The lease normally stays in place after a sale
Under Article 28 of Dubai's tenancy law (Law No. 26 of 2007), a change of ownership does not affect a tenant's right to keep occupying the property for the rest of a fixed-term lease. In practice the buyer steps into your shoes as landlord, on the same rent and terms, until the contract ends.
That has two consequences. Your tenant cannot block the sale, and you cannot use the sale on its own to end the tenancy early. The Ejari registration and the tenant's landlord details are updated after transfer.
Two kinds of buyer, two different sales
Whether a tenant helps or hinders depends on who is buying. Deciding which buyer you are aiming at, before you set a price, saves a lot of wasted viewings.
| Investor buyer | Owner-occupier or mortgage buyer | |
|---|---|---|
| Wants | Rental income from day one | To move in, or to let at a new rent |
| Looks at | Rent, cheque schedule, tenant history, how the rent compares with the official rental index | The date the property can be vacant |
| A tenant in place is | Often a selling point | Usually an obstacle |
| Timing | Can complete whenever terms are agreed | Tied to the lease end and any notice period |
If your buyer needs the property vacant
Article 25(2)(d) of Law No. 33 of 2008 allows a landlord to seek eviction when the lease expires because they want to sell the property. The tenant must receive at least 12 months' notice, served through a notary public or by registered mail.
Buyers used to have to serve a fresh 12-month notice after transfer. Following a court decision noted by the Rental Dispute Centre in 2023, a valid notice is now treated as attached to the property, so it can carry over to the buyer. Take advice from a qualified lawyer before relying on this or serving any notice, because a defective notice restarts the clock.
The other route is agreement. Some tenants are willing to leave early, for example in exchange for a rent reduction or help with moving costs. Any such arrangement should be written down and signed by both sides. Disputes go to the Rental Dispute Centre.
Rent, cheques and the security deposit at transfer
Most Dubai tenancies are paid by post-dated cheques. At transfer, buyer and seller agree how the rent for the current period is handled: the remaining cheques can be handed to the buyer, or the rent already collected can be split by date so each side keeps its share. The security deposit is normally passed to the buyer, who becomes responsible for returning it to the tenant.
Write the agreed approach into the sale agreement (the Dubai Land Department's standard Form F) so there is no argument on the day. Then tell the tenant, in writing, who their new landlord is and where to pay rent from the transfer date.
Viewings with a tenant in place
A cooperative tenant makes a real difference. Agree viewing windows in advance, give notice before each visit and keep viewings short. Good photos and a video walkthrough taken with the tenant's permission let many buyers shortlist without a visit at all.
If you are also weighing up whether to wait until the property is empty, compare this page with our guide to selling a vacant property.
Tool
When could the property be vacant?
Enter the date your 12-month notice was served and the date the current tenancy contract expires.
Example dates shown. Enter your own.
Earliest date you could ask for vacant possession
1 November 2027
The 12 months end on 1 November 2027, after the current contract expires on 31 March 2027. The tenant can stay until the notice period ends. Reported practice is a renewal running only to that date, but if it is disputed the Rental Dispute Centre decides.
- The notice only counts if it was served through a notary public or by registered mail.
- A sale does not end the tenancy by itself; until vacant possession, the buyer takes over as landlord.
- This is a planning aid, not legal advice. Have a lawyer confirm dates before you rely on them.
Documents to have ready for a tenanted sale
Investor buyers will ask for these early.
- Tenancy contract and Ejari certificate
- Rent amount and cheque schedule
- Security deposit amount
- Any notice served, with proof of service
- Tenant contact details and agreed viewing times
- Latest service charge statement
We don't give legal advice. For notices and disputes, speak to a qualified UAE lawyer.
Sources
Laws, fees and procedures on this page were checked against these pages. They change, so confirm the current position for your own transaction.
- Law No. (33) of 2008 Amending Law No. (26) of 2007 (Dubai Legislation Portal)
- Law No. (26) of 2007 Regulating the Relationship between Landlords and Tenants (Dubai Legislation Portal)
- Can your landlord in Dubai evict you to sell property? What UAE law says (Khaleej Times, September 2026)
- Dubai: can a landlord evict tenants with months of notice? (Khaleej Times, July 2026)
- Dubai rents: can my landlord evict me? (The National, updated August 2026)
- Dubai real estate: eviction notices can now be transferred with a property sale (Arabian Business)
- Update on the transferability of eviction notices in Dubai (fäm Properties, November 2023)
- Post-eviction risks: re-leasing and compensation claims (fäm Properties, September 2025)
- Can my landlord increase rent every year in Dubai? What the law says (Mondaq / Leaders Advocates, July 2026)
Last reviewed 14 October 2026. This is general information only, not legal, financial or tax advice. Fees and requirements change, so confirm specifics for your own transaction.
Review history
- : Added the notice date tool. Added the Dubai Legislation Portal texts of Law No. 26 of 2007 and Law No. 33 of 2008 as sources.
- : First published, with sources for tenancy, notice and rent rules.