How to read this guide. Points from official pages and the UAE government portal are noted with their source. Anything I could only confirm from broker, media or industry articles is marked Confirm. Rules differ by emirate and by zone, and commercial and land deals are more complex than buying a home, so this guide shows you the questions to ask, not final answers. It does not predict prices, rents or returns.
A small Confirm tag means I could not verify that point on an official page yet. Please check it with the authority before relying on it.
In one minute
- What you can own depends on the emirate and the zone. Foreigners can generally own commercial units (such as shops and offices) in designated freehold areas. Outside them, the usual route is a long lease or usufruct, not outright ownership Confirm.
- Warehouses and industrial space are usually leased, especially inside free zones and industrial zones where the land is held by the zone authority Confirm.
- Land is different again. What you can build is set by the plot's zoning, plus permits and approvals, not just by what you are allowed to buy.
- Commercial deals carry extra costs and checks: VAT may apply, the property must suit your licensed activity, and the building must meet safety and utility requirements Confirm.
What "commercial" and "land" cover
| Type | Examples | What matters most |
|---|---|---|
| Retail and offices | Shop units, showrooms, offices | Location and footfall, service charges, whether your licence activity is allowed |
| Warehouses and logistics | Storage, distribution units | Access for trucks, ceiling height, floor load, power capacity, zone rules |
| Industrial | Factories, workshops, light-industrial units | Zoning, approvals, utilities, environmental and safety rules |
| Land for commercial projects | Plots for offices, retail, hospitality, mixed use | Zoning, plot ratio and height rules, infrastructure, permits |
| Land for residential projects | Plots for villas, apartments, communities | Zoning, master developer rules, permits, construction timeline and cost |
Who can own what
Sources: UAE government portal, "Expatriates buying a property in the UAE", read 21 October 2026; and legal and property articles listed below. - Dubai: Foreigners may own in designated freehold areas, or hold usufruct or lease rights of up to 99 years in areas set by the Dubai Land Department. The areas are defined under Dubai Legislation No. 3 of 2006. A legal column explains that other non-UAE nationals may be given rights in areas the Ruler designates Confirm. Commercial units such as offices, shops and showrooms are described as available in freehold areas Confirm. - Abu Dhabi: The government portal describes four ownership systems: ownership of a unit in investment zones, musataha (surface rights to build, 50 years, renewable), usufruct (up to 99 years of use rights) and long-term leases (at least 25 years). The portal's summary focuses on residential rights. For commercial and industrial property, confirm with the Abu Dhabi authority and the relevant zone Confirm. - Ras Al Khaimah and other emirates: Each emirate sets its own zones and rules. Do not assume Dubai's rules apply. Confirm with the local land authority and a UAE lawyer. - Leasehold terms are reported anywhere from 25 to 99 years, depending on the emirate and the zone Confirm. When a lease ends, the rights usually return to the landowner unless renewed.
Industrial zones and free zones: usually a lease
- Many industrial and logistics areas sit inside free zones or industrial zones managed by an authority. In Jebel Ali Free Zone (Dubai), one article states all land is leasehold from the government on a 20-year basis, with rents depending on location Confirm (the article is undated).
- KEZAD (Abu Dhabi) markets serviced land plots, pre-built warehouses and units, offices, and build-to-suit options Confirm.
- RAKEZ (Ras Al Khaimah) lists warehouses, offices and industrial land plots for lease, across industrial zones such as Al Hamra, Al Ghail and Al Hulaila Confirm.
- Subleasing inside a free zone can carry its own charges Confirm.
- For a foreign company, "lease versus buy" is often a question of what the zone allows. I could not find an official source stating purchase options for foreign companies in these zones, so ask each authority directly.
Land: the zoning question
- Zoning decides what you can build, whether residential, commercial, mixed use or industrial. A plot that is cheap may be hard to use if the zoning does not match your plan Confirm.
- Master-developer rules often add limits on height, parking and design.
- Construction needs approvals from the relevant municipality and authorities. I did not find the specific permit steps from an official source, so confirm them with the authority for your emirate Confirm.
- Ask whether the infrastructure (roads, power, water) is already in place or still planned.
Costs and tax to plan for
- Transfer fees: In Dubai, the transfer fee is typically around 4% of the price for property sales according to portal summaries. Check whether and how it applies to your commercial or land deal Confirm.
- VAT: Sales and leases of commercial property are generally subject to VAT at the standard rate, unlike most residential resales Confirm with the Federal Tax Authority or a tax adviser before you price a deal.
- Agency fees, legal fees, valuation and registration vary by deal.
- Service charges for commercial buildings, and ground rent or lease charges for leased land.
- Corporate tax and your licence can affect the economics of running a business from the property. Ask an accountant.
Before you commit: ten checks
- Is the property or plot inside an area where a foreigner can own, or is it leasehold, and for how long?
- What is the zoning, and does it allow my intended use?
- Does my trade licence activity match the property, and will the authorities approve it?
- Who is the seller, landlord or developer, and can I verify them?
- For land: are there approvals, permits and infrastructure in place, and what remains?
- For warehouses and industrial: are power, water, access and safety approvals suitable for my operation?
- What is the total cost in writing, including VAT, fees, service charges and any lease charges?
- What happens at lease end or if the rules change?
- If I want to sell, sublet or exit, who are the likely buyers or tenants, and are there restrictions?
- Have a UAE lawyer review the contract and title before you pay a deposit.
Mistakes to avoid
- Buying or leasing before checking that the licensed activity is allowed there.
- Treating land as simple. Zoning and permits can decide whether a project is possible.
- Forgetting VAT and ongoing charges when comparing deals.
- Assuming the rules in one emirate or zone apply in another.
- Paying a deposit before the seller or landlord has been verified.
Does commercial property give me a visa?
Owning a business property does not automatically give residency. Some Golden Visa routes depend on property value or business activity, and the details differ. Read the Golden Visa guide, and confirm the current route for your situation before you buy.
Sources
- UAE government portal: Expatriates buying a property in the UAE
- Khaleej Times: Can expatriates own land in Dubai? (September 2022 legal column)
- dubizzle: Can foreigners buy commercial property in the UAE? (broker guide, undated)
- Gulf News: Industrial real estate hotspots in Dubai (undated)
- RAKEZ: warehouses and industrial land
- KEZAD: free zone facilities
Looking at commercial property or land?
Commercial and land deals have more moving parts: zoning, permits, licences and VAT. I will help you check what you can own or lease, verify the seller and the paperwork, and support you from the first viewing to completion.
- A shortlist built around your budget, your timeline and your family, not around what is trending.
- Every cost laid out in writing before you commit, including the ones people forget.
- Checks on the developer, the title, the payment plan and the paperwork.
- One point of contact from your first question to the keys, and after.
I reply to every message within 24 hours. No pressure and no obligation. I will tell you plainly if something is not right for you. Before we start, I tell you in writing how I am paid.