أسئلتكم،بإجابات صادقة.

De Dam is a boutique Dubai real estate advisory backed by more than 18 years of on-the-ground UAE experience. The company is new — the expertise behind it is not.

We are small by design. Every client speaks directly with a senior advisor who also invests in Dubai real estate personally. Our goal: help European investors buy property in Dubai with the same care we apply to our own money.

Most agencies earn when you buy. We earn when you invest well. That distinction shapes everything about how we advise.

We invest in most of the same properties we recommend. When we present a project, it has already passed our own investment criteria. We are not motivated to move inventory — we are motivated to make sound decisions. That includes saying no when a deal does not meet our standard.

"We're the only real estate partner who treats your investment as if it were our own — because most of the time, it is."

Every property must pass four checks before we present it:

• A developer with a proven delivery record
• A location with real, sustained demand
• A clear, data-backed rental yield
• A healthy exit option — how easily can you sell when the time comes

Most off-plan projects in the UAE do not meet our standard. We present a small number of assets each month. This keeps our advice sharp and our clients focused on the best opportunities available.

For off-plan property, the developer pays us. You pay zero agency fees — this is the standard model across Dubai's real estate market.

For secondary (ready) property, a 2% agency fee applies in line with UAE rules. We explain this upfront, clearly, before any commitment is made.

Yes. Since the 2006 freehold law, all nationalities can fully own property in Dubai's designated zones — the same ownership rights as UAE citizens. Your name goes on the title deed. You can sell, rent, or pass the property on. UAE residency is not required.

Popular freehold zones include Dubai Marina, Downtown Dubai, Palm Jumeirah, Business Bay, JVC, Dubai Hills, and Dubai Creek Harbour. All projects De Dam presents are freehold.

No. You do not need residency, a UAE bank account, or any local registration to purchase property in Dubai. A valid passport is all that is required.

A purchase above AED 750,000 qualifies you for a UAE residency visa — but this is an option, not a prerequisite. Many European investors buy and hold Dubai property without ever relocating.

In Dubai: 0% capital gains tax, 0% income tax, 0% rental tax.

In your home country: Dubai property must be declared as a foreign asset. For most European investors, the UAE–home country tax treaty grants the UAE primary taxing rights. Dutch investors declare in Box 3; French investors under IFI; German investors under Anlage AUS. For larger portfolios, a UAE corporate structure may improve tax efficiency.

Dubai rental yields in 2026 run between 8% and 12% net depending on area and property type — significantly higher than the 2–5% typical in the Netherlands and most of Western Europe.

Strong yield areas include JVC, Business Bay, Dubai Marina, and Dubai South. De Dam presents only properties that meet a defined minimum yield benchmark, backed by live market data — not projections.

Freehold means full ownership of both the land and the building, forever — the same as full ownership in Europe. Over 30 Dubai zones are freehold for foreign nationals, including Dubai Marina, Downtown Dubai, Palm Jumeirah, Business Bay, JVC, Dubai Hills, and Dubai Creek Harbour.

All major off-plan projects from established developers are freehold. You own, rent, sell, and pass on your property freely.

Yes. Dubai is one of the most regulated property markets in the world. The Dubai Land Department (DLD) registers every transaction. RERA governs all developers and agents.

For off-plan property, the 2007 escrow law holds all buyer funds in a protected account — released only as verified construction milestones are met. Over 270,000 transactions were registered in Dubai in 2025. Your investment is legally documented and protected at every step.

Off-plan means buying during construction — typically at a lower entry price, with developer payment plans and strong capital appreciation potential.

The risk is managed by UAE law: the 2007 escrow law protects your funds, and developer selection determines delivery risk. De Dam presents off-plan only from developers with verified delivery records. With the right project, off-plan can be structurally safer than buying on the secondary market.

Your funds go directly to a DLD-regulated escrow account — not to any agency or developer operating account. This is enforced by UAE law and audited throughout the project lifecycle.

