How to buy property in Dubai: a complete guide for the Czech investor

Buying property in Dubai is often simpler than purchasing an apartment in Prague — provided you know the correct procedure. The process is transparent, fully digitised and the state, through the Dubai Land Department (DLD), protects the interests of the foreign buyer. This guide describes the whole journey step by step as a Czech investor actually experiences it. 1. Selecting the project and location The first decision is always strategic: are you looking for off-plan (a project under construction with an attractive entry price and payment schedule) or a completed apartment with immediate rental income? In practice, off-plan dominates for investors focused on capital growth, while completed units suit those who want to start collecting rent immediately. Location (JVC, Business Bay, Dubai Marina, MBR City, Umm Al Quwain), developer reputation and the corresponding RERA licence are key. 2. Reserving the unit The selected unit is reserved with a reservation fee, typically 5–10% of the price, sent directly to the developer's escrow account held with a regulated bank in the UAE. Escrow is a statutory protection — the developer releases funds gradually according to the actual construction progress verified by RERA. 3. Sale & Purchase Agreement (SPA) Within a few days you will receive the SPA, which sets out the price, payment schedule, handover date, unit specification, penalties and warranty terms. The SPA can be signed remotely from the Czech Republic (electronically or via a certified power of attorney). We recommend having the contract reviewed before signing by a partner experienced with the Dubai market. 4. Oqood registration (for off-plan) For off-plan projects the contract is registered with the Oqood system at the Dubai Land Department. This registration is the official proof of ownership of the purchase contract until the Title Deed is issued upon completion. The Oqood / DLD fee is 4% of the purchase price and is typically settled with the first instalment. 5. Payment schedule A typical off-plan payment structure: 20% at reservation and Oqood, 40–60% during construction (in quarterly or milestone instalments), the balance at handover. Many developers now also offer a Post-Handover Payment Plan under which the investor pays a portion of the price after handover and once rental income has started — significantly reducing the capital burden. 6. Transferring funds from the Czech Republic Funds are transferred directly from your Czech bank to the developer's escrow account in the UAE (in USD or AED). Above EUR 15,000, both the bank and the recipient are required to document the source of funds (AML — anti money laundering). We recommend having ready: proof of income, tax return or bank statements, or a sale contract for another asset. FX risk can be mitigated by splitting the transfer or by an FX forward. 7. Financing A foreign investor can take a mortgage with selected banks in the UAE (typically Emirates NBD, Mashreq, ADCB) — usually 50–60% LTV, rates of 4–6% p.a., tenor up to 25 years. Proof of income and banking history are required. Alternatively, Czech financing secured on Czech assets can be used to fund a cash purchase in the UAE — often administratively simpler. 8. Handover and Title Deed registration After completion, the unit is technically inspected (snagging). Once the final instalment is settled, the DLD issues the Title Deed — a full title document in the investor's name. At this point you hold 100% freehold ownership, with all rights including sale, letting, inheritance and entering into tenancy agreements. 9. Property owner visa Owners of property above a certain value are eligible for a UAE residency category — from a 2-year residence visa (from around AED 750,000) up to a 10-year Golden Visa (from AED 2,000,000). The visa can be extended to family members. 10. Management and letting Most investors use a professional property manager (leasing, tenant vetting, maintenance, rent collection). Short-term letting (Airbnb / holiday homes) requires a DTCM licence and is suitable primarily for tourist locations; long-term letting is administratively simpler and provides a more stable cash flow. Most common mistakes to avoid • Buying via an unregulated intermediary without a RERA licence. • Signing the SPA without reviewing the payment schedule and penalty clauses. • Underestimating service charges and property-management costs. • Insufficient AML documentation — explaining the source of funds later is complicated. • Buying without a reserve for the DLD 4%, registration fees and handover charges. A specific project in our portfolio Fitting the strategy "entering Dubai via a premium location with strong rental potential" is the Opal by Crystal project in Jumeirah Village Circle — its completion is aligned with JVC's trajectory as one of Dubai's strongest rental districts. Current unit availability, payment schedule, layouts and floor plans are available on the project detail page. Summary Buying a property in Dubai is fully realistic for a Czech investor and, if the steps above are followed, considerably safer than most people expect. The key is the combination of a quality project, a transparent escrow process and a partner able to guide the investor from selection through to handover. Risk notice Investment in foreign real estate involves market, currency, regulatory, liquidity and project risks (including the risk of construction delays). The DLD fee levels, bank LTVs and visa thresholds cited above reflect current UAE practice and may change over time. This news item is provided for information only and does not constitute tax or legal advice, a public offer or an investment recommendation.