UAE – Dubai

The purchase of property in Dubai by spouses does not always require a marriage contract, but certain formalities must be met. In the case of community of property, both spouses must be present at the signing of the contract or give each other power of attorney. In the case of property separation, a marriage contract can be entered into to formally determine ownership of the property.

Requirements

1. Value of the property: at least AED 750,000.
2. Full payment of real estate
3. Approved properties
4. No legal burdens

Steps to obtain an investor visa for the property:

1. Purchase of real estate

• Property transfer: Complete the property transfer formalities and make sure the property is registered in your name with the Dubai Land Department (DLD).

2. Obtaining a certificate of title (Title Deed)

• Once your property purchase is complete, obtain a Certificate of Title Deed from the Dubai Land Department (DLD).

3. Apply for visa pre-approval

• Go to the Dubai Land Department or use their online platform to apply for investor visa pre-approval.
• The application must be accompanied by a copy of the certificate of title (Title Deed), passport and documents proving the value of the property.

4. Visit to the General Directorate of Residency and Foreigners Affairs (GDRFA)

• After getting pre-approval from DLD, go to the General Directorate of Residency and Foreigners Affairs (GDRFA) in Dubai.
• Prepare the required documents: passport, copy of ownership certificate, passport photos, copy of pre-approval from DLD, Police Clearance Certificate and possibly additional documents required by GDRFA.

5. Filing an investor visa application

• Fill out the investor visa application form at GDRFA.
• Pay the application and visa processing fees.

6. Medical examination and health insurance

• Undergo the required medical examination. There are licensed clinics available in Dubai that perform these tests.
• Obtain health insurance, which is required to obtain a visa.

7. Visa collection

• After successfully completing all the steps, receive your investor visa for the property, which will be valid for 3 years.

Real estate investor visa:

• Property Value: You must own one or more properties with a total value of at least AED 2 million.
• Full payment: Properties must be fully paid for with no outstanding loans.
• Property status: Properties must be approved by the Dubai Land Department (DLD).

Preparation of documents:

• Passport: A copy of a valid passport.
• Photos: Passport photos in accordance with the requirements.
• Evidence of fulfillment of requirements: (e.g., real estate deed, partnership agreement, educational certificates).

Application fees:

• Application Fee: Fees may vary depending on the type of visa and option selected. As a rough guide, the application fee ranges from AED 1,000 to AED 4,000.

To qualify for a 5-year Dubai retirement visa, you must meet one of the following financial conditions:

1. Value of the property:

• Owning one or more properties in Dubai with a total value of at least AED 1 million (approximately $272,000).

2. Savings:

• Having savings worth at least AED 1 million (about $272,000) in a bank account in the UAE.

3. Monthly income:

• Have a steady monthly income of at least AED 20,000 (about $5,500) from a pension, investments or other sources.

Document preparation:

• Passport: A copy of a valid passport.
• Photos: Passport photos in accordance with the requirements.
• Evidence of meeting financial requirements: Evidence of property value, savings or income (e.g., property deeds, bank statements, income certificates).

Application Fees:

• Application Fee: Fees can vary, but are usually around AED 3,700 (about US$1,000), which includes the cost of processing the application, issuing the visa and other administrative fees.

The entire process of buying a property in Dubai can take from 6 to 12 weeks. It is recommended to schedule a visit of 1-2 weeks for the initial stages, such as property selection and negotiation, and possibly a second, shorter visit for finalizing the transaction and paperwork. However, many of the stages can be done remotely, which can reduce the time needed in Dubai.

Payment methods for a new property in Dubai

1. Cash (bank transfer):
2. Mortgage:
3. Developer’s payment plan:
4. Use of escrow account:

Step 1: Choose the right bank and loan offer

Step 2: Pre-qualify and submit an application

Step 3: Documentation

• Copy of passport with valid resident visa
• Copy of Emirates ID
• Last 3-6 months of bank statements
• Salary certificate from employer or proof of employment
• Last 3-6 months of pay stubs (pay slips)
• Sales Purchase Agreement (SPA) or Reservation Agreement
• Copy of the property title (Title Deed) or confirmation of ownership from the developer
• Proof of address of residence (e.g., utility bill, bank statement)

Step 4: Evaluation and approval process

1. Credit score
2. Property Appraisal
3. Credit approval

Step 5: Sign the loan agreement and disburse the funds

Yes, Apostille confirmation is honored in Dubai, as the UAE is a party to the Hague Convention. The process of confirming the authenticity of documents from Poland includes obtaining Apostille in Poland, possible translation of documents into Arabic, and additional certifications in Dubai, if required. It is important to make sure that all formalities are met as required by the institutions that will use the documents.

