Dubai's property registry is one of the most digitized in the world — which means there is no excuse for buying, or even depositing on, a property without verifying who actually owns it. Fraud in Dubai is rare relative to transaction volume, but when it happens, the pattern is almost always the same: the buyer trusted a PDF, a charming intermediary, or a fake title deed instead of the official registry.
Here's the verification playbook, with real costs and what each check actually reveals.
Method 1: Dubai REST app (fastest, AED 70–250)
The Dubai REST app — the DLD's official transaction platform — offers instant title deed enquiries for AED 70–250 depending on detail level. You need the property ID or the owner's Emirates ID. The enquiry returns:
- The owner's name (partially masked) — enough to cross-check against your seller
- Property location via plot number and Makani coordinates
- Mortgage status — registered lender and encumbrances
- Property type, area, and permitted usage classification
- Transaction history
Results are instant. For any transaction above casual curiosity, this is step one.
Method 2: DLD Trustee office printout (the deep check)
For high-value purchases or anything that feels off, a Trustee office printout costs AED 100–300 and takes 1–3 working days. It requires the title deed number and the owner's Emirates ID, and delivers more complete records than the app enquiry — including full mortgage details. If you're transferring AED 5 million, the extra AED 100 and three days are the cheapest insurance in real estate.
The supporting checks (mostly free or cheap)
| Check | Cost | What it tells you |
|---|---|---|
| Makani Locator | Free | Exact location matches the legal description |
| Ejari verification (AED 50–150) | Instant | Whether/how the property is leased |
| Oqood certificate check (AED 100–200) | 1–2 days | Off-plan buyer rights and project legitimacy |
The Makani number deserves a special mention: every Dubai property has one, and it's a free cross-check that the physical unit you're being shown is the legal unit in the registry. Address fraud — selling "apartment 1204" that's actually 1205 — dies at the Makani check.
Title deed vs Oqood: know which document should exist
This trips up first-time off-plan buyers:
- Completed property → title deed. Issued after handover; the final ownership document.
- Off-plan property → Oqood certificate. Issued during construction; represents your registered rights to the unit, including payment schedule and developer details.
If a seller offers you a "title deed" for a building that hasn't been completed, walk away. And for off-plan, always verify the developer's RERA registration number — every legitimate project and developer has one, and it takes minutes to confirm.
The fraud checklist, compressed
- Does the seller match the registered owner? Name on the title enquiry vs passport vs contract. A "son of the owner," a "business partner," or a "recently authorized agent" without notarized PoA is a hard stop.
- Is there a mortgage on the property? It changes the transfer mechanics — and unscrupulous sellers "forget" to mention it.
- Do details match across sources? Plot number, Makani number, unit size, usage type. One mismatch = stop until explained.
- Any pressure to skip verification? "The seller needs a decision today" is the oldest scam line in real estate, in every country on earth.
Legitimate sellers welcome verification — it de-risks their transaction too. Resistance to a AED 70 registry check tells you everything you need to know about the person asking for your deposit.
The full verification guide with all methods compared is on Villavow: How to Verify Property Ownership in Dubai.
Keep going:
- Who can buy property in Dubai — the 2026 rules
- Oqood registration: protecting your off-plan unit
- Dubai apartment prices by area (2026 guide)
All Dubai property guides: Villavow · complete site index · title deed & ownership documents.
Disclosure: drafted with AI research assistance, reviewed and maintained by the VillaVow team.
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