By Mohammad Hejazi, real estate broker in Sharjah · Last updated:
Steps to buy property in Sharjah
1. Decide on the type of property and your budget, and count the registration fee and commission in it. If you will buy with a mortgage, ask the bank for a pre-approval before you start looking.
2. Ask which type of ownership is open to your nationality for the property you like. It changes from one property to the next, even in the same area.
3. Ask for a copy of the title deed and check that the property is registered in the seller's name. For land, check that the plot is privately owned and not a grant plot; for a building, ask for the current leases.
4. Inspect the property before you agree: the condition and finish of a villa, the building permit of a plot, or the income and units of a building.
5. Agree the price and payment terms and sign the sale contract.
6. Register the sale with the Sharjah Real Estate Registration Department and pay the fees, and the title deed is issued in your name.
Can foreigners buy property in Sharjah?
By default, property in Sharjah can be owned by UAE and GCC citizens, under Law No. 2 of 2022. Its main exception is approved real estate development projects, where all nationalities may own freehold with no time limit.
Many projects and properties are offered freehold to Arab nationalities, and some projects give other nationalities a usufruct right of up to 100 years, meaning the right to use and benefit from the property for that period.
So knowing the area is not enough. Ask about the type of ownership for that specific property. We confirm it for you before you buy, and it is made official at registration.
Does buying property in Sharjah give you residency?
Yes, if the property is worth at least AED 2 million. The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) grants real estate investors a 10-year Golden Visa, and the rule is the same in every emirate.
The conditions on the ICP website: the property must be fully owned by the investor, a passport valid for at least six months, valid UAE health insurance, and a letter from the Real Estate Registration Department confirming ownership of property worth at least AED 2,000,000.
According to the ICP guide published in 2025, the AED 2 million can come from one property or several, the property can be mortgaged to an approved local bank, and off-plan property from approved developers is accepted with proof of payment.
Remember that residency comes after ownership: first choose a property your nationality is allowed to own. If your property is worth less than AED 2 million, ask ICP about other residency types and their current conditions.
What does buying property in Sharjah cost?
Apart from the price, the biggest cost is the registration fee at the Real Estate Registration Department. As the department's figures have been reported in the press: 2% of the price for UAE and GCC citizens and 4% for other nationalities.
For example, on a villa worth AED 3 million the registration fee is AED 60,000 for a UAE or GCC citizen and AED 120,000 for anyone else.
On top of that come the title deed issue fee, the broker's commission, which you should agree in writing before you buy, and bank and valuation fees if you buy with a mortgage. Fees can change, so confirm the current figure with the department before you set your budget.
Buying with a mortgage: how much is the down payment?
The UAE Central Bank caps how much of a property's value a bank may lend. For a resident expat buying a first home to live in: up to 80% if it is worth AED 5 million or less, and up to 70% above that.
For a second home or an investment property the cap is 60% whatever the value, and for off-plan property 50%. The rest is your down payment, plus the fees.
These are maximums: a bank may lend less depending on your income and its valuation. And because the type of ownership differs from one property to another in Sharjah, ask the bank early whether it will finance the property you want.
Buying in Sharjah or Dubai: what is different for a buyer?
Ownership: Dubai has designated freehold areas open to all nationalities. In Sharjah ownership is mainly for UAE and GCC citizens, with the exceptions explained above, so the question there is about the specific property, not the area.
Rent: if you are buying to invest, Sharjah's rent law (Law No. 5 of 2024) does not allow rent increases during the first three years of a tenancy unless both sides agree, so work out the yield on the current rent.
Golden Visa: the AED 2 million rule is federal, so it is the same in Sharjah and Dubai.
Looking for property in Sharjah? Tell us what you want.
Frequently asked questions
Can foreigners buy property in Sharjah?
Ownership in Sharjah is mainly for UAE and GCC citizens, and all nationalities may own freehold in approved development projects. Many properties are offered freehold to Arab nationalities, and some projects offer a usufruct right of up to 100 years. We confirm what is open to your nationality for each property before you buy.
Does buying property in Sharjah give residency?
Yes, if the property, or all your properties together, are worth at least AED 2 million. You then apply to ICP for a 10-year Golden Visa, with a letter from the Real Estate Registration Department confirming ownership and value.
What are the fees for buying property in Sharjah?
The registration fee, as reported from the Real Estate Registration Department, is 2% of the price for UAE and GCC citizens and 4% for others, plus the title deed fee and the broker's commission. Confirm the current fees with the department.
How much is the down payment on a mortgage in Sharjah?
For a resident expat buying a first home to live in: at least 20% if it is worth AED 5 million or less, and 30% above that. For an investment property 40%, and for off-plan property 50%, under the UAE Central Bank's limits.
Can I buy a house in instalments in Sharjah?
Instalments usually come through a bank mortgage, or a developer's payment plan on off-plan projects. The properties we list are offered by their owners, so payment is agreed with the seller, and you can finance part of the price with a bank loan.
Where is a property purchase registered in Sharjah?
At the Sharjah Real Estate Registration Department, which registers property and land sales in the emirate. Once the sale is registered and the fees are paid, the title deed is issued in your name.
Call or WhatsApp: +971 50 764 7444 · WhatsApp