Inheriting property in Dubai: what happens without a will, and what a DIFC or Abu Dhabi will costs

If a non-Muslim owner of a Dubai apartment dies without a will, UAE law splits the estate: half to the surviving spouse, half to the children in equal shares regardless of gender. To leave the property differently you need a registered will — AED 10,000 at the DIFC Courts Wills Service or AED 950 with the Abu Dhabi Judicial Department.

What happens to a Dubai property without a will?

Since 1 February 2023, Federal Decree-Law No. 41 of 2022 on civil personal status has applied to non-Muslims. Without a will, 50% of the estate goes to the surviving spouse and the remaining 50% is shared equally among the children.

The law lets heirs ask the court to apply the law of the deceased’s home country, but that is a separate process with translations and evidence. For Muslim owners, Sharia rules apply and the shares differ.

Even with clear shares, intestate heirs go through court: proving kinship, legalising documents and translating them into Arabic. While this runs, the property cannot be sold and the deceased’s UAE bank accounts are usually frozen.

Where can you register a will for Dubai property?

There are two main routes. The DIFC Courts Wills Service registers English-language wills under common-law principles for non-Muslims aged 18 or over with UAE assets. Signing can be done remotely by video call with a Wills Service officer.

The second is the civil wills registry of the Abu Dhabi Judicial Department, which accepts wills covering assets in any emirate. The fee is paid online and original documents are brought in on the appointment date.

How much does a will cost in the UAE?

Where	Registration fee
DIFC Courts, full will for one person	AED 10,000
DIFC Courts, mirror wills for a couple	AED 15,000
Abu Dhabi Judicial Department	AED 950

These are registration fees only; drafting by a lawyer is charged separately. For scale: an AED 1.5m apartment stuck in court for several months loses rental income that easily exceeds the cost of a will.

Does a will made abroad work for a Dubai property?

Not automatically. A UAE court treats a foreign notarised will as a separate matter: it must be legalised, translated into Arabic and then recognised. That is possible, but slower and more expensive than executing a will already registered in the UAE.

For owners with assets in several countries, a practical approach is a separate will for UAE assets, drafted so that it does not contradict the will at home.

What else should an owner know?

• Joint ownership does not pass automatically to the co-owner: the deceased’s share goes into the estate.
• Mortgages from UAE banks usually come with life cover, which clears the loan so heirs receive the property debt-free.
• Off-plan units are inherited too: rights under the developer contract registered in Oqood form part of the estate.
• Company-held property follows the rules of the company and its jurisdiction — a separate question.

Transfer at the Dubai Land Department follows a court inheritance order or an executed will. Heirs who are abroad can complete the transfer through a notarised power of attorney. For comparison, Thailand sets a six-month deadline for claims — see inheritance in Thailand.

Frequently asked questions

Who inherits a Dubai apartment without a will?

For a non-Muslim, half goes to the spouse and half to the children equally, under Federal Decree-Law No. 41 of 2022.

How much is a DIFC will?

AED 10,000 for a full single will and AED 15,000 for mirror wills, excluding lawyer fees.

Is there a cheaper option?

Yes. The Abu Dhabi Judicial Department charges AED 950 to register a civil will.

Do I need to travel to the UAE?

A DIFC will can be signed by video call; in Abu Dhabi originals are submitted in person or through a representative.

How the sale side works when heirs decide to sell is covered in our guide to tax on selling property in Dubai.