselves.
In short
- Each emirate is a separate market, with its own registration authority, its own fees and its own laws for off-plan projects.
- In all three, foreigners can buy with full ownership, but only in designated areas.
- The Golden Visa threshold is the same everywhere: a property worth at least AED 2 million. Abu Dhabi has stricter conditions for off-plan and mortgaged property.
The differences at a glance
| Dubai | Abu Dhabi | Ras Al Khaimah | |
|---|---|---|---|
| Registration authority | Dubai Land Department (DLD), with the Real Estate Regulatory Agency (RERA) as the regulator | Abu Dhabi Real Estate Centre (ADREC). On Al Reem and Al Maryah islands, registration is with the Abu Dhabi Global Market (ADGM) | The Lands and Properties Sector of Ras Al Khaimah Municipality, with RERA Ras Al Khaimah as the regulator |
| Where foreigners can buy full ownership | In designated areas, for example Downtown, Dubai Marina and Palm Jumeirah | In "investment zones", for example Saadiyat, Yas and Reem islands | In designated areas, for example Al Hamra, Al Marjan Island and Mina Al Arab |
| Registration fee on a sale | 4% of the price. The buyer usually pays all of it | Usually 2%. Under the official resolution the fee is between 1% and 4%, split between buyer and seller unless agreed otherwise | The buyer pays 2% and the seller pays 2%, according to the municipality |
| Off-plan projects | An escrow account for each project, and initial registration of the purchase (Law No. 8 of 2007) | An escrow account for each project, and initial registration of the purchase (Law No. 3 of 2015) | An escrow account for each project, supervised by RERA Ras Al Khaimah (Law No. 12 of 2023) |
| Golden Visa through property | At least AED 2 million | At least AED 2 million. Off-plan property qualifies only once AED 2 million has been paid to the developer. Mortgaged property qualifies only with a mortgage from a UAE national bank and AED 2 million in equity | At least AED 2 million |
| Two-year visa through property | You apply through the Dubai Land Department, and a sole owner has no minimum value (see the visa comparison) | You apply through the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). You need a completed property that you own outright, and a monthly income of at least AED 10,000 or proof of financial means | As in Abu Dhabi, you apply through ICP |
| Mortgage registration | 0.25% of the loan amount | Usually 0.1% of the loan amount, plus AED 1,050 at the trustee office | 0.1% of the loan amount, according to the municipality |
Registration: who registers the property in your name
- Dubai: the Dubai Land Department registers the property, and RERA supervises developers and escrow accounts. You can check a project's status yourself in the Dubai REST app (see "How to check a project" on the home page).
- Abu Dhabi: the Abu Dhabi Real Estate Centre registers most property in the emirate. On Reem and Maryah islands, which fall within the ADGM financial centre, ADGM's laws apply.
- Ras Al Khaimah: registration is done at the municipality, in the Lands and Properties Sector, and RERA Ras Al Khaimah supervises off-plan projects.
Where foreigners can buy
In all three emirates a foreigner can get full ownership, with a title deed in their name, but only in designated areas. Outside those areas, a foreigner cannot get full ownership, so the first thing to check in a project outside Dubai is whether it is in an area open to foreigners.
What registration costs
The biggest difference in money is the registration fee. In Dubai you pay 4% of the price, and the buyer usually pays all of it. In Abu Dhabi the fee is usually 2%. In Ras Al Khaimah, according to the municipality, the buyer pays 2% and the seller pays 2%. In every case, who actually pays is set in the agreement, so check this before you sign (see the guide to costs).
Off-plan projects
All three emirates have a law requiring a separate escrow account for each off-plan project. Buyers' money goes into the account, and the developer draws from it as construction progresses. In Dubai and Abu Dhabi the purchase is also recorded in an initial register before the building is finished. The laws, authorities and ways to check differ in each emirate, so don't assume that what is true in Dubai is also true for a project in another emirate.
Residency through property
Golden Visa. The threshold is the same in every emirate: one or more properties worth at least AED 2 million. According to the Abu Dhabi Residents Office, Abu Dhabi adds two conditions:
- Off-plan property: it qualifies only once at least AED 2 million has been paid to the developer.
- Mortgaged property: it qualifies only if the mortgage is from a UAE national bank, and your equity in the property must be at least AED 2 million. For example, on a property worth AED 5 million the mortgage cannot exceed AED 3 million.
The Abu Dhabi page lists a spouse and children as the family members you can add.
Two-year visa. In Dubai you apply through the Dubai Land Department, and a sole owner has no minimum value (see two-year visa or Golden Visa). In Abu Dhabi and Ras Al Khaimah you apply through ICP, and the conditions are different: the property must be completed, habitable and wholly owned by the applicant, and the applicant needs a monthly income of at least AED 10,000, or proof of financial means for the whole period of residence. Health insurance is also required.
