Real estate coding in Dubai

Entering the real estate market in Dubai is no longer limited to those who can afford an entire apartment. Through the real estate tokenization project led by the Land Department, investors can purchase a digital share in a ready and rented property, starting from 2,000 AED, receive their share of the monthly rent, and then sell their share through a regulated secondary market.

Short Answer: Real estate tokenization in Dubai is the process of converting the ownership of a ready property into digital tokens registered on blockchain technology and linked to the title deed at the Land Department. The project is currently implemented through the "PRYPCO Mint" platform, licensed by the Virtual Assets Regulatory Authority (VARA) in Dubai, and is available to holders of the UAE ID with a minimum of 2,000 AED.

What is real estate tokenization in Dubai?

Real estate tokenization is the division of a real estate asset into digital tokens registered on the blockchain, each representing a specific share of the property. What makes Dubai's experience unique is that it is a government project, as the Land Department is the first real estate registration authority in the Middle East to apply tokenization to the title deed, issuing ownership documents for token holders within a recognized legal framework.

Tokenization is not synonymous with fractional property ownership in Dubai; rather, it is one of its digital mechanisms. Fractional ownership is a broader concept that can be applied in models that do not rely on blockchain.

Stages of the real estate tokenization project in Dubai

The first property alone attracted 224 investors from 44 nationalities, 70% of whom entered the Dubai real estate market for the first time, with an average individual investment of 10,714 AED.

What changed in the second phase? In the first phase, investors bought tokens at launch and held them. The second phase enabled their resale to other investors through a regulated secondary market. According to the department, this phase aims to measure the efficiency of market mechanisms, enhance transparency, and protect investors' rights, while the department is considering enabling additional platforms and gradually expanding participation in line with regulatory approvals.

Who oversees tokenized properties in Dubai?

How does investment in tokenized property work?

The project is currently limited to ready properties, and each property is divided into a fixed number of tokens with equal rights. Investors buy tokens in AED, with a single investor's share not exceeding 20% of the property's value. After purchase, ownership is registered with the department and appears in the Dubai REST app, and the platform manages, rents, and maintains the property.

The investor receives a Property Token Ownership Certificate issued by the department, granting them:

• A share of the net monthly rent proportional to their tokens.

• The right to vote on major decisions, such as selling the property or major repairs.

• A share of the sale proceeds if the owners decide to sell the property.

The token ownership certificate is a document specific to this model and differs from the traditional title deed issued within types of property ownership in Dubai, such as freehold, usufruct, and musataha.

Who is eligible to invest and how to start?

Currently, investment is limited to UAE residents holding a UAE ID, provided that both the ID and passport are valid for at least three months, and the investor meets the minimum age set by the platform (21 years according to its help center). Non-residents cannot invest yet; their available option is direct freehold ownership according to the property ownership law for foreigners in Dubai.

Investment Steps:

1. Download the PRYPCO Mint app and create an account with your email.

2. Complete identity verification by uploading your UAE ID and proof of address (utility bill, lease contract, or bank statement).

3. Browse available properties and choose the number of tokens, with a minimum of 2,000 AED.

4. Pay by bank transfer or card, so the tokens are added to your account and your ownership appears in Dubai REST.

Investment fees in tokenized properties

For example, investing 10,000 AED by bank transfer incurs about 410 AED in fees upon purchase, and final fees appear on the platform before confirming the transaction. Thus, the entry cost as a percentage is close to Land Department fees when buying property the traditional way, even though the registration fee itself is half.

How do you earn returns and sell your tokens?

There are two sources of returns:

• Monthly rent: Distributed to your wallet in proportion to your tokens, received by whoever owns the tokens at midnight on the first day of each month.

• Capital appreciation: By selling tokens at a higher price in the secondary market, or by a share of the sale proceeds if the property is sold by the owners' decision.

Since 20 February 2026, you can list your tokens for sale within the app. Listing is free, and the exit fee is only deducted upon completion of the sale. However, selling depends on the presence of buyers and may not be immediate.

Returns are not guaranteed and are affected by occupancy, rent prices, and market movement, as returns clearly vary between the best areas in Dubai for rental yields and less in-demand areas.