Typical payment schedule:

1. Reservation Deposit:

• Payment is made at the time of booking the property.

2. First payment:

• Usually payable upon signing the Sales Purchase Agreement (SPA).

3. Installment payments during construction:

• Payments are made at specific intervals according to the progress of construction. For example, there may be payments upon the achievement of certain construction milestones, such as the completion of foundations, structures, finishes, etc.

4. Last payment (final):

• Performed at the handover of the property, upon completion of construction and obtaining a Completion Certificate.

Each project may have slightly different terms and payment schedules, so it’s a good idea to read the terms carefully before signing a contract.

1. Gather the necessary information:
2. Select a transfer method
3. Order a transfer

Documentation:

• Proof of identity: When making an international transfer, proof of identity is often required.
• Invoice or documents confirming the purpose of the transfer: Depending on the amount and purpose of the transfer, the bank may require documents to prove its purpose.

• Real Estate Selection
• Documentation Review
• Booking Agreement
• Payment of the Reservation Fee
• Sales Agreement (SPA)
• SPA Signing
• Payment Schedule
• RERA registration
• Property Acceptance
• Transfer of Ownership

Each of the above steps may vary depending on the developer and the specific property project, but the overall process remains similar.

In the event that you pay the first installment for an apartment with a developer, but are unable to pay the second installment, the consequences depend on the terms and conditions set forth in the preliminary agreement or development agreement you signed with the developer. Here are some possible scenarios:

• Loss of funds paid in
• Possibility of renegotiation
• Cancellation of contract
• Loss of right to real estate
• Legal consequences

It is not necessary to physically come to Dubai, you can buy a property thanks to the available feature that you need to select when submitting an application in the
panel- “BUY ONLINE”. Of course, seeing the property in person and meeting with a DEVETOPER advisor can be very helpful.

DEVETOPER offers legal support at every stage of the transaction and even after its completion.

In most cases, buying a property in Dubai does not mean that you can live in it right away. The process depends on several factors:

• Property status
• Legal formalities
• Payments
• Residence permits

If you meet all of these conditions, you will theoretically be able to live in the property as soon as you buy it.

The process can take anywhere from a few days to several weeks, depending on the complexity of the transaction and the readiness of the property.

The time to decide to buy a property after viewing it depends on market conditions, arrangements with the developer or seller, and your financial and legal readiness to finalize the transaction.

1 Preparation of the POA document:

• Define the scope of the power of attorney: the POA document should clearly specify what powers you give to the attorney (e.g., property management, bank accounts, representation before authorities, etc.).

2 Drafting the POA document:

• Form of document: The POA document must be in writing, preferably in English and Arabic.

3 Notarization of the document:

• Visit to a public notary: Both parties (the attorney and the person granting the power of attorney) must go to a public notary in Dubai. This can be done at one of the notary offices or at Dubai Courts.
• Identity documents: Both parties must present valid identity documents (e.g., passports, ID cards).
• Signing and certification: The POA document must be signed in the presence of a notary who will certify the authenticity of the signatures.

4 Registration of power of attorney:

• Registration with the relevant authorities

5 Transmitting a copy of the power of attorney:

Additional comments:

• Preparation in your home country: If you are not present in Dubai, you can obtain a POA in your home country and then legalize it at the UAE embassy and again at the Ministry of Foreign Affairs in Dubai.
• Validity and revocation: a POA document usually has a specific validity period and can be revoked at any time by drafting an appropriate revocation document and informing all interested parties.

The NOC (No Objection Certificate) letter is required in several key situations:

• Transfer of Ownership
• Registration with Dubai Land Department (DLD)
• Financial matters
• Administrative matters

1. Standard Commission: Typically, a real estate agent’s commission is about 2% to 3% of the property’s sale value. This rate can be negotiated and depends on the specific agreement between the developer and the real estate agency.
2. Differences in Commissions: In some cases, especially for large development projects or unique properties, commissions may be lower or higher. Developers may also offer additional bonuses or commissions to realtors for achieving certain sales targets.
3. Agreements with Developers: Many real estate agencies in Dubai have special agreements with developers that may include different commission terms. This often applies to new projects, where developers are looking for effective support in attracting buyers.
4. Commissions for Buyers: In Dubai, buyers typically do not pay commissions to realtors when buying new properties from a developer. The commission is usually paid by the seller, the developer.
5. Regulations: The Dubai Land Department (DLD) oversees real estate transactions and may have set guidelines for commissions. It’s worth checking current regulations or consulting a licensed real estate broker in Dubai for the latest information.

