If you own property in Dubai and you are not Muslim, the single most effective way to control who inherits it is to register a will with the DIFC Wills Service Centre. Without a registered will, your Dubai assets can be frozen and distributed under default rules applied by the local courts rather than according to your wishes.
- Dubai Law No. 15 of 2017 lets non-Muslims register a will covering their Dubai assets, administered through registries at both the DIFC Wills Service Centre and the Dubai Courts.
- A DIFC will is based on common-law principles of free testation: you decide who inherits. Without one, succession is decided by the courts and may be applied under Sharia principles.
- There is no residency requirement for a DIFC will covering Dubai property, so non-resident owners can register too.
- Registration fees differ by will type and change over time — budget in the low tens of thousands of dirhams and confirm the current figure with the DIFC Wills Service Centre.
- A will names guardians for minor children and an executor, and speeds up transferring title to heirs instead of leaving assets frozen.
Why a foreign property owner needs a will in Dubai
Dubai freehold ownership gave foreign nationals the right to own property outright, but owning an asset and controlling who inherits it are two different questions. When an owner dies without a registered will, the asset does not automatically pass to a spouse or children. It is dealt with by the courts, the title can be frozen while the estate is administered, and the outcome may not match what you assumed.
Before you think about succession, it helps to be clear on what you actually hold. Our guide to freehold vs leasehold in Dubai explains the difference, and if you are still at the purchase stage, the step-by-step guide to buying property in Dubai as a foreigner covers the process end to end.
What happens without a will: the default position
Under the UAE Civil Code, inheritance is in principle governed by the law of the deceased’s nationality (Article 17). In practice, commentary from UAE law firms notes that where no valid will is registered, the local courts may apply Sharia principles of succession to a non-Muslim’s estate. Sharia succession follows fixed shares rather than the testator’s choice — for example a surviving spouse typically receives a defined fraction rather than the whole estate, with the remainder divided among other relatives.
The practical consequences of dying intestate (without a will) are usually the ones owners care about most:
- Assets can be frozen. Bank accounts and property title may be locked while the estate is administered, which can leave a surviving family member without access to funds.
- Distribution may not follow your wishes. Fixed shares can mean a spouse does not inherit the family home outright.
- Guardianship of minor children is decided by the court rather than by you.
A registered will replaces this default with your own instructions. This is one reason many families value the predictability of the system here — a theme we explore in the quiet luxury of safety.
The DIFC Wills Service Centre explained
The DIFC Wills Service Centre is a registry operated within the Dubai International Financial Centre that allows non-Muslims to register a will that is recognised and enforced on a common-law basis. Its defining feature is freedom of testation: you choose your beneficiaries and the shares they receive, rather than following fixed statutory shares.
Who can register a DIFC will
According to DIFC Wills guidance summarised by UAE advisers, the testator must be non-Muslim and at least 21 years of age. Importantly, there is no residency requirement for a will that covers Dubai assets, so an overseas owner of a Dubai apartment can register one. This matters for the many global families who, as we discuss in why global families anchor wealth in Dubai, hold a Dubai property as a second base rather than a primary residence.
Types of DIFC will
The registry offers several will types. The most relevant to property owners are:
- Property Will — covers up to a set number of Dubai and (where eligible) Ras Al Khaimah properties only. Often the most cost-effective option for someone whose main UAE asset is real estate.
- Full Will — covers all UAE assets, guardianship of minors and more.
- Guardianship Will — focuses on appointing guardians for minor children.
- Business Owners Will — covers shares in UAE companies.
- Mirror Wills — a matching pair for a couple.