Real estate tokenization vs. buying a whole property

Tokenization suits residents who want to enter the market with a small capital or diversify their investment without managing the property. Full purchase suits those seeking full control over the asset or aiming to obtain residency in Dubai through property purchase, or those investing from outside the UAE.

Risks and how to verify licensing

Main risks to consider:

• Liquidity: Selling depends on the presence of buyers.

• Pilot phase: Rules and fees may change as the project develops.

• Limited control: You do not choose the tenant or set the rent.

• Fees: Deduct a significant portion of returns in short-term investment.

• Reliance on the platform: Investment depends on the performance and continuity of the operating platform, even though it operates under government supervision.

• Market risks: Token values are affected by property prices and rents in Dubai.

VARA, in coordination with the Land Department, has issued warnings against entities claiming participation in the project or promoting tokenized properties without a license. Therefore, before investing, verify the entity's license through the VARA public registry, ensure your ownership appears in Dubai REST, and avoid any offer requesting payment in cryptocurrencies or promising guaranteed returns; these are the same rules that ensure the safety of ownership documents when buying property in Dubai by any method.

The future of real estate tokenization in Dubai

The Land Department expects the real estate tokenization sector to reach 60 billion AED by 2033, about 7% of the real estate market's transactions. Their statements indicate a gradual expansion that may include additional platforms, international investors, and off-plan properties in later stages.

Start your real estate investment in Dubai with Imtilak Global

Whether you are exploring real estate tokenization as a first step or looking for a property to fully own, the Imtilak Global team in Dubai helps you compare options according to your budget, choose the most suitable area and project for returns or capital growth, understand ownership, residency, and fee conditions, and follow up on purchase procedures step by step.

Contact Imtilak Global consultants today for a free consultation about our real estate projects in Dubai available for freehold ownership.

Investor Guide: Frequently Asked Questions about Real Estate Tokenization in Dubai

What is real estate tokenization in Dubai?

Converting the ownership of a ready property into digital tokens registered on the blockchain and linked to the title deed at the Land Department in Dubai, where each token represents a share of the property that can be bought and sold.

What is the minimum investment in tokenized properties in Dubai?

2,000 AED, and the maximum for a single investor is 20% of the value of one property.

Is investment in tokenized properties in Dubai legal and safe?

Yes, the project is legal and led by the Land Department in cooperation with the Virtual Assets Regulatory Authority and the Central Bank. However, it is not free of risks, such as liquidity, changing rules during the pilot phase, and returns are not guaranteed.

Can non-resident foreigners invest in tokenized properties?

Not currently. Investment is only available to UAE ID holders, with announced plans for international expansion in later stages.

What is the approved platform for investing in tokenized properties in Dubai?

The "PRYPCO Mint" platform, licensed by the Virtual Assets Regulatory Authority, is the approved platform for the Land Department's real estate tokenization project.

What are the Land Department's fees for tokenized properties?

2% of the transaction value, which is half the usual registration fee of 4%, in addition to platform and tokenization fees.

How do I get profits from tokenized property?

From the monthly rent distributed to your wallet in proportion to your tokens, and from capital appreciation when selling your tokens at a higher price or when the property is sold entirely by the owners' decision.

Can I sell my property tokens at any time?

You can list them for sale in the secondary market launched on 20 February 2026, but completing the sale depends on the presence of buyers, and a 1% exit fee is deducted.

Do I get a title deed when buying property tokens?

You receive a "Property Token Ownership Certificate" issued by the Land Department, and your ownership appears in the Dubai REST app. This is a document specific to this model and differs from the traditional title deed.

Does buying property tokens grant residency in Dubai?

Official announcements for the tokenization project do not link token ownership to residency eligibility. Both property residency and golden residency in Dubai are linked to registered property ownership according to specified values and conditions.

What is the difference between real estate tokenization and fractional ownership?

Fractional ownership is a general concept for distributing property ownership among several investors, while tokenization is a digital mechanism for applying it via blockchain. The Land Department's project is the official government model for tokenization in Dubai.