Checking the Dubai Land Registry can be done in person at a DLD office, online via the DLD website, via DLD mobile apps, or by using a lawyer or real estate agent. Each of these methods allows you to obtain the necessary information about the property, which is crucial when buying or selling it.

• No Property Tax
• No Income Tax
• No Tax on Capital Gains
• Reliefs for First-time Property Buyers
• Developer Promotions
• Reliefs for Foreign Investors
• Discounts on Registration Costs

Banks in Dubai require proof of the origin of the funds used to purchase the property. Preparing the appropriate financial documentation, translating it into the appropriate language and submitting it to the bank is key to getting the deal approved.

• Bank selection
• Verification of requirements:
• A visit to the branch:
• Initial deposit
• Activation and use of the account

While it is possible to use Revolut and similar platforms to purchase real estate in Dubai, it may require additional arrangements and verification, both technically and legally.

Yes, banks in Dubai may honor documents drafted and notarized by a Polish notary public, but they usually require them to be properly legalized or apostilled to be considered valid outside of Poland.

1. Registration Fee: Dubai Land Department (DLD) charges a registration fee for registering a new property. For properties purchased from a developer, the fee is usually 4% of the property’s value plus a small administrative fee.
2. Brokerage Fee: If the transaction is conducted with the help of a real estate agent, a brokerage fee is usually paid, which is usually between 2% and 5% of the value of the property.
3. VAT (Value Added Tax): VAT in the UAE is currently 5%, but it is not usually applied directly to the purchase value of residential property. However, VAT may be charged on services related to the transaction, such as real estate brokerage fees, legal services and registration costs.
4. Developer fees: In some cases, especially when buying a property from a developer, there may be additional developer fees.
5. Mortgage costs

• High-quality materials: Developers in Dubai often use high-quality materials, including marble, granite, and other expensive stones in areas such as floors, kitchen countertops, and bathrooms.
• Modern equipment: Kitchens are usually equipped with modern high-end kitchen appliances, often from well-known international brands. Bathrooms are also furnished luxuriously, with modern fixtures and often high-tech features.
• High-tech: Many new properties offer advanced home automation solutions to control lighting, temperature, security systems and other features.
• Luxury extras: Some projects may offer additional luxury amenities, such as private pools, rooftop gardens, gyms, spas or other exclusive features that enhance the overall standard and appeal of the property.
• Space and views: In Dubai, many properties offer spacious interior layouts with large windows offering impressive views of the city, sea, desert or green areas.
• Security and service: most residential and office complexes offer 24/7 security, concierge services, and often full concierge services, adding to the comfort and safety of residents.

Yes, a bank in Dubai can block an incoming transfer from Poland for various reasons. If your transfer is blocked, you will usually be informed and the bank will ask for additional information or documentation to help clarify the transaction.

The process of buying a property online, without having to leave Poland, is simple and consists of several steps.

After selecting an interesting offer and checking its parameters and availability, all you need to do is apply for a purchase on our platform. Our team conducts a preliminary analysis of availability with the developer and, after agreeing on a booking amount, registers you with the developer. We then work with your law firm to obtain the relevant documents. After translating and completing the documents with your lawyer, you go to a notary public, where you sign the necessary documents and then make a Court Apostille. The court-certified documents go to our legal office, which purchases the property on your behalf.

Our lawyer will open a bank account for you, which is necessary to conclude contracts with water, energy or internet providers. In addition, the lawyer will make out a tax identification number for you and secure the entire transaction. You send the amount of payment for the property, agreed according to the contract, from the Polish bank directly to the developer’s account. Once the transaction is completed, the property becomes yours, and our lawyer takes care of the appropriate entries in the land registry, providing you with complete security and comfort throughout the purchase process. We also recommend consulting a DEVETOPER platform advisor for additional help and advice.

Yes. From the moment of arrival until the finalization of the property purchase process, the DEVETOPER platform guarantees the presence of an interpreter.

Yes. The DEVETOPER platform offers legal support at every stage of the transaction.

It is not necessary to physically come to Dubai to purchase a property there, you can use the, “BUY ONLINE” feature available in the Agent Panel although of course, seeing the property in person and meeting with a DEVETOPER advisor can be very helpful.

