For many years, the answer to “Can I own a home in Sharjah as a foreign resident?” was usually no. That changed in 2022, and Sharjah is now on the shortlist of many residents and investors of all nationalities. This guide explains what the law says, where foreigners can buy, how the process works and which fees to budget for.
What does the law say?
In October 2022, the Ruler of Sharjah issued Law No. (2) of 2022, amending the emirate's real estate registration law. The general rule remains that property ownership in Sharjah is limited to UAE and GCC nationals, but the law introduced clear exceptions, including:
- Ownership with the approval of the Ruler of Sharjah.
- Transfer through inheritance.
- Assignment to first-degree relatives.
- Ownership within real estate development areas and projects, under controls set by the Sharjah Executive Council.
The Executive Council then issued Resolution No. (30) of 2022, allowing all nationalities to own property in approved development projects without a time limit. In short: foreigners can buy freehold in Sharjah, but only inside projects approved for this purpose.
Freehold or usufruct?
Outside approved projects, non-GCC buyers generally cannot get freehold title. The option may instead be a usufruct, a registered right to use and benefit from a property for a fixed term, which legal firms note can reach up to 100 years subject to special approvals. The difference matters: freehold is full ownership you can sell and pass on, while usufruct ends after its term. Always confirm which right you are getting before signing.
Where can foreigners buy?
The list is not fixed; it grows as new projects are approved. According to Sharjah24's report on the first half of 2026, the number of projects approved for sale to non-UAE and non-GCC nationals under Resolution No. (30) of 2022 reached 50 projects. Media coverage at the time of the law cited examples such as Aljada, Al Mamsha and Al Zahia.
Our advice: do not rely on an advert alone. Ask your broker or developer for proof that the project is on the approved list with the Sharjah Real Estate Registration Department, and verify it yourself if needed.
Why investors are looking at Sharjah
- Sharjah recorded AED 65.6 billion in real estate transactions in 2025, up about 64% on 2024, with investors from 129 nationalities (Gulf News).
- In H1 2026, trading value reached about AED 29.5 billion, with investors from 121 nationalities (Sharjah24).
These figures describe market activity, not a promise of returns; every project has its own risks and fundamentals.
The buying process in brief
- Set your goal and budget: end use or investment, cash or mortgage.
- Choose an approved freehold project and verify the developer and project registration.
- Reserve: complete the booking form and pay the reservation amount per the developer's policy.
- Sign the Sale and Purchase Agreement (SPA) after reading the payment schedule, handover date and cancellation terms carefully.
- Pay into the escrow account: under Executive Council Resolution No. (37) of 2024, each off-plan project must have a dedicated escrow account, with releases tied to certified construction progress.
- Register with the Real Estate Registration Department and pay the registration fee.
- Handover and title deed on completion, or immediately for a ready unit.
Fees at a high level
The key cost is the registration fee. According to Khaleej Times, Sharjah's standard registration and transaction fee is 4%, and it was cut by 50% (to 2%) for a limited period during the ACRES real estate exhibition in 2025, with a similar 50% discount announced for ACRES 2026. The rate can vary by buyer category and transaction type, so confirm it with the department before you buy.
Also budget for:
- Administrative fees and a developer NOC when reselling.
- Broker commission as agreed.
- Annual building or community service charges.
- Mortgage and valuation fees if you finance.
Quick tips before you sign
- Get a copy of the contract before paying and read it carefully.
- Never transfer money to a personal account; pay the developer or the approved escrow account.
- Make sure the type of right (freehold or usufruct) is written in your documents.
- Laws and fees can change, so always confirm the latest position with the Sharjah Real Estate Registration Department.
Talk to Alroya Almomayaza
At Alroya Almomayaza Real Estate Brokers, we help you choose an approved freehold project in Sharjah or Dubai and guide you from reservation to handover. Message us on WhatsApp at +971 58 558 9894 and we will send options that match your budget and goals.
