Gift Your Property in Dubai: Rules and Steps for Transfer

Gift Your Property in the UAE is a common way to transfer ownership between relatives (often first-degree relatives) without a traditional sale and purchase transaction. It is a legal act in which the donor transfers ownership of their property to the recipient without any financial compensation. Therefore, for anyone looking to Gift Your Property, follow the steps below, where the POA&More team explains the procedures in a comprehensive guide.

What Does Gift Your Property Mean in UAE?

In the UAE, a property gift refers to the voluntary transfer of ownership of real estate from one person (the donor) to another (the recipient) without any financial consideration. This mechanism is often used as a tool to regulate inheritance and distribute assets among family members during the donor’s lifetime, thus avoiding legal complications later on.

Here’s what you need to know about “real estate gifts” in the UAE (with a focus on Dubai as a case study): Under UAE law, gifts are accepted with special privileges (reduced fees) only if they are between first-degree relatives, namely:

• Parents.
• Sons.
• Spouse.
• (In some cases), a gift can be made to a company wholly owned by the donor or vice versa.

Why You Might Want to Gift Your Property?

Gifting Your Property in the UAE is a legal and smart way to transfer property ownership among family members without the need for a traditional sale. Many owners opt for this option for strong strategic and financial reasons, especially given the regulations in emirates like Dubai, Abu Dhabi, and Ajman. Here are the main reasons why you might consider gifting your property in the UAE:

1. Significant Savings on Government Fees

This is the most common reason. While the transfer fee for a regular sale in Dubai, for example, is 4% of the property value, the fee for a gift to first-degree relatives drops dramatically to just 0.125% of the appraised value.

2. Inheritance Planning and Dispute Resolution

• A gift allows you to clearly define who will own the property during your lifetime, sparing heirs potential legal complications or disputes after your death.
• Bypassing Probate Procedures: The process of transferring property through inheritance can be time-consuming and involve court proceedings, while a gift transfers ownership immediately. 
• Avoiding Mandatory Share Division: In some cases, an owner may wish to give a specific property entirely to a child or spouse, which is guaranteed by a legal gift.

3. Family Financial Security: 

Gift Your Property is used as a tool to secure the future of children or spouses by transferring assets to their names and ensuring a residence or source of income (rent) is officially registered in their name. This protects them from any financial fluctuations the original owner might face in the future.

4. Asset Protection: 

In some legal strategies, transferring property ownership to children or spouse helps protect these assets from financial claims or creditors who might pursue the person in their business capacity, as the property legally becomes the property of another person.

Legal Requirements to Gift Your Property in Dubai

Gift Your Property in Dubai is a legally efficient way to transfer ownership between first-degree relatives at a significantly reduced cost compared to traditional sales. Here’s a comprehensive guide to the legal requirements, procedures, and updated fees for 2026:

Eligibility and Relationship Requirements

Dubai law permits the transfer of property ownership as a “gift” in specific cases to ensure you benefit from the reduced fees:

• Relationship: The recipient must be a first-degree relative (father, mother, husband, wife, and children).
• Corporate Gifts: The property can be gifted to a company wholly owned (100%) by the donor, or vice versa.
• Legal Capacity: The donor must be an adult (21 years of age according to the Hijri calendar), of sound mind, and not under guardianship.

Documents Required for Gift Your Property in Dubai

To complete the transaction with the Dubai Land Department (DLD), you will need:

• The original title deed for the property being gifted.
• Proof of Kinship Certificate: (Birth certificate for children, or marriage certificate for the couple). If issued outside the UAE, it must be legally translated and duly certified.
• No Objection Certificate (NOC): From the property developer (such as Emaar or Damac) confirming that there are no outstanding financial obligations on the property.
• Property Valuation Certificate: Issued by the Dubai Land Department to determine the current market value (fees are calculated based on this value).
• Emirates ID and Passport: For both parties (donor and recipient).
• Property Affection Plan: Issued by Dubai Municipality or the relevant authority.

Procedures for Gift Your Property in Dubai

• Valuation: Request a property valuation service through the Dubai REST app or at a Trustee Service Center.
• No Objection Certificate: Obtain the NOC from the property developer.
• Visiting a Trustee Service Center: The donor and recipient (or their legal representative with a power of attorney) must be present in person to submit the application and pay the fees. 
• Issuance of title: After verification, a new title deed is issued in the name of the donee immediately.

