How to Read a Dubai Title Deed (Every Field Explained)\n\nThe title deed is the most important document in any Dubai property transaction. It's the definitive legal proof of ownership, issued by the Dubai Land Department (DLD). Yet a surprising number of agents have never looked closely at one — they assume it's just a formality.\n\nIt isn't. Misreading a title deed (or missing a red flag on one) can kill a deal, expose a client to legal risk, or get you into a dispute you can't win. Here's a complete walkthrough of every field.\n\n## What Is a Dubai Title Deed?\n\nA Dubai title deed (also called a property deed or ownership certificate) is the official document issued by the Dubai Land Department confirming legal ownership of a property. It's generated after a successful transfer at a DLD trustee office and is the document you present to prove you own what you claim to own.\n\nSince 2021, the DLD has issued digital title deeds (e-deeds) in addition to the traditional physical certificates. Both are equally valid.\n\n## The Fields: A Complete Breakdown\n\n### 1. Title Deed Number\n\nA unique identifier assigned by DLD to this specific ownership record. Format varies slightly by year of issuance but is typically a sequential number. This is what DLD searches by — use it to verify the deed against the DLD database.\n\n*What to check:* Request the seller verify this number on the DLD's Dubai REST app or through a DLD inquiry. This confirms the deed is genuine and hasn't been tampered with.\n\n### 2. Date of Issue\n\nThe date DLD issued this deed — i.e., the date of the last registered transfer. If the deed date is from five years ago but the seller says they bought last year, something doesn't add up.\n\n*What to check:* Confirm the issuance date aligns with the seller's stated purchase history.\n\n### 3. Owner Name\n\nThe registered owner(s) as they appear in DLD's records. For individuals, this is the full legal name as per their passport or Emirates ID. For companies, it's the registered company name.\n\n*What to check:* This must exactly match the Emirates ID or passport presented at the trustee office. Discrepancies — even minor name variations — can halt a transfer. If the owner is a company, verify the company's registration matches.\n\n*Common issue:* Arabic transliterations can produce different English spellings across documents. If the title deed shows "Mohammed" but the current passport shows "Muhammad," you'll need a supporting affidavit or corrected document before transfer.\n\n### 4. Owner Nationality\n\nNationality as registered in DLD's system at the time of purchase.\n\n*What to check:* Generally informational, but relevant for certain ownership zones (freehold vs. leasehold). Non-GCC nationals can only own freehold in designated freehold areas.\n\n### 5. Property Number / Plot Number\n\nThe unique identifier for the land parcel or unit. For apartments, this is typically a unit number within a larger plot. For villas or land, it's the plot number.\n\n*What to check:* Cross-reference with the SPA and any community/building records. This number should also match the ejari records if the property is tenanted.\n\n### 6. Property Address\n\nThe official registered address: building name, floor, unit number, community, area, and emirate.\n\n*What to check:* Confirm this matches the physical property you've visited. Address errors do occur, especially in newer communities where naming conventions changed post-registration. If the address on the deed doesn't match current signage or community maps, investigate.\n\n### 7. Area (in Square Feet and Square Meters)\n\nThe registered area of the property. For apartments, this is typically the net area (internal). For villas and plots, it's the land area.\n\n*What to check:* This is one of the most important fields. Compare it to:\n- The SPA (should match exactly)\n- Developer floor plans (should be consistent)\n- RERA registration (for off-plan properties)\n\n*Common issue:* Some developers registered slightly different areas than what was marketed. If the deed area is materially smaller than what was sold, the buyer may have a claim — but it's extremely difficult to resolve post-transfer. Check this before the deal closes.\n\n### 8. Land Category / Usage\n\nHow the property is classified: residential, commercial, industrial, mixed-use. Also indicates freehold vs. musataha (surface rights) vs. usufruct (right to use).\n\n*What to check:* Confirm the category matches the buyer's intended use. A property registered as commercial cannot easily be used as residential, and vice versa. Mortgage terms and ownership rights also differ by category.\n\n### 9. Ownership Type\n\nFreehold, leasehold, musataha, or commonhold. This fundamentally affects the rights the owner holds.\n\n- Freehold: Full ownership of the unit/plot, indefinitely\n- Leasehold: Ownership for a defined term (up to 99 years), then reverts to landowner\n- Musataha: Right to build and use land for a period (typically commercial/industrial)\n- Usufruct: Right to use but not alter or mortgage the property\n\n*What to check:* Foreign buyers often assume all Dubai property is freehold. It isn't. Confirm this field before discussing mortgage options, inheritance, or resale — each ownership type has different implications.