What is the same in every emirate
- The visa threshold: a property worth at least AED 2 million, in any emirate, can get you a ten-year Golden Visa (see the Golden Visa guide). Abu Dhabi's extra conditions are listed above.
- Six months abroad: the rule is federal. If you hold a two-year visa and stay outside the UAE for more than six months, you lose it, in every emirate. The Golden Visa is exempt from this rule.
- Mortgage: the financing caps are set by the Central Bank of the UAE, so they are the same in every emirate (see the mortgage guide). What changes is the mortgage registration fee, as in the table.
- Bank account: the same banks operate across the country, under the central bank, and I found no different rules between the emirates (see the bank account guide).
- Driving licence: there is a federal list of countries whose licences can be exchanged without tests. The exchange is done by the authority of the emirate that issued your residency: the RTA in Dubai, Abu Dhabi Police or Ras Al Khaimah Police (see the driving licence guide).
- Reporting in your country of residence: owning property in any emirate does not change your reporting obligations in your country of residence (see the FAQ on reporting).
From my own experience
I bought in Dubai, and I also work with a project in Ras Al Khaimah, Arthouse on Al Marjan Island. In Dubai you can check almost everything yourself in the official app. In Ras Al Khaimah I found no similar tool, which is why the Arthouse page says explicitly what has not been verified yet.
Frequently asked questions
Where is it cheapest to register a property?
The registration fee in Abu Dhabi is usually 2%, compared with 4% in Dubai. But the total cost also depends on the price, fees and service charges, so compare the full cost.
Can I get a Golden Visa with a property in Abu Dhabi or Ras Al Khaimah?
Yes. A property worth at least AED 2 million, in any emirate, can qualify. Abu Dhabi has extra conditions: for off-plan property, AED 2 million must already have been paid to the developer, and for mortgaged property you need a mortgage from a UAE national bank and AED 2 million in equity.
Can I buy anywhere in Abu Dhabi?
No. Foreigners can buy with full ownership only in the designated "investment zones".
Sources
- Dubai, 4% fee: DLD, Property sale registration and The National. Areas for foreigners: The National. Escrow and initial registration: Law No. 8 of 2007, and DLD.
- Abu Dhabi, authority and fee (between 1% and 4%, split between the parties): ADREC, Registration. 2% in practice: Khaleej Times and Oplus Realty. Investment zones and ADGM: The National and Khaleej Times. Escrow and initial registration (Law No. 3 of 2015): ADREC, CMS and King & Spalding.
- Ras Al Khaimah, 2% on each party: RAK Municipality, Real Estate Sale Contract and Will & Rich. Areas for foreigners: Al Tamimi and Khaleej Times. Escrow and RERA (Law No. 12 of 2023): Gulf News and Trowers & Hamlins.
- Golden Visa in every emirate: ICP, Golden Residency and The National. Abu Dhabi's conditions: Abu Dhabi Residents Office, Visa for real estate investors (one official source).
- Two-year visa in Abu Dhabi and Ras Al Khaimah: ICP, services manual and Abu Dhabi Residents Office, Real estate owner visa.
- Mortgage registration: Dubai, the mortgage guide on this site. Abu Dhabi, 0.1%: dubizzle and Bayut, and AED 1,050: ADREC, Trustee details. Ras Al Khaimah, 0.1%: RAK Municipality, ZL26.
- Six months abroad: ICP and Khaleej Times. Driving licence and bank account: the guides on this site and their sources.
This is general information, correct as of the update date. Fees and conditions can change, so check them with the emirate's authority before you start. It is not legal advice.
Considering property outside Dubai?
Tell me about the project, and we'll check together what the rules are in its emirate.
Send a WhatsApp messageAnother guide: Buying an off-plan apartment in Dubai: how the payment plan works and what to check before you sign
Another guide: How much does it cost to buy an apartment in Dubai: the costs on top of the price
Another guide: What is true and what is not: things people hear about buying in Dubai
Another guide: Transferring money to Dubai: how I did it from Israel, what the bank asked for, and where it got stuck
Another guide: A Dubai golden visa through property: who qualifies, how the process works, and how long it took me
Another guide: A Dubai driving licence: how I exchanged my licence, without tests
Another guide: 6 mistakes investors make when buying in Dubai, and what to do instead
Another guide: Pushy salespeople in Dubai: how to protect yourself
Another guide: A mortgage in Dubai for the handover payment: what the bank checks, and when to start
Another guide: A bank account in Dubai: possible without a visa, but know what you get
Another guide: Selling an off-plan property in Dubai: when you can, what the developer must approve, and what it costs
Another guide: Two-year visa or Golden Visa: which residency an apartment in Dubai gets you