Question 1

How long does a deal take from selection to Title Deed?

Accepted Answer

Ready property (secondary) — typically 30–45 days from MoU to DLD registration. Off-plan — instant on full SPA payment. Each step (developer NOC, Trustee Office, DLD registration) takes 3–7 working days.

Question 2

What documents does a foreign buyer need?

Accepted Answer

Passport (6+ months validity), copy of passport, contact details. UAE visa or residency are not required to purchase. All paperwork can be signed remotely via Power of Attorney.

Question 3

Can I buy remotely, without flying to Dubai?

Accepted Answer

Yes. Via Power of Attorney the full transaction runs remotely. I visit properties in person, do video walkthroughs, verify documents against DLD. You can fly in for handover if you wish.

Question 4

What is an NOC and why is it needed?

Accepted Answer

No Objection Certificate from the developer confirms no outstanding dues on the property. Without it, the deal can't be registered with DLD. Cost AED 500–5,000, usually paid by the seller.

Question 5

Freehold vs leasehold — what's the difference?

Accepted Answer

Freehold — full ownership of property and land for 999 years, available to foreigners in designated zones. Leasehold — 99-year lease. In practice only freehold matters for foreign investors.

Question 6

What payment methods are accepted?

Accepted Answer

Primary — bank transfer (SWIFT). Crypto — via licensed conversion services with full KYC, complicates AML. Cash — up to AED 55,000 by law. All payments flow through developer escrow or DLD Trustee accounts.

Question 7

Can I transfer money via sanctioned banks?

Accepted Answer

Direct transfers from sanctioned banks don't clear UAE banking. Workarounds: third-country jurisdictions, licensed exchange houses, OTC crypto with proper KYC. Each case I work through with finance specialists individually.

Question 8

What fees and costs sit on top of the property price?

Accepted Answer

DLD transfer fee 4% + AED 580 admin. Broker fee 2%. NOC fee. Title Deed issuance AED 250–500. If mortgaged — bank fees ~1%. Budget 6–8% on top of property price.

Question 9

Can a non-resident get a mortgage?

Accepted Answer

Yes. UAE banks lend up to 50–60% LTV to non-residents. With residency — up to 75–80%. Rates 4–5.5% p.a. We help with bank selection and the document package.

Question 10

What's the real net yield in Dubai today?

Accepted Answer

DLD 2025 data: average gross yield 6–8% on apartments, 5–6% on villas. Net yield (after service charges, 5% VAT, management) — typically gross minus 1.5–2.5 pp. Top net-yield districts: JVC, Sports City, Discovery Gardens — 6–7.5%.

Question 11

What drives the gap between gross and net yield?

Accepted Answer

Service charges — biggest line (typically AED 12–25/sqft/year). Property management 5–8% of rent. Municipality tax 5% of rent. Vacancy 2–4 weeks between tenants. AC and unit servicing AED 3,000–8,000/year.

Question 12

Is 10–15% capital appreciation per year realistic?

Accepted Answer

2021–2024 — yes, premium districts saw +30–60% over 3 years. For 2026–2030 expect more moderate 5–10% annually. Off-plan from Tier-1 developers in the right location — up to 15% IRR including payment-plan deferral. No guarantees exist.

Question 13

Does buying property qualify for the Golden Visa?

Accepted Answer

Yes — from AED 2M (~$545K) → 10-year Golden Visa. From AED 750K (~$200K) → 2–3 year investor visa. Visa extends to spouse and children. Issuance takes 30–45 days.

Question 14

What's the minimum threshold for an investor visa?

Accepted Answer

Property Investor Visa — from AED 750,000 in ready property (not off-plan at launch). Golden Visa — from AED 2M. Multiple properties can be combined to reach the threshold.

Question 15

Can I sponsor my family through real estate?

Accepted Answer

Yes. Spouse, children up to 18 (students up to 25), parents — standard sponsorship. Each dependent gets their own visa, requires marriage/birth certificates and medical insurance.

Question 16

How do I run a long-term lease remotely?

Accepted Answer

Via a licensed property management company. Services: tenant sourcing, Ejari registration, rent collection, maintenance dispatch, quarterly reporting. Fee 5–8% of rent or fixed AED 4,000–8,000/year.

Question 17

Long-term lease vs holiday home — which is better?

Accepted Answer

Holiday home — higher gross yield (+1.5–3 pp), operationally heavier: cleaning, hospitality, DTCM license. Long-term — stability and lower opex. Net yields often converge. District matters: tourist zones favor holiday home, residential favors long-term.

Question 18

When does it make sense to exit a property?

Accepted Answer

Standard horizon — 3–5 years on off-plan, 4–7 years on ready. Earlier than 2 years — you bleed on DLD fee and broker costs. After 7 years capex starts climbing. Exit point gets defined at purchase as part of the investment thesis.

Question 19

How long does it take to sell in Dubai?

Accepted Answer

Ready property in liquid districts — 60–120 days from listing to Title Deed. Off-plan — assignment 30–60 days with a buyer. Speed depends on pricing: a correctly priced unit moves in 30–45 days.

Dubai Real Estate, Built as an Investment

Investment-led, evidence-first.

Every property runs through 5 filters

Developer track record

Location liquidity

Service charge load

Rent demand fundamentals

Resale exit liquidity

Four directions, one philosophy.

For investors

For lifestyle buyers

For property owners

Financial advisory

From your first request to long-term management.

Listen and model

Shortlist 3–5 properties

Verify on the ground

Close transparently

Stay after handover

Outcomes that clients can verify.

Renovation and resale: +30% over 18 months.

$1.8M portfolio, blended net yield 6.7%, three properties across Marina and JVC.

Off-plan Dubai Creek Harbour, 60/40 payment plan, projected IRR 18–22%.

What clients say.

Questions you'd reasonably ask.

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