The short answer
- Title deed verification is a free DLD service on the Dubai Land Department website and the Dubai REST app.
- You need the title deed number, its year, the property type (land, unit or villa) and the owner's name.
- For off-plan homes, check the DLD project status (completion, escrow, expected handover) and the Oqood registration.
- Every Dubai property advert must carry a valid Trakheesi permit, and ads carry a QR code you can scan to confirm it.
- Verification confirms ownership, not everything else. You still need the developer NOC and a clear seller mortgage position.
Title deed verification in Dubai is a free online check by the Dubai Land Department. On the DLD website or the Dubai REST app, enter the title deed number, its year, the property type and the owner's name. It confirms whether the deed is genuine and matches the registered owner.
Dubai has a strong, digital property register, so there's no reason to take anyone's word for who owns a property. This guide covers each official check a buyer or tenant should run, what each one tells you and what it doesn't. Allow about ten minutes before you pay a deposit or sign an MOU.
What is a Dubai title deed?
A title deed is the certificate the Dubai Land Department (DLD) issues to record who owns a registered property. Under Law No. 7 of 2006, rights in Dubai real estate are established by registration with the DLD. Title deeds are now issued electronically, carry a QR code and number, and the DLD says they are validated using blockchain. The deed records the owner or owners, the property type, its location and area, and the plot and unit numbers.
Dubai REST is the DLD's official real estate app for iOS and Android. It brings together services for owners, buyers, tenants and brokers, including title deed verification, project status, broker checks and the service charge index. You sign in with UAE PASS or another approved login.
How to verify a title deed in Dubai, step by step
- Get a copy of the title deed from the seller or their agent. Ask to see the original electronic deed, not a retyped summary.
- Open the DLD's Verify Title Deed service on dubailand.gov.ae or in the Dubai REST app.
- Enter the details: title deed number, title deed year and property type (land, unit or villa). To confirm the owner too, enter the owner's name exactly as on the deed.
- Read the result. The service confirms whether the deed is valid and shows the registered property and ownership details.
- Match it to the seller's passport or Emirates ID. The person signing the MOU should be the registered owner, or should hold a valid power of attorney that you check with the notary or court that issued it.
- Match it to the property. Check that the unit number, building and area on the deed match what you viewed and what the MOU describes.
DLD doesn't list a fee for this basic check. It takes a minute or two, and you can repeat it just before transfer day.
What title deed verification does not tell you
- Outstanding mortgages. If the seller has a mortgage, the bank must provide a liability letter and settle it at transfer. The seller should tell you this up front, and your MOU should deal with it.
- Unpaid service charges. The developer won't issue its NOC until service charges are cleared, and the DLD needs that NOC to register the sale.
- Tenancies. A sitting tenant keeps their rights under Dubai tenancy law. Ask for the Ejari-registered lease and read our Ejari guide.
- Physical condition. A valid deed says nothing about snagging, leaks or unapproved alterations. See our snagging guide.
What is Oqood, and how do you check an off-plan unit?
Oqood is the DLD's interim register for off-plan property. Until a project is completed and title deeds are issued, each sale is registered in Oqood and the buyer receives a provisional registration certificate. DLD requires the developer to register the initial sale within 90 days of the contract, and the 4% registration fee applies. If you are buying an off-plan unit from its first buyer (an assignment), ask for the Oqood certificate and the developer's written consent. The contract number is printed on the certificate, and you can check it the same way as a deed.
How to check DLD project status
The DLD's real estate project status enquiry shows a registered development's details. Buyers use it to check how far construction has progressed, whether the developer's escrow account is registered and the expected completion date. It is free on the DLD website and in Dubai REST. Search by project name or project number, then compare the result with the developer's sales brochure.
Watch for a completion percentage that hasn't moved for months, or a completion date well after the one in your sales contract. It is also worth confirming that the payment instructions you have been given go to the project's registered escrow account. That is a bank account, overseen by RERA, into which developers must receive off-plan payments. More on this in our off-plan property guide.
What is a Trakheesi permit?
Trakheesi is the DLD system that issues permits for real estate advertising in Dubai, supervised by the Real Estate Regulatory Agency (RERA). Every property advert must show a valid permit number. To get one, a broker must hold a signed Form A from the owner, which cuts down on fake and duplicate listings. The DLD's Madmoun service goes further: since 2023, adverts carry a QR code that you can scan to see the permit, the licensed brokerage and the verified property details held by the DLD.
If a listing has no permit number, the number doesn't scan, or the price and details differ from what the QR code shows, treat it with caution. Listings on our site show their permit, and you can browse homes for sale or homes to rent.