Step‑by‑Step Process to Gift Your Property in Dubai

Gift Your Property in Dubai is a popular way to transfer property ownership between first-degree relatives (parents, spouse, and children) at a reduced fee. POA&More specializes in simplifying this process, especially if the owner or recipient is outside the UAE. Here are the essential steps the company follows to complete Gift Your Property in the UAE:

1. Power of Attorney (POA) Preparation

This is the company’s crucial step. If you cannot be present in person:

• The company will draft a power of attorney specifically for the gift and property registration process.
• Ensure the power of attorney is duly attested (by the Ministry of Foreign Affairs or the consulate if you are outside the UAE).

2. Proof of Relationship

Since the gift is limited to “first-degree relatives” to qualify for the reduced fee, the company will collect and verify the following documents:

• Birth certificates (for children and parents).
• Marriage certificate (between spouses).
• Note: These documents must be legally translated and attested by the relevant authorities.

3. Obtaining a No Objection Certificate (NOC)

The company contacts the real estate developer (such as Emaar, Damac, etc.) to obtain a certificate stating that the developer has no objection to the transfer of property ownership from the donor to the recipient.

4. Property Valuation

The Dubai Land Department (DLD) requires an official property valuation before the gift process to determine its current market value. The company arranges for the appraisers to visit and complete the report.

5. Coordinating with the Dubai Land Department (DLD)

Once the paperwork is complete, the company (acting as the attorney) goes to the Land Registry Offices to:

• Submit the gift application.
• Pay the required fees (0.125% of the valuation value + issuance and administration fees).
• Issue the new property title deed in the recipient’s name.

Tax Implications When You Gift Your Property

In the UAE, there is no “tax” in the traditional sense (such as income tax or annual gift tax) when transferring property ownership as a gift. However, there are administrative fees payable to the Land Department, and these fees vary significantly depending on the degree of kinship between the donor and the recipient. Here is a breakdown of the implications and fees associated with gifting property (based on the 2026 updates):

1. Gift Your Property Fees in Dubai (Land Department)

Dubai has the clearest gift legislation, distinguishing between first-degree relatives and others:

For first-degree relatives (father, mother, husband, wife, children):

• The fee is only 0.125% of the property’s estimated value.
• The minimum fee is AED 2,000.
• Additionally, there is a title deed issuance fee (approximately AED 250) and a small administrative fee.

For non-first-degree relatives (siblings, grandchildren, or friends):

• It is not treated as a “gift” in the reduced sense, but rather as a regular sale.
• The fees in this case reach 4% of the property value (standard transfer fees).

2. Gift Your Property Fees in Abu Dhabi (Abu Dhabi Municipality/Dari)

In Abu Dhabi, the system is similar but follows Abu Dhabi Municipality procedures:

A fixed transfer fee (often 2% for sales) is levied on gifts, but in cases of gifts between first-degree relatives, there are exceptions and reductions that make the fees nominal or merely administrative, provided the relationship is proven before a notary public.

In some cases, a Power of Attorney to Sell Property in Dubai is required when gifting or transferring property ownership. This legal document allows a trusted representative to handle the sale, sign official papers, and complete all legal procedures smoothly while ensuring full compliance with Dubai property laws.

Differences Between Gifting and Selling Your Property

In the UAE, the choice between selling and gifting property depends primarily on the recipient and the purpose of the transfer. The two methods differ significantly in terms of costs and legal procedures. Here’s a comparison highlighting the key differences:

1. Sale of Property: 

• This process involves transferring ownership in exchange for a monetary price and can take place between any two parties (whether relatives or strangers).
• Fees (Dubai as an example): The sale registration fee is 4% of the total property value, payable to the Dubai Land Department (often split 2% between the seller and 2% between the buyer, or as otherwise agreed).
• Requirements: A No Objection Certificate (NOC) from the developer and a formal sales contract (Form F) are required.
• Financing: The buyer can obtain a mortgage to finance the purchase.
• Restrictions: There are no restrictions on the relationship between the parties.

