Gift of Property in Dubai: Transfer of Ownership to Children and Relatives

The Dubai Land Department allows a property owner to transfer full or partial ownership of their property to their spouse, children, or parents free of charge. The registration fee is 0.125% of the property valuation, instead of the usual 4% sale fee. Therefore, gifting property in Dubai has become a common way to organize family wealth during the owner's lifetime, rather than leaving the property to post-death procedures.

However, the gift has specific conditions: a closed list of those eligible for reduced fees, kinship documents that must be certified, special provisions for mortgaged and off-plan properties, and legal effects that do not end with the contract signature. This guide explains all of this in detail.

What is property gifting in Dubai?

A property gift is a legal action in which the owner (donor) transfers their property or a share of it to another person (recipient) without financial compensation. It is registered in Dubai through the "Gift Registration" service at the Land Department, after which a new ownership certificate is issued in the recipient's name.

In Dubai, it is not enough for both parties to agree on the gift; it must be registered. Real estate ownership in the emirate is proven by entry in the property registry, and a property whose gift has not been registered remains legally owned by the donor until it is registered in the recipient's name and they receive a Property Title Deed in Dubai in their name.

Types of gifts accepted by the department:

• Full gift: The owner transfers the entire property.

• Partial gift: Only a shared share is transferred, such as gifting half the apartment to the wife, making it joint ownership.

• Off-plan property gift: Registered on the preliminary sale contract before the title deed is issued, and calculated at the same gift fee.

Who is eligible for reduced gift fees?

Reduced fees are limited to first-degree relatives, in addition to companies under specific regulations. Any transfer outside these categories is treated as a regular ownership transfer.

Anyone wishing to gift their property to a brother or grandchild can do so, but the transaction does not benefit from the reduced fees. In this case, understanding Dubai Land Department Fees When Buying Property helps estimate the actual transfer cost.

Property gift fees in Dubai 2026

Gift fees are calculated based on the valuation adopted by the department, not the value declared by the parties. Valuation is an essential step in the process, which makes Property Valuation in Dubai part of the calculation from the start.

Conditions for registering a gift with the Land Department

• Ownership must not be restricted: The department refuses to register a gift for a property with an existing restriction or lien.

• Property must not be a government grant: Properties granted by the government cannot be transferred via the gift service.

• Proof of kinship: Through officially translated and certified documents.

• Legal power of attorney for representatives: If the donor or recipient cannot attend.

• Prior valuation for lands: Land gifts require a valuation request at one of the real estate service trustee centers before applying for gift registration. Apartments and villas have a smart valuation service.

• Clearance from the developer: A No Objection Certificate confirming all dues are paid is practically required. Therefore, it is best to settle Service and Maintenance Fees before applying.

Required documents for property gifting in Dubai

For residents and foreigners

• Marriage contract in the case of a gift between spouses, translated and certified by the UAE embassy in the issuing country and by that country's Ministry of Foreign Affairs.

• Birth certificate in the case of a gift to children or from children to parents, translated and certified in the same way, with proof of parenthood or kinship from the person's embassy inside the country.

• UAE ID for residents, or a valid passport for non-residents.

• Original ownership certificate, or preliminary sale contract if the property is off-plan.

• No Objection Certificate from the developer, and from the bank if the property is mortgaged.

For citizens

Marriage contract for married individuals or family book, in addition to UAE ID.

For companies

If the company is not registered with the department, it must first apply for entity registration. For those considering this option as part of asset structuring, the procedures for Registering Property in a Company's Name in Dubai clarify the requirements for all types of companies.

Steps to register a property gift in Dubai

1. Preparation: Certifying kinship documents, obtaining a No Objection Certificate from the developer, and getting bank approval if the property is mortgaged.

2. Valuation: Through smart valuation for apartments and villas, or by requesting a valuation at a real estate service trustee center for lands.

3. Visiting the service center: Both parties, or their legal representatives, attend one of the real estate trustee registration centers and submit the documents.

4. Submitting and reviewing the transaction: The employee enters the gift data into the system and reviews it.

5. Paying the fees: Fees are paid and a payment receipt is received.

6. Receiving the new ownership certificate: The ownership certificate and map are sent electronically via email in the recipient's name.

The department estimates the transaction completion time at the center to be about 25 minutes if documents are complete. Most of the actual time is spent on preparation: certifications, No Objection Certificate, and bank approval.

Special cases in property gifting

Gift of mortgaged property

The department does not register a gift of a mortgaged property without written approval from the financing bank, as the bank has a registered right over the property. Banks usually follow one of two paths:

• Full loan settlement and releasing the mortgage before the gift.

