Who Can Buy in Abu Dhabi?
Abu Dhabi has historically been more restrictive than Dubai about foreign property ownership, but the rules have liberalised significantly. Today, non-UAE nationals can purchase freehold property in designated Investment Zones — areas specifically zoned to allow full foreign ownership. Outside these zones, non-nationals may be able to obtain a 99-year musataha (surface rights) lease, but cannot own the land outright.
UAE nationals and GCC citizens have broader access and can purchase in a wider range of areas. Expat buyers — whether resident in the UAE or purchasing from overseas — should focus on the designated investment zones where their title deed rights are equivalent to those of a UAE national.
Freehold (Investment Zones)
Full ownership of unit and land. Transferable, inheritable, mortgageable. The strongest form of ownership — equivalent to freehold in any major market.
Musataha / Leasehold
Long-term lease rights (up to 99 years). Common outside investment zones. Rights are real and registrable but land ownership remains with the original owner.
Key Investment Zones for Foreign Buyers
Abu Dhabi's most established investment zones — where foreign freehold ownership is available — include all the areas covered in our area guides:
- Saadiyat Island — Ultra-luxury freehold villas and apartments, cultural district
- Yas Island — Entertainment-anchored freehold community, strong rental demand
- Reem Island — Urban waterfront freehold apartments, high-yield
- Maryah Island — Financial district freehold, ADGM proximity
- Hudayriyat Island — Emerging freehold zone, Modon development
- Fahid Island — Aldar masterplan, phased freehold releases
- Jubail Island — Low-density freehold villas adjacent to Saadiyat
- Masdar City — Sustainable living freehold, Khalifa University corridor
- Zayed City — Bloom Living and the expanding western freehold corridor
The golden rule: always confirm the zone status before you sign anything. Your agent should be able to provide the registered title deed type — freehold or musataha — in writing.
What Fees Will You Pay?
This is one of the most important sections for first-time buyers, because total transaction costs can add up to significantly more than the purchase price alone. Budget carefully.
2% — Abu Dhabi Department of Municipalities & Transport (DMT)
Abu Dhabi's transfer fee is 2% of the property purchase price, paid to the Department of Municipalities & Transport at the time of registration. This is significantly lower than Dubai's 4% DLD fee — a genuine advantage of the Abu Dhabi market that is frequently overlooked. The fee is typically split equally between buyer and seller (1% each), though this is negotiable and in a buyer's market the seller may absorb the full amount.
2% (Buyer's Agent)
The standard agent commission in Abu Dhabi is 2% of the purchase price, paid by the buyer to the buyer's agent. For off-plan purchases direct from the developer, there is typically no buyer's commission — the developer pays the agent from their own margin. Always confirm the commission arrangement in writing before engaging an agent.
AED 1,000–4,000 (varies)
A registration fee is payable to the DMT on completion. The exact amount varies based on property value but is typically AED 1,000–4,000. Your conveyancer or the developer's sales team can confirm the precise figure for your transaction.
0.1% of loan value + AED 500
If you are purchasing with a mortgage, the loan must be registered with the DMT. The fee is 0.1% of the mortgage value plus a small admin charge. This is payable at completion alongside the transfer fee.
Varies by community — AED 10–35 per sq ft per year
Once you own the property, you will pay an annual service charge to the community management company covering maintenance of shared areas, security, landscaping and building upkeep. On Saadiyat and Yas, service charges are typically AED 15–35/sq ft. On Reem Island, AED 10–20/sq ft is typical. Factor this into your yield calculations.
Off-Plan vs. Ready: Which Is Right for You?
Abu Dhabi's market offers both off-plan (pre-construction) and ready (completed) properties, and the decision between them depends on your objectives, risk tolerance, and timeline.
Off-Plan
Lower entry price, flexible payment plans spread over construction. Higher potential capital appreciation. Cannot move in or rent immediately. Developer risk: always check RERA registration and escrow account.
Ready Property
Immediate rental income or occupation. What you see is what you get — no construction surprises. Higher upfront cost. Mortgage may be required. Potential for immediate resale.
Mortgages: What Expats Need to Know
Expat buyers can access UAE mortgages from major local banks (Abu Dhabi Commercial Bank, First Abu Dhabi Bank, Emirates NBD) and international banks with UAE presence. The key rules:
- Maximum loan-to-value (LTV): 75% for expats (25% minimum down payment). UAE nationals can access up to 80% LTV.
- Maximum debt-to-income ratio: 50% of net monthly income across all UAE debts.
- Property age restriction: Most banks won't finance properties older than 25–30 years at the time of loan maturity.
- Off-plan mortgages: Available from some banks, but require at least 50% of the property to be completed. Many off-plan buyers pay cash during construction and refinance on handover.
- Income documentation: 3–6 months of payslips, 6 months of bank statements, employment letter. Self-employed applicants need 2 years of audited accounts.
⚠ Important
Mortgage pre-approval takes time — typically 2–6 weeks from application to formal offer. If you're buying a ready property in a competitive situation, having a mortgage pre-approval letter before you start viewings puts you in a much stronger position. Don't leave this until after you've found the property.
Step-by-Step: From Search to Title Deed
Define Your Criteria and Get Pre-Approval
Confirm budget (including all fees), preferred zone, property type and timeline. If financing, get mortgage pre-approval before viewing properties — it protects you and gives sellers confidence.
Engage a RERA-Registered Agent
All agents operating in Abu Dhabi must be registered with the Real Estate Regulatory Authority (RERA). Ask to see their RERA card. Working with an unregistered agent is a red flag and offers you no regulatory protection.
Make an Offer and Sign the MOU
For ready properties, once you've agreed a price, a Memorandum of Understanding (MOU) is signed between buyer and seller. This sets out the agreed price, deposit, and timeline. A deposit of 5–10% is typically paid at this stage and held by the agent or a registered escrow.
No Objection Certificate (NOC)
The seller must obtain a No Objection Certificate from the developer confirming no outstanding service charges and that the developer has no objection to the transfer. This typically takes 5–10 business days and is usually a seller cost.
Transfer at the DMT Service Centre
Both buyer and seller (or their authorised representatives with a notarised Power of Attorney) attend the Department of Municipalities & Transport service centre. Payment is made by manager's cheque. The transfer fee (2%) is paid, title deed registration occurs, and you receive your title deed — typically the same day.
Questions about the buying process?
We can walk you through any stage of this, honestly and at no cost.
Your Pre-Purchase Checklist
Before You Sign Anything
Confirmed property is in a designated investment zone (freehold available to your nationality)
Mortgage pre-approval obtained (if financing)
Agent's RERA registration confirmed in writing
All fees calculated: 2% transfer, 2% agent, registration, mortgage registration
Annual service charge confirmed and factored into yield calculation
For off-plan: RERA project registration number confirmed, escrow account verified
Title deed type confirmed (freehold vs musataha)
Bottom Line
If you have questions about any of the steps in this guide, or want a personalised walkthrough of the buying process for a specific project you're considering, message us on WhatsApp. We'll walk you through it honestly, at no cost.