DIFC Wills vs Dubai Courts wills
Non-Muslims can register a will at either the DIFC Wills Service Centre or the Dubai Courts. Both are valid registries created under the Dubai framework for non-Muslim wills. The main practical differences are summarised below.
| Feature | DIFC Wills Service Centre | Dubai Courts (Notary) will |
|---|---|---|
| Legal basis | Common-law principles of free testation | Registered under the Dubai non-Muslim wills framework |
| Language of registration | English | Typically requires Arabic translation |
| Probate / enforcement forum | DIFC Courts | Dubai Courts |
| Signing | In person at the Centre or by remote video witnessing | At the notary public |
| Often chosen by | Owners wanting English-language common-law certainty | Owners preferring the local courts route |
Neither is “better” in the abstract — the right choice depends on your assets, family situation and where your other estate planning sits. A DIFC-registered will drafter can advise on which registry fits.
How to register a DIFC will: the process
- Decide on the will type (property-only vs full) and list your assets and beneficiaries.
- Have the will drafted — many owners use a DIFC-registered will drafter to ensure it is valid and unambiguous.
- Book an appointment with the DIFC Wills Service Centre. Advisers report appointments are commonly available within two to four weeks.
- Sign before a Registry officer. This is done in person at the Centre (Gate Village, DIFC) or, for testators outside the UAE, by remote video witnessing.
- Registration — the will is entered into the DIFC Wills register and securely stored.
What it costs
Fees depend on the will type and have changed over time, and different advisers quote different figures — so treat any single number with caution. As a labelled range from UAE adviser summaries, DIFC will registration fees generally sit in the low tens of thousands of dirhams: single wills have been quoted from around AED 7,500 to AED 10,000, and mirror wills for couples from around AED 10,000 to AED 15,000, excluding any separate drafting fee charged by your lawyer. Because these figures are not consistent across sources and are revised periodically, confirm the current official schedule directly with the DIFC Wills Service Centre before budgeting.
Seen against the value of a Dubai property and the cost and delay of an estate dispute, registration is a modest, one-time expense. For how will costs sit alongside the other ownership costs, see our overview of why families feel at ease in Dubai and browse our Dubai projects.
Keeping your will current
A will is not set-and-forget. Review it after major life events — marriage, divorce, a new child, buying or selling a property, or acquiring assets outside the UAE. If you buy an additional Dubai property, check that it falls within the assets your existing will covers, or update the will accordingly.
Disclaimer: This article is general information only and is not legal advice. Inheritance and wills law is complex and fact-specific. Before acting, consult a DIFC-registered will drafter or a qualified UAE lawyer about your own circumstances.
Frequently asked questions
Do I need to be a UAE resident to register a DIFC will?
No. For a will covering Dubai assets there is no residency requirement, so non-resident owners of Dubai property can register one, and remote video witnessing is available for signatories outside the UAE. Confirm current eligibility with the DIFC Wills Service Centre.
What happens to my Dubai property if I die without a will?
The estate is administered by the local courts. UAE law firm commentary notes that without a valid registered will, a non-Muslim’s assets may be distributed under Sharia principles of succession, and the property title can be frozen during administration — which is why many owners register a will to keep control.
Can a single DIFC will cover property I own outside Dubai?
A DIFC Property Will covers eligible Dubai (and, where applicable, Ras Al Khaimah) property. Assets in other countries are generally dealt with by a will valid in that jurisdiction. Discuss cross-border estate planning with a qualified lawyer.
Is a DIFC will or a Dubai Courts will better for a foreign owner?
Both are valid. A DIFC will is registered in English on common-law principles and enforced through the DIFC Courts; a Dubai Courts will runs through the local courts and typically needs Arabic translation. The right choice depends on your assets and preferences — a DIFC-registered will drafter can advise.
How much does registering a will cost?
Adviser summaries put registration fees in the low tens of thousands of dirhams, with single wills quoted from roughly AED 7,500 to AED 10,000 and mirror wills from roughly AED 10,000 to AED 15,000, plus any drafting fee. Figures vary by source and change over time, so verify the current schedule with the DIFC Wills Service Centre.
Does a will remove the need for probate?
No, but it makes the process far smoother. A registered will gives the court clear instructions on your beneficiaries and executor, which helps assets transfer in line with your wishes rather than under default rules.
