DIFC will for foreign property owners

Your home-country will is generally
not recognised in the UAE.

A DIFC will offers the solution, and for most property owners a Property Will is sufficient. We tell you honestly whether that applies to you.

Schedule free consultation Find your tier now

15 minutes · No obligation

12–24 months Average duration of a UAE probate procedure without a local will
€10,000+ Potential costs for legalisation, translation and local lawyers
Frozen Your property cannot be sold or rented during the probate process

The problem

What does that mean for you and your family?

You live abroad, and you own property in the UAE. Upon death, that property falls under the UAE legal system, not under the inheritance law of your home country. A will drafted at home is generally not recognised by the UAE authorities for property on UAE soil. This applies regardless of how carefully it was prepared.

Without a locally valid will, your surviving family must in many cases go through a UAE probate procedure: documents legalised via apostille, sworn Arabic translations, local lawyers engaged, and months of waiting before the property can be transferred. During that period, the property generally cannot be freely sold or rented. Since 1 January 2026, Federal Decree-Law No. 51 of 2024 adds a further consequence: assets of deceased persons without identifiable heirs are permanently transferred to a state-managed Waqf foundation.

A DIFC will is recognised by the UAE authorities and gives you control over who inherits your property. It is a separate legal structure, specifically designed for non-Muslims with assets in the UAE.

The solution

What is a DIFC will, and why do you need one?

The Dubai International Financial Centre (DIFC) has a separate legal structure that allows non-Muslims to register a will based on Western succession principles. This will is valid for your property across the entire UAE, in Dubai, Abu Dhabi and all other Emirates.

Registration takes place via an official online portal. You do not need to be physically present in Dubai.

  • Your own distribution - you decide who inherits what
  • Fast settlement for your family, no lengthy succession process
  • No unexpected translation or lawyer costs for your family
  • Valid for property in all Emirates
  • Can be amended as long as you live
  • Fully digital, arranged from wherever you are

The key question

Do you need a Property Will or a Full Will?

Many foreign property owners in the UAE pay for a Full Will when a Property Will would suffice. The difference? A Property Will covers your real estate. A Full Will covers everything, including bank accounts, vehicles and guardianship.

If you only own property in your personal name, without minor children in the UAE and without corporate structures, a Property Will is almost always the right choice.

We help you make that assessment. No sales pitch, no upsell. If a Property Will is sufficient, we say so. If you need a Full Will, we explain why.

Take the test: which will fits your situation? Or download our free conversation guide

Yes, the DIFC portal exists. This is what doing it yourself looks like in practice: English legal terminology, decisions you must make without context, weeks of research, and no one to call when you get stuck. We make that process accessible.

Our services

Choose the approach that suits you.

Two clear options - from guided to fully managed. You pay only for what you need.

Most chosen

Tier 2

Guided Registration

We walk through the DIFC portal together in a personal 40-minute video session.

€797 Our guidance fee · DIFC costs separate*
  • Structured preparation with videos and checklists
  • 40-minute guided portal session (live video)
  • We walk through the registration together, in real time
  • WhatsApp support around your session
  • Up to 5 properties per will
Get started

Or schedule a free consultation first →

Tier 3

Fully Managed

For situations beyond the standard DIFC Property Will: corporate structures, guardianship, or more than 5 properties.

€1,499 Our guidance fee · DIFC AED 10,000–15,000 · Lawyer fees quoted separately*
  • Intake call with André + coordination of the entire process
  • Referral to a qualified DIFC lawyer for the legal work
  • WhatsApp support throughout your entire process
  • One included 15-minute advisory session (additional sessions €69)
  • For: corporate ownership, non-real estate assets, guardianship, >5 properties or bespoke provisions
Get started

Or schedule a free consultation first →

Not sure which tier fits best? You can always upgrade to a higher tier during the process - you only pay the difference. Want to know more? Schedule a free consultation.

* DIFC registration fees for Tier 2: AED 7,500 (single will) or AED 10,000 (mirror will) + AED 20 admin. Tier 3: AED 10,000–15,000 DIFC fees + lawyer fees AED 5,000–10,000 depending on complexity. All DIFC rates are indicative and subject to change. Current costs are discussed during the consultation.

How it works

From consultation to registered will

Preparation typically 1–2 weeks. DIFC processing afterwards 4–8 weeks.

1

Free consultation

15 minutes. We determine together which package suits your situation.

2

Documents

We send you a clear checklist. You gather the required documents.

3

Registration

Self-guided or together - your will is submitted via the official DIFC portal.

4

Confirmation

You receive the official DIFC registration confirmation. Your succession is arranged.