2. Gift Your Property: 

• This involves transferring ownership without monetary consideration and is typically limited to first-degree relatives.
• Fees: The fees are nominal and significantly lower compared to selling. In Dubai, the gift fee is 0.125% of the property’s current appraised value (typically a minimum of AED 2,000), plus a small administrative fee.
• Beneficiaries: Gifts are only permitted to first-degree relatives (parents, children, and spouse). Some emirates may allow siblings in special circumstances, but this varies according to local laws.
• Proof of Kinship: The process requires official documents proving the relationship (birth certificates, marriage certificates) and their attestation by the relevant authorities.
• Appraisal: An official appraisal of the property must be conducted by the Dubai Land Department to determine the 0.125% value.

Who Can You Gift Your Property To?

In the UAE, specifically in Dubai (which has the most detailed laws in this regard), Gift Your Property is a smart way to transfer ownership at a significantly lower cost than selling, but it’s limited to specific categories. Here’s a list of who you can gift your property to:

1. First-degree relatives

This is the primary category that benefits from a reduced fee (often 0.125% of the property value instead of 4% for sales):

• Parents: Father and mother.
• Children: Son and daughter.
• Spouse: Provided there is a legally valid and documented marriage certificate.

Important note: In Dubai, siblings are not considered first-degree relatives for the purposes of the Gift Your Property discount. Transfers between them are generally treated as regular sales transactions with a 4% fee, except in exceptional cases and with special approval.

2. Companies you own

You can gift the property to a company you wholly own (100%), or vice versa (from the company to you as an individual). This is available to facilitate asset management and protection.

3. Gift Your Property to Charitable or Endowment Entities

Properties can be gifted to licensed entities in the country as a charitable act or to convert the property into an “endowment,” subject to the applicable endowment and gift regulations.

Pros and Cons of Gifting Your Property in UAE

Gifting Your Property in the UAE (especially in Dubai and Abu Dhabi) is a smart, legal way to transfer ownership between first-degree relatives at minimal cost. However, there are legal limitations and restrictions to consider. Here’s a breakdown of the advantages and disadvantages of gifting your property:

Advantages of Gifting Your Property in the UAE

Gifting your property is a preferred option for many for the following reasons:

• Significantly lower fees: Instead of paying the usual property transfer fee (4% in Dubai), the gift fee is only 0.125% of the property’s appraised value, resulting in substantial savings, especially for luxury properties.
• Inheritance planning: A gift allows the owner to transfer their property to loved ones during their lifetime, avoiding the complexities of inheritance distribution or the automatic application of Sharia law after death, and preventing future family disputes.
• Avoiding lengthy procedures: The gifting process is much faster than inheritance proceedings and court cases, as a new title deed can be issued within a few days.
• Protection of property: It helps secure assets for family members and provides them with financial stability. It also protects the property from future claims by the donor’s personal creditors.

A Power of Attorney for Purchase of Property is often used when the buyer cannot be physically present during the property acquisition process. This document authorizes a legal representative to complete the purchase, sign contracts, and handle registration procedures, ensuring a secure and legally compliant property transaction in Dubai.

Disadvantages of Gift Your Property in the UAE

Despite its advantages, there are some “strict conditions” that some may consider drawbacks:

• Limited to Relatives: In most emirates (such as Dubai), the reduced gift fee is only granted to first-degree relatives (parents, children, and spouse). It does not include siblings or more distant relatives, as transferring ownership to them is treated as a regular “sale” transaction with full fees.
• The “One-Time Gift” Rule: The Dubai Land Department often follows a policy that prevents the re-gifting of a property received as a gift. This means that if you gift a property to your son, he cannot later gift it to his wife; the next transaction must be a “sale” with full fees paid.
• The Challenge of Mortgaged Properties: If the property is mortgaged to a bank, it cannot be gifted without obtaining a No Objection Certificate (NOC) from the bank. This may require repaying the loan or transferring the mortgage to the recipient, a potentially complex process. 
• Additional cost of appraisal: The value set by the owner is not accepted; a fee must be paid for an official property appraisal by the relevant authorities to determine the 0.125% value.
• Off-plan properties: It is sometimes difficult to gift off-plan properties without the explicit consent of the developer and payment of specific fees.

How to Protect Your Rights When You Gift Your Property?

Gifting your property in the UAE is a common and legal way to transfer ownership between first-degree relatives (parents, children, and spouse) at minimal cost and with high legal security. To protect your rights as a donor (or even as a recipient), meticulous procedures must be followed to prevent manipulation or future disputes. Here are the most important steps and controls to protect your rights when making a gift:

1. Official attestation (Real Estate Registration)

• Oral gifts or customary (external) contracts are not recognized in UAE courts with regard to real estate.
• Mandatory Registration: The gift must be registered with the Land Department in the relevant emirate (such as Dubai or Abu Dhabi).
• Legal Force: Once a new title deed is issued in the recipient’s name, the gift becomes legally valid, protecting both parties from any claims of invalidity.

