Your real estate assets in Dubai are more than just an investment. It is part of your life plan, a legacy for your family and often the biggest single asset in your portfolio. But it is precisely these assets that can fall into unpredictable hands after your death without clear estate planning and a legally valid will. For expats and international investors, this means that family members you wanted to protect could go empty-handed, while others — perhaps distant relatives — are automatically entitled to parts of your real estate.
In the United Arab Emirates (UAE), the Sharia generally applies without a will. It determines the distribution of your wealth regardless of your personal ideas. Real estate, which often makes up the largest part of your portfolio, is particularly affected by this. A will in Dubai — also known as a “will” — gives you back control. You decide who receives your assets, which order applies and under which conditions, and protect your family from lengthy disputes and unwanted distributions.
This step is particularly crucial for expats and international investors, as Dubai offers a modern environment for real estate investments, but inheritance law and applicable regulations can be complicated and burdensome without preparation. Anyone who acts in good time ensures that the assets are passed on exactly as they wish.
Imagine that you have built up a portfolio of properties in Dubai over the years — apartments, villas, maybe even commercial properties. Without a will, distribution is automatically regulated according to Sharia law, and the specified shares can completely thwart your original plans. Your spouse could only receive a portion, while other shares automatically go to distant relatives that you never considered.
Many expats underestimate how quickly an estate matter can become complicated. Without a clear plan, it can take weeks or months before bank accounts can be approved or real estate can be officially transferred. In practice, we see time and again that families encounter unclear distributions in the event of inheritance, disputes arise and real estate transactions are blocked.
A will not only gives you back control, but also creates security, clarity and predictability. You can determine exactly who receives which property, in which order, and whether there should be special conditions — for example, that a property is rented out first or that part of the income goes to specific family members. For investors, this also means that existing contracts, mortgages or business investments can be taken into account so that there are no unexpected financial complications.
Dubai has created its own legal system for non-Muslims that follows international standards: the Dubai International Financial Centre (DIFC) Wills & Probate Registry. Here, expats and investors can draw up a will that remains valid independently of Sharia law. The Dubai Act 2/2025 strengthens the jurisdiction of the DIFC courts and guarantees a clear, modern legal framework for the estate settlement of foreigners.
The major advantage: A DIFC Will can cover real estate, bank accounts, company shares and other assets. Once the will is registered and a probate order has been issued, banks, the Dubai Land Department and other authorities directly recognise its provisions. This prevents lengthy probate procedures, which can otherwise take months, and significantly reduces the risk of legal disputes.
Registration is straightforward, can be completed online or in person, and requires two independent witnesses. However, preparation should always be professionally supervised, as every wording is legally binding. Errors in formulation can lead to the will being contested or, in the worst case, to Sharia law being applied after all.
A DIFC Will is therefore not just a formal document — it is a strategic tool that allows you to actively manage your assets and protect your family. This is especially important for investors with multiple properties or complex asset structures.
Real estate is often the most valuable part of a portfolio, and this is where the importance of clear estate planning becomes particularly evident. Without a property will, inheritance is automatically determined according to Sharia law, and this can have far-reaching consequences for your assets.
A Property Will allows you to regulate each property individually. You decide who receives which property and can also set conditions, such as rental obligations or rights of use for specific family members. This is especially relevant for expats with multiple properties in Dubai, as otherwise legally predetermined shares may go to distant relatives who have no interest in managing or maintaining the properties.
The process of a property will in practice:
This structured process ensures that your property is passed on according to your wishes, your family is protected and unnecessary delays or disputes are avoided.
DIFC Wills offer expats and international investors several decisive advantages that go beyond mere estate arrangements.
Control over the distribution of wealth: With a DIFC Will, you can determine for yourself how your assets, in particular your real estate, are divided. Without a will, the Sharia, which provides fixed rules, automatically applies. The DIFC system gives you the opportunity to implement individual wishes and ensure that your real estate and other assets benefit exactly the people you have considered.
Efficient administration: Banks, the Dubai Land Department and other authorities directly recognize the regulations of a DIFC Will. This means that estate matters can be settled much faster and more smoothly. Your family is relieved of lengthy formalities and can immediately access real estate and accounts.
Legal security: DIFC Wills are based on the common law system and are internationally recognized. For families residing in multiple countries or investors with complex assets, this provides additional security and clarity that the estate settlement is valid both in Dubai and in an international context.
Flexibility in terms of assets: The DIFC system makes it possible to regulate all assets in a targeted manner — from real estate to bank accounts and company shares. In this way, individual instructions can be set, for example for the management of real estate or the division of business shares, without the standard Shariah requirements taking effect.
Quick estate processing: The clear legal basis and recognition by banks and authorities significantly speed up estate processing. Disputes and delays are minimized so that your family receives timely clarity about the distribution of wealth.
Overall, DIFC Wills thus offer a combination of security, flexibility and efficiency that is particularly valuable for expats and investors. They are not just a legal document, but a practical tool for making your own estate clear, transparent and legally secure.
1. Can I have a foreign will recognized in Dubai?
Only to a limited extent. Without DIFC registration, Sharia law can apply. The safest way is to create a DIFC will or to adapt an existing will.
2. What happens to my real estate if I don't make a will?
Sharia automatically determines the distribution, regardless of your wishes. Real estate could go to distant relatives you never considered.
3. How does registration with DIFC Wills work?
Registration can be done online or in person. Two independent witnesses are required, after which a probate order is issued, which is recognized by banks and authorities.
4. Can I create multiple property wills?
Yes This makes sense for different properties in order to make the estate regulations clear.
5. How long does registration take?
Depending on the scope and completeness of the documents, registration usually takes a few weeks.
6. What documents do I need?
Proof of ownership, death certificate, passport or identity document, visa proof and certified translations into Arabic.
7. Can bank accounts or company shares also be regulated in a DIFC Will?
Yes, all assets in Dubai can be covered.
8. What happens if a Will document is not created correctly?
Mistakes can lead to delays, legal disputes, and the application of Sharia.
9. Can my children or spouse dispute a DIFC will?
A correctly registered DIFC Will significantly reduces this risk, but is not completely ruled out in theory.
10. Do I have to be there in person?
Not necessarily. Registration can be done online; witness signatures may require personal presence.
Estate planning in Dubai is an important aspect of protecting your real estate assets and ensuring that they are passed on exactly the way you want them to be. A well-thought-out will prevents unwanted distributions under Sharia law, provides clarity for your family and ensures legal security in a dynamic market like Dubai.
We at Real Estate Blondies are with you every step of the way: from advice to creating your DIFC Will to secure registration. In this way, you can be sure that your real estate in Dubai is properly secured — uncomplicated, transparent and professional.
.svg){kind=icon}
.webp)
.webp)
.webp)
.webp)
.webp)
.webp)
%20(2).jpg)
.svg){kind=small}
.svg){kind=small}
.svg){kind=small}
.svg){kind=small}
