Tokenisation: Dubai Revamping the Real Estate Sector
Real Estate & Construction and Hotels & Leisure Focus
Omar AlJuneidiAssociate,Real Estate
Tokenisation refers to the digital conversion of real-world assets, such as real estate, into blockchain-based tokens. These digital tokens represent fractional ownership or shares in a specific asset, enabling investors to acquire a portion of a property instead of purchasing the asset in its entirety. This democratized model of investment reduces the capital barrier traditionally associated with property ownership and introduces a more flexible, transparent, and inclusive market dynamic.The principal advantage of tokenisation lies in its ability to fractionalize ownership. Conventional real estate investments typically require full acquisition of the asset, which is financially restrictive for many. Tokenisation addresses this by dividing property ownership into smaller, tradable units—tokens—allowing investors to determine the scale of their investment. This enhances market liquidity and facilitates faster, more accessible property transactions.
This initiative aligns with the broader objectives of Dubai’s Real Estate Strategy 2033, which aims to establish the emirate as a preeminent global hub for property investment. Central to this vision is the ambitious target of reaching one trillion dirhams in real estate transaction volume by 2033. In pursuit of this goal, Dubai is harnessing advanced technological solutions to create novel investment opportunities.Commencing in May, the pilot project will cater to small investors, particularly those holding UAE-issued identification (both residents and citizens), granting them the ability to invest in tokenised real estate. Investors will be able to purchase fractional shares in properties or specific units, with anticipated rental returns between 7% and 8%, alongside potential capital appreciation. This approach introduces a cost-effective and high-yield investment alternative for those previously unable to engage in full property ownership.
Tokenisation significantly enhances the liquidity of real estate assets. Unlike traditional transactions, which involve complex legal and procedural requirements, tokenisation allows assets to be traded with speed and simplicity via digital platforms.
The initial phase of the pilot project will enable the purchase of tokens representing ownership in a floor of a building valued at AED 17 million. This asset will be made available on an authorized tokenisation platform, through which individuals can acquire fractional shares.The Dubai Land Department (DLD) has emphasized that this marks the first instance globally of integrating tokenised real estate into an official property registry. This integration provides token holders with legal title deeds for each share acquired, which is instrumental in safeguarding investor rights and ensuring the legal authenticity and enforceability of such investments.
Furthermore, the project is expected to attract considerable interest from international markets. The DLD has outlined a strategic objective to grow Dubai’s tokenised real estate market to AED 60 billion by 2033, targeting 7% of the city's overall property market.
In line with Dubai’s commitment to upholding investor protection, the DLD, in conjunction with Virtual Asset Regulatory & Compliance Advisory (VARA), mandates that only licensed entities are authorized to participate in or promote tokenisation projects. The Department has issued clear guidance that entities operating without proper licensing from VARA will be deemed non-compliant, and investors engaging with such entities do so at their own risk.
The pilot will be governed by a specialized regulatory committee tasked with overseeing project interest, operational management, and corporate governance. For the three-month pilot phase, transactions will be facilitated exclusively through licensed platforms, ensuring all tokenised assets are accurately appraised and legally enforceable.
Tokenisation significantly enhances the liquidity of real estate assets. Unlike traditional transactions, which involve complex legal and procedural requirements, tokenisation allows assets to be traded with speed and simplicity via digital platforms. Investors can seamlessly buy or sell fractional ownership, which promotes active market participation and portfolio diversification.
This flexibility empowers investors to strategically manage risk and engage in varied real estate investments without being anchored to a singular asset.
Dubai’s venture into real estate tokenisation marks a pivotal step in modernizing property investment practices. By embracing blockchain-based solutions, the emirate is dismantling traditional entry barriers and making real estate markets more inclusive and globally accessible.
The combination of regulatory oversight, technological innovation, and strategic planning is expected to attract both domestic and international investors seeking secure, transparent, and forward-thinking investment avenues within Dubai's dynamic property sector.
The Dubai Land Department’s leadership in real estate tokenisation is set to redefine the investment paradigm, offering both local and global investors unprecedented access to the emirate’s robust property market. Through the integration of blockchain technology within a regulated framework, Dubai is delivering on its vision of a modern, transparent, and inclusive real estate ecosystem.As the pilot phase launches, Dubai reaffirms its status as a global pioneer in property innovation and investor protection.
For further information,please contact Omar Aljuneidi.
Published in June 2025