All transactions are registered with the Dubai Land Department and fully traceable. De Dam handles all documentation, coordinates with developers and legal parties on the ground, and remains your point of contact from reservation through handover and beyond.

No. The full process can be completed remotely — virtual property tours, digital documentation, remote contract signing, and direct fund transfer from your European bank account. We handle everything locally in Dubai.

A site visit is always welcome, but never a requirement. Many of our clients complete their full purchase from their home in Europe.

The main purchase cost is the 4% DLD transfer fee — comparable to property transfer taxes in Europe, paid once at registration.

No capital gains tax. No rental tax. No recurring property tax. We give you a full cost breakdown before you sign anything.

Most off-plan projects offer 0% interest payment plans structured around construction milestones. Common structures include:

• 20/60/20 — 20% down, 60% during construction, 20% at handover
• 50/50 — 50% during construction, 50% post-handover
• Post-handover plans — spread payments 2–3 years after receiving the keys

No bank mortgage required. No income proof needed. De Dam negotiates on your behalf to secure the most flexible plan for each project — structured around your budget, timeline, and goals.

Standard international bank transfer — funds go directly to the developer's DLD-regulated escrow account. No UAE bank account required. We connect clients with trusted currency partners who reduce FX costs on larger transfers. The process is clear, fast, and fully compliant with Dutch, European, and UAE regulations.

Yes. Two residency routes exist:

Both visas cover your spouse and children. You do not need to live in the UAE to maintain the visa. It provides residency rights and simplified GCC travel — without any obligation to relocate.

De Dam stays with you well beyond the purchase. We provide full property management including tenant sourcing, rent collection, service charge handling, furnishing coordination, and monthly income reporting.

• Long-term rental management: approx. 5% of annual rent
• Short-term rental (Airbnb-style): 15–20%

Rental income transfers directly to your account, wherever you are. Our relationship does not end when the contract is signed.

Yes. Off-plan resale before handover is legal and common in Dubai — most developers allow it once 30–40% of the purchase price has been paid. Many investors sell during construction to capture capital appreciation before taking possession.

De Dam advises on exit timing and manages the resale process. With over 270,000 transactions in 2025, Dubai's secondary market offers strong liquidity at every stage.

No — not if your investment is properly declared. The DLD transaction database is public and legally compliant. European tax investigations target undeclared offshore assets, not correctly reported Dubai property.

Dutch investors who declare Dubai property in Box 3 as required have no exposure. We recommend working with a cross-border tax advisor before investing. We can refer you to specialists.

Yes. Non-resident buyers can finance up to 50% of a Dubai property's value through UAE banks; UAE residents can borrow up to 80%. Most lenders require a minimum property value of AED 1,000,000, six months of bank statements, and a clean credit record.

Mortgage rates in 2026 sit between 4% and 5.5% depending on bank, term, and structure. De Dam connects clients with mortgage brokers who specialise in European buyers.

The 10-year Golden Visa requires owning property worth at least AED 2,000,000 — as a single property or combined value across multiple. The property must be handed over, or off-plan with at least 50% paid.

Requirements include: UAE medical fitness test, valid health insurance, and a clean criminal record. Your spouse and children are included automatically and renewed alongside the main applicant.

Total government and processing fees run approximately AED 9,500–11,000 for the main applicant:

We can recommend trusted PROs to handle the full application end-to-end.

• Passport valid for at least 6 months
• Recent passport-size photos
• Title deed in your name
• DLD property valuation confirming AED 2,000,000+ value
• Six months of bank statements
• Valid UAE health insurance
• Medical fitness certificate completed in Dubai
• For dependants: attested marriage and birth certificates

Most applications are processed in 2–4 weeks.

Form A is the official RERA agreement signed between a property owner and a registered broker. It gives the broker the legal right to market and list the property, and sets the commission, exclusivity terms, and listing duration. Without a signed Form A, no property can be legally advertised on portals such as Bayut, Property Finder, or Dubizzle.

Form B is the official RERA agreement between a buyer (or tenant) and a broker. It confirms the broker represents the buyer's interests and defines the commission and scope of work. Form B is required before any property tour, offer, or transaction — it protects both parties throughout the deal.