2. Determine the Type and Conditions of Your Gift

UAE law allows for certain conditions to be included in a gift deed to protect the donor, such as:

• Usufruct: You can gift the “share ownership” (the property itself) while retaining the right to live or use it for life. This ensures that the recipient cannot evict you or sell the property while you are alive.
• Conditional Gift: You can attach a legitimate condition to the gift (such as the recipient’s responsibility to care for the donor). If the recipient breaches this condition, you may have the right to seek legal revocation of the gift.

3. Verify the Property’s Legal Status

Before proceeding, ensure the property is free of any encumbrances that could invalidate or complicate the gift:

• No Objection Certificate (NOC): This must be obtained from the property developer to confirm that there are no outstanding payments.
• Release of Mortgage: If the property is mortgaged to a bank, it cannot be gifted until the loan is repaid or the bank provides written approval to transfer the mortgage to the new recipient.

4. Proof of Kinship

To protect the Gift Your Property from challenges by other heirs, official authorities require documents proving first-degree kinship (birth certificates, marriage certificates) duly certified. This is necessary to benefit from the reduced gift fees (for example, in Dubai, the fee is 0.125% of the property value instead of 4% for a sale).

5. Cases of Gift Revocation

It is important to know that the general rule in law is that a Gift Your Property cannot be revoked once it has been received. However, there are narrow legal exceptions that allow the donor to reclaim their property through the courts in cases such as:

• The recipient’s inability to provide the agreed-upon care.
• The recipient’s extreme ingratitude towards the donor.
• A change in the donor’s financial circumstances such that they need the property for their livelihood.

How POA&More Can Help You Gift Your Property Legally?

POA&More is a specialized legal intermediary that facilitates the Gift Your Property process in the UAE. This process allows for the transfer of ownership to first-degree relatives or companies at a significantly reduced fee (as low as 0.125% of the property value, instead of the traditional 4% sale fee in Dubai). Here’s how POA&More can help you complete this process legally:

1. Drafting and Notarizing the Gift Your Property Power of Attorney

If you are outside the UAE or prefer not to attend in person, POA&More will:

• Prepare the Power of Attorney: Draft a legally binding gift power of attorney with specific powers to transfer ownership.
• Digital Notarization: Manage the notarization process digitally through the Dubai Courts system or other relevant authorities in the UAE, eliminating the need to visit a notary public.

2. Document Management and Proof of Relationship

The Dubai Land Department (DLD) requires accurate attestation, and POA&More can assist you with:

• Preparing the Documents: Gathering the title deed and the Affection Plan. 
• Attestation and Translation: Translation of birth or marriage certificates (to prove first-degree kinship) and attestation by the Ministry of Foreign Affairs and relevant authorities to ensure their acceptance.

3. Coordination with Developers and Government Entities

The company handles complex administrative tasks such as:

• No Objection Certificate (NOC): Obtaining a No Objection Certificate from the real estate developer (such as Emaar or Damac).
• Valuation Certificate: Submitting a property valuation application to the Land Department to determine the official market value upon which fees will be calculated.
• Release of Mortgage (if applicable): If the property is mortgaged, the company assists in coordinating with the bank to obtain the necessary approval to transfer ownership as a gift.

4. Legal Representation before the Land Department

The company’s experts represent you (the donor) or the donee before the Land Registry to complete the final transfer process and issue the new title deed in the beneficiary’s name.

Frequently asked questions

 

What does it mean to gift your property in the UAE?

In the UAE, “Gift Your Property” means the voluntary and free transfer of property ownership from one person (the donor) to another (the recipient). This process is often used within families as a tool for inheritance planning or asset distribution during the owner’s lifetime to avoid future legal complications.

Can anyone gift their property in Dubai?

Yes, anyone who owns property in Dubai may gift it (transfer ownership without charge), but there is a significant distinction in the law and fees based on the relationship between the donor and the recipient.

Is gifting property the same as selling it?

In the UAE, Gift Your Property differs radically from “selling” in legal, financial and procedural terms, although the end result is the transfer of ownership from one person to another.