Frequently Asked Questions

Q: What is DLD Circular No. 29/R/2025?

The Circular sets out wording requirements by transaction type, restricts verification to three named electronic portals, prohibits QR codes as a verification method, sets validity periods for foreign-issued POAs, and prescribes rules for sale proceeds.

Q: How long is a property POA valid?

A POA issued through the Dubai Courts Notary Public has indefinite duration unless the principal specifies an expiry or revokes. A foreign-issued POA for sale is valid for two years from the date of issue. A foreign-issued POA for purchase is valid for five years.

Q: What is the authentication chain for a foreign-issued POA?

Notarisation in the country of issuance, followed by legalisation at the UAE embassy or consulate, followed by attestation by MOFAIC on arrival in the UAE. Where not in Arabic, a full legal translation by a UAE-licensed translator is required.

What is a property power of attorney in the UAE?

A property Power of Attorney is a notarised legal document by which a principal authorises an agent to act on their behalf in a real estate disposition before the Dubai Land Department. It is used in sale, purchase, gift, mortgage, usufruct, and musataha transactions.

Which DLD regulation governs property POAs?

The operative regulation is DLD Circular No. 29/R/2025, issued 16 July 2025. It governs the acceptance and verification of POAs submitted to the Dubai Land Department or any Real Estate Registration Centre for real estate dispositions in Dubai. It operates over the federal Civil Code and the federal notary regime.

What is DLD Circular No. 29/R/2025?

The Circular is the operative regulation issued by the Dubai Land Department on 16 July 2025. It sets out wording requirements by transaction type, restricts verification to three named electronic portals, prohibits QR codes as a verification method, sets validity periods for foreign-issued POAs, and prescribes rules for the routing of sale proceeds.

Does the DLD accept General POAs for property sales?

The DLD has historically preferred Special POAs naming the specific property and the specific transaction. The Circular reinforces this by requiring transaction-specific wording. A General POA can be accepted only where it expressly authorises the named transaction type using the Circular’s terminology and references the property — at which level of specificity, a Special POA is the cleaner instrument.

What specific wording must a property POA contain?

The POA must use the prescribed wording for the relevant transaction type. For sale, formulations include “sale of real estate,” “sale of immovable property,” “transfer for consideration,” and “sale to oneself or to others.” For purchase, “joint purchase,” “co-purchase,” or “purchase for oneself with explicit specification of the ownership share.” Mortgage, gift, usufruct, and musataha each have their own approved formulations. Generic language such as “full authority to manage property” is rejected.

How is a property POA verified by the DLD?

Verification is conducted exclusively through the issuing authority’s official electronic platform: the Dubai Courts portal, the Abu Dhabi Courts portal, or the Ministry of Justice eNotary search. No other source of verification is accepted.

Can a QR code on the POA be used as verification?

No. The Circular strictly prohibits QR codes as a verification method. A QR code on the POA does not constitute valid verification, regardless of the document’s authenticity.

How long is a property POA valid?

The validity rule depends on where the POA is issued and the transaction type. A POA issued through the Dubai Courts Notary Public — that is, UAE-issued — has indefinite duration unless the principal specifies an expiry date or revokes the document. A foreign-issued POA used for a sale transaction is valid for two years from the date of issue. A foreign-issued POA used for a purchase transaction is valid for five years from the date of issue.

Can a property POA be issued from outside the UAE?

Yes, subject to validity periods and the authentication chain. The document must be notarised by the competent authority in the country of issuance, legalised by the UAE embassy or consulate in that country, and attested by the UAE Ministry of Foreign Affairs.

What is the authentication chain for a foreign-issued POA?

The authentication chain depends on whether the document originates in a Hague Apostille Convention member state. The United Arab Emirates acceded to the Convention, which entered into force for the UAE in February 2026. For documents from member states, the chain is: notarisation in the country of issuance, followed by an apostille issued by the competent authority in that country. The former three-step consular legalisation (embassy plus MOFAIC) is replaced by the apostille. For documents from non-member states, the chain remains: notarisation, legalisation at the UAE embassy or consulate, attestation by MOFAIC on arrival. Where the document is not in Arabic, a full legal translation by a UAE-licensed translator is required in both cases, and may need to be legalised in turn. Operational acceptance at the receiving UAE institution should be confirmed before reliance.

Is the original POA required, or are scans accepted?

The original physical POA must be presented at the Real Estate Registration Centre. Uncertified electronic copies and scans are not accepted.

Does the POA need to be in Arabic?

Arabic is the default. Bilingual Arabic-English POAs are accepted for property transactions. Where the document is not originally in Arabic, a certified Arabic translation by a UAE-licensed sworn legal translator is required.

Can the agent receive sale proceeds into their own bank account?

Not on the basis of a generic POA. The default position is that funds go to the seller. Where a POA is used, acceptable methods are: a manager’s cheque in the seller’s name; a cheque in the agent’s name supported by a receipt explicitly stating the funds are received on behalf of the seller; or a notarised acknowledgement from the owner. The POA must expressly authorise receipt of funds.

What rules apply where the property is owned by a minor?

For Emirati minors from Dubai, written approval from the Awqaf and Minors Affairs Foundation (Dubai) is mandatory. For Emirati minors from other emirates, a court order authorising the guardian or trustee is required. For non-national minors, a local judicial order is required. Where the minor is the transferee in a purchase or gift, the signature of the guardian, trustee, or curator is sufficient.

Can a real estate broker act as the POA agent for a transaction they are involved in?

A client may appoint their broker as POA holder. However, the same broker cannot simultaneously act as broker — collecting commission — and as POA holder for the same client in the same transaction. This is DLD established practice. A sales progression officer or conveyancer who is not the deal broker may hold the POA without conflict.

How is a property POA revoked?

In two steps. First, revocation is executed at the issuing notary — Dubai Courts, Ministry of Justice, or Private Notary. Second, the revocation is filed with the Dubai Land Department to remove the POA from the property record. Both steps are required for revocation to be effective on the DLD register. Article 955 of the Civil Code requires formal notice to the agent.

What happens if the principal's Emirates ID has expired since the POA was issued?

A copy of the Emirates ID cited in the POA must be provided, and the POA verified through the relevant portal. The Registrar cross-checks the principal’s name, Emirates ID, and passport number against DLD records. Mismatch should be resolved before lodging.

Can a single POA cover both sale and mortgage of a property?

Yes, provided each authority is expressly stated using the Circular’s required wording for that transaction type. Stacking authorities into a single instrument is permissible, but each must be discrete. Generic wording covering “all property matters” is not sufficient.

For execution support, see poas.ae.