How to check that your agent is licensed
Anyone brokering Dubai property must be registered with RERA and carry a broker card with a Broker Registration Number (BRN). You can check the broker and their brokerage in the Dubai REST app. Pay commission only to the brokerage's company account, against a VAT invoice, never to an individual.
Which official check answers which question?
| Your question | Official check | Where |
|---|---|---|
| Does the seller own this property? | Title deed verification | DLD website, Dubai REST |
| Is this off-plan sale registered? | Oqood certificate check | DLD website, Dubai REST |
| How far along is the project? | Real estate project status | DLD website, Dubai REST |
| Is this advert legitimate? | Trakheesi permit / Madmoun QR | Scan the ad's QR code |
| Is this agent licensed? | Broker (BRN) check | Dubai REST |
| What will I pay in service charges? | Service charge index | DLD website, Mollak, Dubai REST |
| Are service charges paid up? | Developer NOC | Developer, at transfer stage |
How to check a power of attorney
Many Dubai sales are signed by an attorney for an owner who lives abroad. That is legitimate, but it is also where fraud tends to happen. Ask for a copy of the power of attorney early, not on transfer day. Check that it names the owner exactly as on the title deed, identifies this specific property, and expressly authorises its sale and receipt of the sale money. A power of attorney signed outside the UAE normally needs notarisation, attestation and an Arabic legal translation before a trustee office will accept it. Ask the seller's agent to confirm it has not been revoked. The trustee checks it again at transfer, but finding a problem then costs you time and possibly your mortgage slot.
Buying an off-plan resale: extra checks
When you buy an off-plan unit from its first buyer, you step into their contract with the developer. As well as the Oqood certificate, ask for the original sales and purchase agreement, a statement from the developer showing how much has been paid and what is still due, and the developer's written consent to the resale. Many developers only allow resale once a set share of the price has been paid, and charge their own transfer fee. The amount varies, so ask. Check the payment plan dates against the DLD project status. If handover is close, work out whether you can pay or finance the final balance on time.
A ten-minute checklist before you pay a deposit
- Title deed verified on the DLD service, with the owner's name matching the seller's ID.
- Listing's Trakheesi permit or Madmoun QR code scanned and matching the property.
- Agent's broker registration confirmed in Dubai REST.
- Building looked up in the service charge index, and the latest invoice seen.
- For off-plan: Oqood certificate, DLD project status and the escrow account details confirmed.
- Seller's mortgage position disclosed in writing.
- Deposit payable only against a signed Form F, to the brokerage or as a security cheque, never to a personal account.
Checks for tenants, too
Title deed verification is just as useful when renting. Before you hand over cheques, confirm the landlord named on your lease is the registered owner, or that the agent holds a management agreement from them. Your lease also needs registering with Ejari, which only accepts a lease that matches the registered owner or an authorised manager.
Once the checks are clean, the next step is the MOU and the transfer. Our step-by-step buying guide takes you through them, and our buying costs guide prices every fee. If you have questions about a particular property, get in touch.
Frequently asked questions
How do I verify a title deed in Dubai?
Use the Verify Title Deed service on the Dubai Land Department website or the Dubai REST app. Enter the title deed number, its year and the property type (land, unit or villa), plus the owner's name to confirm ownership. The system shows whether the deed is valid. DLD lists no fee for this basic check.
How can I check property ownership in Dubai?
Ask the seller for the title deed and run it through DLD's title deed verification with the owner's name. Then match the name to the seller's passport or Emirates ID. If someone is acting for the owner, check that their power of attorney is genuine and covers the sale. Ownership in Dubai is established by DLD registration.
What is the Dubai REST app?
Dubai REST is the Dubai Land Department's official real estate app for iOS and Android. Owners, buyers, tenants and brokers can use it to verify title deeds, check project status and broker licences, view the service charge index and use other DLD services. You sign in with UAE PASS or another approved login.
How do I check DLD project status for an off-plan property?
Use the real estate project status enquiry on the DLD website or in Dubai REST, and search by project name or number. It shows the project's registered details, including construction progress and the expected completion date. Compare them with your sales contract, and confirm that your payments go to the project's registered escrow account.
What is a Trakheesi permit number?
A Trakheesi permit is the advertising permit the Dubai Land Department issues, under RERA supervision, for each property listing. Every Dubai property advert must display a valid permit number. Adverts also carry a Madmoun QR code that links to the permit, the licensed brokerage and verified property details, so you can check a listing is genuine.
What is Oqood in Dubai?
Oqood is the Dubai Land Department's interim register for off-plan property. When you buy from a developer before completion, the sale is registered in Oqood and you receive a provisional registration certificate. The 4% DLD registration fee applies. After handover, the Oqood registration is converted into a full title deed in your name.
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