Your guide

Why UAEpropertyWills?

I am André van Wijngaarden, founder of UAEpropertyWills and former Head of Investor Services in the UAE real estate sector. With a background in International Business and commercial experience across multiple countries, I have spoken with numerous foreign investors who purchased UAE property as an investment or as an anchor for their international lifestyle.

What kept striking me: virtually no one was aware of the inheritance law situation. Not at the time of purchase, not afterwards. UAEpropertyWills exists to bridge that gap - with clear information and direct support for the DIFC registration process.

For situations that require legal expertise, we refer you to experienced DIFC lawyers from our network. This way you always have the right guidance for your specific situation.

✦
Former Head of Investor Services, UAE real estate sector Guided numerous foreign property investors in the UAE
✦
Network of experienced DIFC lawyers For complex situations we refer you to the right specialist
✦
Specialist for foreign non-residents We understand your situation - you live abroad and invest in the UAE
Andre van Wijngaarden
"Most foreign investors only realise afterwards how vulnerable their situation was. Arranging a DIFC will takes a few hours - failing to do so can cost your heirs years."
André van Wijngaarden - Founder UAEpropertyWills

Frequently asked questions

Answers to your questions.

Everything you need to know before making a decision. For detailed explanations per topic: view our articles →

In many cases, yes. The UAE generally applies local inheritance law to assets within its territory upon death, regardless of your nationality or religion. For non-Muslims, this may mean that the default regime based on Sharia applies, which can lead to a distribution that does not match your wishes. Since 1 January 2026, Federal Decree-Law No. 51 of 2024 adds a further consequence: assets of deceased persons without identifiable heirs are permanently transferred to a state-managed charitable foundation (Waqf). A DIFC will allows non-Muslims to deviate from all of this through a legally registered will.

Read more: UAE inheritance law for foreign owners →

Generally not. A home-country will is not automatically recognised in the UAE for property on UAE soil. A separate, locally registered document - such as a DIFC will - is in most cases required to legally distribute your UAE property. We always recommend consulting a legal adviser for your specific situation.

Read more about combining two wills →

Without a valid will in the UAE, your property is typically distributed based on applicable inheritance law. For non-Muslims, this may mean that your partner receives only a limited share, and the remainder goes to other family members, regardless of your personal wishes. The exact distribution depends on your family situation. For owners without identifiable heirs (single owners, or those with an unmarried partner), Federal Decree-Law No. 51 of 2024 means the assets may be permanently transferred to a state-managed Waqf foundation.

Read more: What happens without a will →

Not with the right guidance. The process is fully digital via the official DIFC portal and requires no physical presence in Dubai. Preparation (gathering data, preparing documents, portal registration) is typically completed within 1 to 2 weeks. The DIFC processing afterwards - appointment, signing and official registration - takes 4 to 8 weeks.

Read more: Registering a DIFC will step by step →

A mirror will is a joint registration of two wills - for you and your partner - in one procedure. Each partner independently determines the beneficiaries, executors and distribution; the wills do not need to be identical. For couples with joint UAE property, this is typically the most practical and cost-effective option: the DIFC registration fees for a mirror will are lower than for two separate wills.

Read more: Mirror wills for couples →

Total costs consist of three components. Our guidance fee: €797 or €1,499 depending on the package. The official DIFC registration fees: AED 7,500 for a single will or AED 10,000 for a mirror will, plus an administrative closure of AED 20. For Tier 3, higher DIFC fees apply (AED 10,000 single / AED 15,000 mirror will) plus lawyer fees of typically AED 5,000–10,000. All DIFC rates are indicative and subject to change. During the free consultation you receive an up-to-date cost overview.

Read more: What does a DIFC will cost →

Yes. The DIFC will is specifically available to non-residents. The entire registration process is conducted remotely via a secure online portal. You do not need to visit the UAE.
Without a locally valid will, your surviving family must go through a full UAE probate procedure. This involves legalisation of documents via apostille, sworn Arabic translations, and engaging local lawyers. Costs quickly reach €10,000 or more, and the process typically takes 12 to 24 months. During that period, the property cannot be freely sold or occupied, and rental income and linked bank accounts may be frozen.

Read more: Probate in Dubai for foreign heirs →

Yes. If during the process it turns out that your situation is better suited to a higher tier - for example because your property is registered through a company, or because you have more than five properties - you can upgrade at any time. You only pay the price difference. No hidden costs, no double payment.

This information is intended for general informational purposes only and does not constitute legal advice. For personal advice and legally binding documents, a qualified legal professional should always be consulted.

Free consultation

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