To safely book a property in Dubai, it is best to make payment via bank transfer or escrow account. It is important to carefully check the credibility of the developer and read the reservation agreement before making payment. Keep all documents and confirmations of the transaction so that you have proof of payment and collateral in case of any problems.

Typically, the reservation fee is between 5% and 20% of the value of the property. This amount is considered a down payment on the total purchase price and is, in most cases, non-refundable unless the transaction fails for reasons attributable to the developer.

While developers in Dubai tend to be reputable and professional, there are always risks associated with investing in real estate, especially in large development projects. Careful planning and proper safeguards can help mitigate these risks.

• Checking the contract: Review your purchase contract to see if it contains clauses regarding construction delays.
• Communication with the developer: Contact the developer for information on the reasons for the delay and the expected new completion date of the project.
• Compensation: if the contract provides for compensation for delay, make sure it is paid according to the terms of the contract.
• Legal advice: consider consulting a lawyer who specializes in Dubai real estate to assess your legal situation and advise you on your options.
• Escalation: If talks with the developer are unsuccessful, you may want to consider formal means such as mediation or arbitration.
• Monitoring progress

Yes. The DEVETOPER platform offers legal support at every stage of the transaction, as well as after its completion.

The total time to purchase a property in Dubai can range from a few weeks to several months, depending on a number of factors, such as the type of property, the method of financing (cash or credit) and the efficiency and speed of administrative procedures.

• The power of attorney should be detailed, specifying exactly what actions the attorney can take on behalf of the buyer, including negotiating terms, signing contracts, making payments, and any other actions related to the purchase of the property.
• The power of attorney must be approved and certified by a notary public. If the document is drawn up outside the UAE, an apostille (confirmation of the document’s compliance with international law) may also be required in accordance with the Hague Convention for the document to be recognized in Dubai.
• If the original power of attorney is in a language other than Arabic, it must be translated into Arabic by a certified sworn translator. This translation must also be notarized.
• In some cases, especially when the power of attorney relates to real estate transactions, you may be required to register the document with the relevant Dubai authority
• The document should clearly identify the attorney, including his full personal information and contact information.

When the option, “AIRPORT PICK UP” has been selected in the intermediary’s company panel and the payment has been made by the client, our employee will be waiting at the airport at the appointed time.

No. We offer the possibility of high-class accommodation in our apartments for an additional fee. Reservation of an apartment can be made directly from the intermediary’s company panel, selecting the appropriate option when booking a property or arranging a visit to inspect selected properties. The reservation becomes active after the advance payment is made by the client.

1. amount up to AED 100,000

• No declaration: You can bring cash worth up to AED 100,000 (about $27,225 or the equivalent in other currencies) into the United Arab Emirates, including Dubai, without making a customs declaration.

2. amount over AED 100,000

• Customs declaration: If you are transporting cash worth more than AED 100,000 (or the equivalent amount in other currency), you must file a customs declaration. The declaration must include information about the origin and destination of the cash.

3. Consequences of not declaring

• Fines and confiscation: Failure to declare cash worth more than AED 100,000 may result in financial penalties, as well as confiscation of the undeclared amount. It is important to make sure you meet all legal requirements.

The most important part of your visit and stay in Dubai is the crucial phase of the property buying process. DEVETOPER’s agents will present you with 5 to 8 properties every day, and in some cases this number can go up to 10-12.

• Rescheduling an appointment: The client can contact the real estate agent or seller to inform of his absence and try to reschedule the appointment to another convenient day. The DEVETOPER platform is understanding in such situations and may agree to reschedule.
• Power of Attorney: If the client anticipates that he will not be able to personally participate in the purchase process for an extended period of time, he can grant a power of attorney (poder) to a trusted person to represent him in Dubai. This person can act on his behalf, signing the necessary documents and finalizing the purchase.
• Remote signing of documents: Depending on Dubai’s regulations and the willingness of the other party to the transaction, it may be possible to remotely sign some documents, for example by using digital e-signature tools. However, you should consult this possibility with your DEVETOPER advisor to ensure that everything is done in accordance with the law.
• Virtual property viewing: If the client’s absence is related to the stage of viewing the property, you can ask a DEVETOPER advisor to arrange a virtual tour or send you detailed photos and videos showing the property.

Apartment reservations are made exclusively through the intermediary’s panel, and the process can only be initiated when registering a client’s trip to purchase a property in Dubai. When completing the application through the Company Panel, the intermediary has the option to include and select the type of apartment, length of stay and number of people.