Apply online at dewa.gov.ae or via the DEWA Smart App. You will need your Ejari certificate, passport copy, Emirates ID, and tenancy contract. Activation takes 1–2 working days after payment. Most apartments are already metered, so service switches on remotely once approved.

All fees are paid online during the application. No counter visit required.

Most modern Dubai apartments use district cooling provided by Empower, Emicool, or Tabreed. Setup requires a one-time activation fee (around AED 1,000) and a refundable deposit of AED 2,000–3,500 before move-in. Cooling is billed separately from DEWA each month, with a fixed capacity charge plus a usage component.

Most newer buildings use centralised piped gas (FEWA Gas or Emirates Gas) with a refundable deposit of around AED 1,000 and an activation fee of AED 200–400. Older buildings without piped gas use refillable cylinders delivered on demand for AED 80–120 per cylinder.

Ejari is the DLD's official tenancy registration system. Every rental contract must be registered to be legally valid. Registration costs AED 220, completed online via the Dubai REST app or at any approved typing centre.

Required documents: tenancy contract, Emirates ID, passport copy, and title deed copy. Ejari is mandatory before activating DEWA, internet, or gas.

Visit a branch with your passport, Emirates ID (or visa stamp), residence visa, salary certificate or trade licence, and a recent utility bill or tenancy contract. Major banks — Emirates NBD, ADCB, Mashreq, FAB — approve resident accounts in 3–7 working days.

Non-residents can open savings or investor accounts but cannot hold a current account or chequebook.

A salary certificate showing a minimum monthly salary of AED 5,000–10,000 (varies by bank), plus 3–6 months of bank statements. Self-employed applicants provide a UAE trade licence and 6 months of business statements. Non-residents typically provide proof of overseas income, an investment portfolio, or property ownership.

Minimum balance requirements range from AED 3,000 to AED 25,000 depending on bank and account type. Falling below the minimum triggers a monthly fee of AED 25–100. Premium accounts require AED 100,000+ in exchange for waived fees and a dedicated relationship manager.

Submit a move-out refund request through the DEWA Smart App or online portal. Provide your final meter reading, tenancy end date, and updated bank account details. DEWA issues the final bill, deducts it from your deposit, and refunds the balance directly to your registered account.

The refund is processed in 5–10 working days after the final bill is settled. Only the outstanding final bill — electricity, water, and sewerage — is deducted. There are no percentage-based or administrative deductions. The remainder is returned in full.

Submit a disconnection request via the DEWA Smart App at least 3 working days before your move-out date. Provide your final meter reading and vacating date. DEWA disconnects the supply, issues the final bill, and processes the deposit refund automatically. No service centre visit required.

Most Dubai tenancy contracts require 60 days' written notice plus an early termination penalty equal to 2 months' rent, unless the contract states otherwise. The exact terms must be written clearly into the contract before signing. De Dam reviews every contract to ensure your exit conditions are fair and transparent.

A furnished property includes all furniture, appliances, kitchenware, and linens — ready to live in from day one. A semi-furnished property has built-in kitchen appliances, white goods, and fitted wardrobes, but no loose furniture. An unfurnished property is a bare unit with empty rooms and only basic light fittings.

Furnished units typically rent for 15–25% more than unfurnished and fill faster — generating rental income sooner.

A Dubai holiday home (short-term rental) requires a permit from the Department of Economy and Tourism (DET). You must register each unit, hold a valid Ejari, pay the annual permit fee (from AED 1,520 for a one-bedroom, scaling by size), collect the tourism dirham (AED 10–15 per night per room), and meet DET safety, furnishing, and inspection standards.

Yes. To operate commercially, you must hold a DET-issued holiday home operator licence — either through a UAE trade licence or a partnership with a licensed operator.

De Dam works with vetted, licensed operators who handle the full setup, listing, cleaning, guest services, and compliance — so you earn passive short-term rental income without running the business yourself.