Disputes & Rights · Dubai

Landlord selling the property you rent in Dubai?
Your lease, your notice and your rights

Updated November 2026 · Law 26/2007 Arts. 7, 25, 28 as amended by Law 33/2008 · checked against dlp.dubai.gov.ae · عربي

Does a sale end your tenancy in Dubai? No. Under Article 28 of Law 26/2007 a transfer of ownership does not affect the tenant’s right to stay under a fixed-term lease. A landlord who wants the flat empty to sell it must wait for the lease to expire and give 12 months’ notice served through a Notary Public or by registered mail.

The short answer: the lease survives the sale

Article 28 says transferring ownership to a new owner does not affect the tenant’s right to continue to occupy the property under the lease signed with the previous owner, provided the lease has a fixed term. The new owner steps in as landlord; rent, term and payment dates stay as in your contract.

Sale during the lease term	Lease continues with the new owner (Art. 28) — a buyer cannot ask you to leave mid-term just because they bought
Landlord wants vacant possession to sell	Only when the lease expires, with at least 12 months’ notice of the reason, served by Notary Public or registered mail (Art. 25(2)(d) as amended)
Notice sent by email, WhatsApp or hand	Does not meet the service method in the amended Article 25 — see the notice checklist below
Owner will live in the flat himself	A different ground (Art. 25(2)(c)) with its own conditions — see the eviction notice guide
Tenant leaves early on their own	Governed by the lease and Art. 7, not by the sale — see breaking a lease

If the sale happens during your lease

Keep paying rent on the existing schedule, but ask for written confirmation of who the new landlord is and where to pay. Check the sale is real before changing payee: ask for a copy of the title deed or the notice from the previous owner, and keep the old landlord’s written instruction. Article 28 keeps your lease in force; if the contract or Ejari details need updating, agree this in writing with the new owner. Do not hand over your original lease or post-dated cheques to a buyer’s agent without documents showing the change of ownership.

If the landlord wants the flat empty at lease expiry

The amended Article 25(2) lists the owner’s wish to sell the leased property as one of the grounds on which a landlord may seek eviction upon expiry of the lease. The landlord must notify you of the reasons at least 12 months before the date of eviction, and the notice must be served through a Notary Public or by registered mail. Count the 12 months from the date the notice is served, then compare the end date with your lease expiry.

Checklist: is the notice valid?

Does it state the reason (sale) and the date you must vacate?
Was it served by Notary Public or registered mail — not just email or messaging apps?
Is the vacate date at least 12 months after service and not before your lease expires?
Was it sent by the landlord named on the contract and Ejari?

The law speaks of a notice from “the Landlord” and does not say whether a buyer can rely on a notice served by the previous owner before the sale. If that is your situation, get advice before moving out or refusing to move.

If you disagree: Rental Disputes Centre

You do not have to leave because a notice arrives. If you believe it is invalid, stay, keep paying rent and let the landlord file; eviction awards are executed through the tribunal (Art. 35), not by changing locks. Article 34 forbids the landlord from disconnecting services or disturbing your use of the property. Either side can register a case at the Rental Disputes Centre; on its first-instance fee page (checked 2 Nov 2026) the fee is 3.5% of annual rent, minimum AED 500, maximum AED 20,000.

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What the landlord or buyer cannot do

Cannot evict you mid-term because of a sale (Art. 28 and Art. 7: a valid lease cannot be ended unilaterally); cannot cut water or electricity or disturb your use (Art. 34); cannot raise rent outside the rules in the rent increase guide just because a new owner took over; viewing access is for your lease to set, so agree visiting times in writing.

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Frequently asked questions

Can my landlord in Dubai sell the property while I am renting it?

Yes. The owner may sell, but under Article 28 of Law 26/2007 the sale does not affect your right to stay under a fixed-term lease. The buyer takes the property with your lease.

Can a new owner make me leave before my lease ends?

Not because of the purchase. Article 28 protects a tenant under a fixed-term lease, and a valid lease cannot be ended by one side alone (Article 7). The new owner can only rely on the grounds the law allows.

How much notice must a landlord give to evict a tenant for a sale?

At least 12 months before the eviction date, served through a Notary Public or by registered mail, and the eviction can be sought on expiry of the lease (Article 25(2)(d) as amended by Law 33 of 2008).

Can the landlord evict me at the end of the lease to sell the flat?

Yes, if the owner wishes to sell the property and follows the 12-month notice and service rules. Without a valid notice the lease can be renewed under the rules for renewal and rent increases.

Do I have to allow viewings by buyers?

The law text does not set viewing rights. Your lease may. Agree dates and times in writing; the landlord cannot disturb your use of the property (Article 34).

What if the notice only arrived by email or WhatsApp?

The amended Article 25 requires service through a Notary Public or registered mail. A message on its own does not meet that method, but keep it and get advice before ignoring it.

Who do I pay rent to after the sale?

The new owner, once you have written proof of the transfer. Ask for the title deed copy or written notice from the previous owner, and agree bank details in writing.

Landlord selling the property you rent in Dubai?Your lease, your notice and your rights