Oqood vs Title Deed in Dubai: What You Actually Own and When
Short answer: An Oqood certificate registers your off-plan purchase on the Dubai Land Department's interim register — proof of a legally recognised contract to acquire a property that does not yet exist. A title deed registers ownership of a completed property on the main register. Oqood converts to a title deed at handover, once the developer obtains the building completion certificate.
Key takeaways
- Oqood = registered contract. Title deed = registered ownership. Both are official DLD documents; they are not the same right.
- Registration on Oqood is mandatory under Law No. 13 of 2008 as amended — an off-plan sale not registered there is void.
- Both documents support a Golden Visa application at an AED 2M DLD valuation, and both can be sold, though Oqood assignment needs a developer NOC.
- You cannot mortgage an Oqood at more than 50% LTV; a title deed supports up to 80% for expatriate residents.
- Conversion happens at handover and is the developer's obligation to initiate — but chase it, because a delayed conversion is a real and common irritation.
What is an Oqood certificate?
Oqood — عقود, Arabic for “contracts” — is the Dubai Land Department's system for registering off-plan sales. When a developer sells a unit that does not yet exist, the sale is recorded on the interim property register rather than the main one, because there is no completed property to attach ownership to.
Registration is not optional. Under Law No. 13 of 2008, as amended by Law No. 19 of 2017, an off-plan sale must be registered on the interim register, and an unregistered sale is void. That provision exists to prevent the unrecorded, unprotected off-plan selling that damaged the market before 2008.
- Issued by: the developer, through the DLD's Oqood system, after you pay the 4% registration fee.
- Cost: the 4% DLD registration plus roughly AED 1,000 for issuance and AED 40 admin.
- Timing: normally within one to four weeks of signing the SPA — though this depends entirely on the developer's back office.
- Verifiable: yes, in the Dubai REST app.
What is a title deed?
A title deed (Milkiyya) is the DLD's record of ownership of a completed property on the main register. It names the owner, the plot, the built-up area, the community and any registered encumbrances such as a mortgage.
It is issued once the developer has obtained a building completion certificate from Dubai Municipality and the unit is formally handed over. Dubai title deeds are digital, carry a QR code, and are verifiable by anyone in Dubai REST — which makes title fraud considerably harder here than in many markets.
The practical differences
| Oqood certificate | Title deed | |
|---|---|---|
| What it records | A registered contract to acquire | Ownership |
| Register | Interim property register | Main property register |
| When issued | Weeks after signing the SPA | At handover, after the completion certificate |
| Can you occupy? | No | Yes |
| Can you rent it out? | No | Yes |
| Can you sell? | Yes, by assignment with a developer NOC | Yes, freely |
| Maximum mortgage LTV | 50% (Central Bank cap on off-plan) | Up to 80% for expatriate residents |
| Golden Visa eligible | Yes, at AED 2M DLD valuation | Yes, at AED 2M DLD valuation |
| Service charges payable | No | Yes |
| Utility connection | No | Yes |
| Protected by escrow | Yes | n/a — construction complete |
The row that changes decisions is mortgage LTV. The Central Bank caps off-plan lending at 50% for every buyer, so an Oqood-stage property requires half the price in cash. The same property with a title deed supports up to 80% for an expatriate resident. That is a difference of AED 1.5 million on a AED 5 million villa — see our mortgage guide for the full LTV table.
How does the conversion work?
- The developer completes construction and obtains a building completion certificate from Dubai Municipality.
- The project is registered as completed with the DLD and the units move from the interim register to the main register.
- You settle the final instalment and any handover charges — service charge advance, utility deposits, handover admin. These are itemised in our guide to the hidden costs of off-plan property.
- Snagging and de-snagging before you sign the handover certificate. Do not skip this; signing accepts the unit.
- The title deed is issued in your name, at AED 250 plus AED 250 for the site plan.
- Verify it in Dubai REST — check your name, the plot number, the built-up area and that no unexpected encumbrance is registered.
Two practical notes. Conversion is the developer's obligation to initiate, but it is routinely slower than it should be, particularly in large phased projects. Chase it in writing. And if you bought on a post-handover payment plan, expect the title deed to be issued with a developer charge registered against it until the balance clears — that is normal, but confirm the discharge mechanism before you sign.
Common misconceptions
- “An Oqood isn't real ownership, so it isn't safe.” It is a government registration with statutory force, backed by mandatory escrow. It is a different right from ownership, not a weaker form of paperwork.
- “I can rent out my Oqood unit.” No. There is no completed property to let. Income begins at handover.
- “I can't get a Golden Visa until I have a title deed.” Not since February 2026 — an Oqood-registered unit with a DLD valuation of AED 2M or more qualifies. See our guide to the Golden Visa with off-plan property.
- “The title deed comes automatically.” It requires the completion certificate, your final payment and the handover process. Delays are common and worth chasing.
- “Oqood and title deed are the same document at different stages.” They are different registers recording different legal rights. The first converts into the second; it does not become it by the passage of time.
If you want the wider comparison of buying at Oqood stage against buying a completed property, it is in off-plan vs ready property in Dubai, and the foundational explanation of Dubai's ownership categories in what freehold property means in Dubai.
Frequently asked questions
What is the difference between Oqood and a title deed in Dubai?
An Oqood certificate registers an off-plan purchase on the Dubai Land Department's interim register — it records a legally recognised contract to acquire a property that is not yet built. A title deed registers ownership of a completed property on the main register. Oqood converts to a title deed at handover.
Is an Oqood certificate proof of ownership?
Not of ownership of a completed property. It is official government registration of your contractual right to acquire the unit, mandatory under Law No. 13 of 2008 as amended, and an off-plan sale not registered on Oqood is void. Your payments are separately protected by a RERA-supervised escrow account.
Can I sell a property that only has an Oqood certificate?
Yes, by assignment. You normally need to have paid 30% to 40% of the price and to obtain a no-objection certificate from the developer. The transfer completes at a DLD trustee office and the incoming buyer pays a fresh 4% DLD registration fee.
When does Oqood convert to a title deed?
At handover, once the developer has obtained a building completion certificate from Dubai Municipality and the project moves from the interim register to the main register. You settle the final instalment and handover charges, complete snagging, and the title deed is issued for AED 250 plus AED 250 for the site plan.
Can I get a mortgage with only an Oqood certificate?
Yes, but the Central Bank caps off-plan lending at 50% loan-to-value for every buyer. Once the title deed is issued, an expatriate resident can borrow up to 80% on a first property valued at AED 5 million or less.
Does an Oqood certificate qualify for the Golden Visa?
Yes. Since February 2026, an off-plan unit registered on Oqood with a Dubai Land Department valuation of AED 2 million or more qualifies for the ten-year Golden Visa, with no minimum amount paid.
Sources & further reading: Dubai Land Department · Dubai REST app · Central Bank of the UAE
Written by Faizan Ahmed, Digital & SEO Lead, Swank Development. Last updated 2 September 2026. Figures are indicative and were verified against official UAE government sources at the time of writing; always confirm current fees with the Dubai Land Department or your conveyancer.
