Who can own property in Sharjah
UAE and GCC nationals can own property freehold anywhere in Sharjah. For everyone else, the picture changed with Sharjah Law No. 2 of 2022, which opened ownership to non-UAE nationals inside approved development projects and zones. Outside those projects, the long-standing route remains a usufruct right of up to 100 years — a registered right to use and enjoy the property for a fixed term rather than outright ownership.
In practice this means the right you receive depends on the specific project, and some UAE government pages still describe Sharjah in usufruct-only terms. Before paying anything, ask the developer in writing which title you will be issued, and confirm it with SRERD. We do this check for every unit we sell.
What it costs beyond the price
Sharjah has no annual property tax and no tax on rental income for individuals, but there are transaction costs. Budget roughly 2–4% on top of the purchase price, depending on your nationality, financing and whether it is a resale.
| Cost | Typical amount | Notes |
|---|---|---|
| SRERD registration fee | Commonly ~2% of the price | Paid to the Sharjah Real Estate Registration Department. Rates can differ by nationality and transaction type, and discounts are sometimes offered at events such as ACRES. |
| Title deed & admin charges | A few hundred to a few thousand AED | Issuance and processing charges, plus trustee or developer administration fees on off-plan transactions. |
| Agency commission | Typically 2% + VAT on resale | Moskovia charges buyers no commission on off-plan projects — the developer pays us. |
| Mortgage costs | Arrangement fee, valuation, ~0.25% registration | Only if you finance. Banks also require life and property insurance. |
| Annual service charges | Varies by community and unit size | Ask for the current rate per square foot before you buy — it directly affects your net yield. |
How off-plan payment plans work
Sharjah plans are described by a split such as 30/70 or 40/60. The first number is the share you pay while the project is being built; the second falls due at handover. A 30/70 plan with 10% down means 10% on booking, 20% spread across construction milestones, and 70% when you collect the keys.
The practical effect is that you control an asset for years while paying a fraction of its value — which is why off-plan appeals to investors. The risk is the opposite side of the same coin: the large handover payment. Plan how you will fund it, whether from savings, a mortgage at handover, or resale before completion.
How your money is protected
Off-plan sales in Sharjah must be registered with SRERD, and the emirate has been introducing bank-supervised escrow accounts so buyer instalments are tied to the project rather than held by the developer. Money is released to the developer against construction progress.
- Ask for the project's escrow account details in writing and pay only into that account.
- Pay from a bank account in the buyer's name — never cash, never to an individual.
- Check the contract is registered with SRERD and keep the registration record.
- Keep every receipt, statement and signed page in one folder until handover.
If anyone asks you to pay a booking amount into a personal account, or discourages you from registering the contract, stop and call us. That is the single most common way buyers lose money in any UAE market.
Property and the 10-year Golden Visa
Property worth AED 2 million or more can qualify the owner for the UAE's 10-year Golden Visa, which is renewable and lets you sponsor your spouse, children and domestic staff. The threshold can be met with one property or a combination of several, and both ready and off-plan purchases can count.
Mortgaged properties can qualify in defined circumstances, typically where your own equity reaches the threshold and the bank issues a no-objection letter. Visa rules are federal and change periodically, so confirm the current criteria with the ICP or a licensed consultant before buying primarily for residency.
Several of our villa listings in Sharjah Sustainable City and Hayyan sit above the AED 2 million mark, and a number of off-plan townhouses reach it too.
Buying, step by step
- 1
Shortlist and compare
We match projects to your budget, target yield and handover horizon, and show you what is genuinely available rather than what is being pushed.
- 2
View or tour remotely
Site visits in Sharjah, or video walkthroughs and floor plans if you are overseas.
- 3
Reserve the unit
A booking form and reservation deposit hold the unit. Check the cooling-off and refund terms before paying.
- 4
Sign the sale and purchase agreement
Read the payment schedule, handover date, penalty clauses and resale conditions. Ask us for a plain-language summary.
- 5
Pay into escrow
Transfer to the project's escrow account in the buyer's name — never cash, never a personal account.
- 6
Register with SRERD
The contract is registered and the fees are paid, giving you an official record of your purchase.
- 7
Pay the instalments
Follow the schedule. Keep every receipt and statement in one folder.
- 8
Snag, handover and title deed
Inspect the unit, list defects for the developer to fix, settle the balance and collect your title deed. We can then lease or resell the unit for you.
Selling before handover
Most developers allow you to assign an off-plan unit to a new buyer once you have paid a minimum share of the price, often somewhere between 20% and 40%. You will usually need a no-objection certificate from the developer, a transfer fee, and registration of the change with SRERD. The exact threshold and charges sit in your sale and purchase agreement — read that clause before you buy, not when you want to exit.
Still have questions?
Our buyer FAQ covers ownership, fees, yields and remote purchases in short form. Or talk to a person — advice is free and we work in English and Arabic.
Last reviewed: September 2026. This guide is general information, not legal, tax or financial advice, and rules change. Figures are indicative and vary by project, nationality and financing. Always confirm current requirements with the Sharjah Real Estate Registration Department, the developer, the ICP or your own adviser before committing funds.
Background sources: Sharjah Law No. 2 of 2022 (as summarised by UAE law firms), the UAE Government portal on expatriates buying property, SRERD fee guidance published by Sharjah brokerages, and UAE Golden Visa criteria published by the ICP and Dubai Land Department.