\n\n### 10. Encumbrances / Mortgage Status\n\nThis section records any registered charges against the property: mortgages, liens, court orders, or other encumbrances.\n\n*What to check:* This is critical. A property with a registered mortgage cannot be transferred without the mortgage being discharged or novated. Sellers who claim their mortgage is paid off but it still appears on the deed need to get a No Objection Certificate (NOC) from their bank and update DLD records before transfer.\n\n*Common issue:* Sellers sometimes have an outstanding mortgage they've emotionally written off. The deed tells the truth. Always verify the encumbrance field.\n\n### 11. Project / Building Name\n\nThe DLD-registered name of the building or development.\n\n*What to check:* This should match developer marketing materials. If it doesn't (common in rebranded buildings), confirm with the developer. Discrepancies can cause issues with NOC applications and service charge records.\n\n### 12. DLD Seal and Registration Number\n\nThe official DLD seal and the underlying land registry number. On physical deeds, this is an embossed seal with an ink stamp. On digital deeds, it's a QR code that links to the DLD verification system.\n\n*What to check:* Scan the QR code (on e-deeds) to verify authenticity immediately. For physical deeds, the registration number should return results in the DLD inquiry system.\n\n## Digital vs. Physical Title Deeds\n\nSince 2021, Dubai has progressively moved to digital title deeds issued via the Dubai REST platform. Key differences:\n\n| Aspect | Physical Deed | Digital (e-Deed) |\n|--------|--------------|------------------|\n| Format | A3 paper certificate | PDF with QR code |\n| Verification | DLD inquiry system | Scan QR code |\n| Storage | Physical safekeeping required | Cloud/digital |\n| Risk | Loss, damage, forgery | Minimal — QR-verifiable |\n| Acceptance | Universally accepted | Accepted by all DLD trustee offices, banks |\n\n*For agents:* Both are equally valid at trustee offices and with banks. If a client is nervous about an e-deed, walk them through the QR verification — it's actually more secure than a paper certificate.\n\n*Important:* The DLD is moving toward full digitisation. Physical deeds issued post-2021 are increasingly rare. Get familiar with the e-deed interface.\n\n## How Agents Use Title Deeds in Transactions\n\n### Listing Verification\n\nBefore listing a property, request the title deed from the seller. Confirm:\n- They are the registered owner (or have a valid POA from the registered owner)\n- No undisclosed mortgages or encumbrances\n- Area matches what will be marketed\n\n### Due Diligence for Buyers\n\nWhen a buyer is interested, review the deed for all the above. Additionally, check:\n- Is the seller's passport/Emirates ID name matching the deed?\n- Is there an outstanding mortgage that needs to be discharged at transfer?\n- Is the property in a freehold zone if the buyer is a non-GCC national?\n\n### At the Trustee Office\n\nAt transfer, the trustee office will verify the deed against DLD records. Any discrepancy — in name, area, encumbrances — will halt the transfer. Your job as the agent is to catch these issues before the transfer day, not on it.\n\n### NOC Process\n\nBefore transfer, the seller must obtain a No Objection Certificate from the developer (for strata properties) confirming service charges are paid and there are no objections to the transfer. The NOC references the title deed — so the deed details must be accurate for the NOC to be issued correctly.\n\n## Common Issues and How to Handle Them\n\n*Name discrepancy:* Get a statutory declaration or notarised affidavit confirming the names refer to the same person. Some nationalities have consistent transliteration variations that DLD is familiar with — your trustee can advise.\n\n*Outstanding mortgage not discharged:* The seller must coordinate with their bank for a settlement letter and NOC. This takes 2-4 weeks typically. Factor it into your timeline.\n\n*Area mismatch:* If the deed area differs from the SPA, you may need a reissuance of the deed through DLD — a process that requires the developer's involvement and can take time. Raise this before exchange of contracts.\n\n*Outdated encumbrances:* Old charges that have been paid but not released from the DLD register. The lender must issue a release letter and it must be registered at DLD. Another reason to verify early.\n\n## The Bottom Line\n\nA title deed isn't just a piece of paper you hand over at the end of a deal. It's the primary source of truth about what's being bought and sold. The agents who read deeds carefully are the ones who close cleanly — and the ones whose clients send referrals.\n\nWant to work through a specific title deed scenario or run a due diligence checklist for a deal you're working? The Activate OS AI coach has context across 71,845 DLD transactions. Ask it anything.

Originally published at activateos.io/blog