• Transferring the financing to the recipient after assessing their creditworthiness and bank approval.

The second path depends on the bank's conditions, especially if the recipient is a non-resident. Therefore, it is useful to read the conditions for Real Estate Financing for Foreigners in Dubai before negotiating with the bank.

Gift of off-plan property

The department's fee schedule includes gifts on preliminary sale contracts at the same rate (0.125% of the valuation, minimum AED 2,000). This requires developer approval and that the contract is registered in the Oqood System for Off-plan Property Registration. The developer may impose its own administrative fees, so it is best to inquire in advance.

Gift to a minor

The age of majority in the UAE is now 18 Gregorian years since the new Civil Transactions Law came into effect on June 1, 2026. If the recipient is under this age, their legal guardian represents them in the transaction, and the department may require additional legal documents or a court order. The guardian retains the right to manage the property until the minor reaches the age of majority. Selling property owned by a minor later requires court approval.

Donor residing outside the UAE

The donor's personal presence is not required if they authorize someone else through a certified power of attorney that explicitly states the authority to gift. This is the same mechanism used in Buying Property in Dubai Remotely, with the necessity for the power of attorney text to be precise in specifying the property and the recipient.

Eligibility of the recipient for ownership

The gift does not grant the recipient ownership rights beyond what the law already allows. Foreigners can only own freehold property in designated areas. Therefore, transferring property to a family member with foreign nationality depends on the property's location within Freehold Areas in Dubai for Foreigners.

Can a property gift be revoked?

The gift does not legally end upon registration. The UAE Civil Transactions Law, which in this matter is derived from Islamic Sharia, allows the donor to revoke the gift in specific cases and prohibits it in others.

What the courts have established so far:

• The courts have granted parents the right to recover what they gifted to their children. In May 2026, a civil court in Dubai annulled the gift of an apartment from a father to his son after more than 14 years of registration and returned the property to the father.

• The right of revocation lapses if the recipient disposes of the property by selling it to others, makes a substantial change to it, or if third-party rights are affected by the revocation, such as a mortgage.

What this means for the family:

• Gifting to children is not an absolute final transfer like a sale.

• The new Civil Transactions Law (Federal Decree Law No. 25 of 2025) came into effect on June 1, 2026, and is now the framework for considering gifts.

• It is advisable to seek legal advice before gifting if it is part of a broader family or financial settlement.

Gift, sale, or inheritance: which suits your family?

Gifting is suitable for those who want to decide who owns the property during their lifetime. Those who prefer the property to remain in their name until death usually opt for a registered will. The differences between the two paths are clarified in the guide to Property Inheritance in Dubai for Foreigners, especially for non-Muslims who register their wills through the Dubai International Financial Centre Courts.

If the transfer involves financial compensation, it is a sale even if it is between a father and son, and the Procedures for Real Estate Ownership Transfer in Dubai apply as usual.

Important considerations before gifting property

• Residence linked to the property: If the donor holds a residence permit linked to property ownership, transferring ownership may affect their eligibility for renewal. The same applies to the recipient if they wish to obtain residence based on the property. Conditions differ between Real Estate and Golden Residency, so it is best to check them before gifting.

• Taxes in the country of residence: Dubai does not impose a tax on gifts; only registration fees are charged. However, some countries impose gift or inheritance taxes on their citizens or residents, even on assets outside their borders.

• Leased property: Ownership transfers along with the existing lease contract, and the recipient becomes the new landlord. The contract details and rent dues must be updated after the gift.

• Fairness among children: Gifting to some children and not others may lead to family or legal disputes later. Clear documentation of the donor's intent reduces this risk.

Imtilak Global Dubai: We accompany your family in property gifting and ownership transfer

A small mistake in the gift process can be costly: a birth certificate not certified as required, a bank not coordinated with in advance, or a relative not actually eligible for reduced fees. Any of these errors can delay the transaction for weeks or increase the cost from thousands to tens of thousands of dirhams.

The Imtilak Global Dubai team starts with your very first question: Is gifting the best path for your family, or is it sale or a will? Then we calculate the actual cost based on your property's valuation and prepare the documents and certifications file. We coordinate with the developer and bank and follow up the transaction with the trustee until the ownership certificate is issued in the name of your chosen family member.

If you are planning for a new property to be registered from the start in the name of a family member, the Properties for Sale in Dubai page brings together ready and under-construction projects in freehold areas.

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