TRW & Co · Real estate
How to Start a Real Estate Brokerage in Dubai: Licence and RERA Rules
A real estate brokerage licence Dubai authorities recognise needs a DET trade licence for the brokerage activity, registration of the company with the Dubai Land Department on Trakheesi, and a practice card (BRN) for every broker. Advertising needs Trakheesi permits and the business must run an AML programme. This guide covers the sequence, costs and compliance risks.
Key pointThe broker card is tied to the company's trade licence: if the DET licence lapses, every card and advertising permit stops working, so renewals must be managed as a single compliance calendar.
At a glance
Two licensing layers
DET issues the trade licence for the brokerage activity, then DLD registers the company on Trakheesi; brokerage is unlawful until both are in place.
Practice card for each broker
Every broker needs a DLD practice card (BRN), a Dubai Police good conduct certificate, approved training and the annual test unless exempt.
Published broker fees
DLD lists AED 500 for the broker card and AED 700 for the exam, plus small knowledge, innovation and ERES fees, as of October 2026.
Permit for every advert
Listings, social posts, open houses and campaigns each need a Trakheesi permit, and brokers must upload the marketing contract with the owner.
AML from day one
Brokerages must register on goAML, run due diligence and sanctions screening, and report purchases involving AED 55,000 or more in cash or any virtual assets.
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Real estate brokerage licence Dubai: the short answer
A real estate brokerage licence Dubai regulators recognise has two layers. First, the company obtains a trade licence for the brokerage activity from the Dubai Department of Economy and Tourism (DET). Second, the Dubai Land Department (DLD), through its Real Estate Regulatory Agency (RERA), registers the company on its Trakheesi system and each individual broker obtains a Real Estate Activity Practice Card, usually called the broker card or BRN.
Neither layer is enough on its own. A DET licence without DLD registration does not permit brokerage, and no individual may practise a licensed real estate activity until registered and holding the card for that activity. Every advertisement then needs its own Trakheesi permit, and the brokerage must run an anti-money laundering programme because real estate agents are designated non-financial businesses and professions under UAE law.
This real estate brokerage licence Dubai guide walks through the licensing sequence, broker cards and exams, office and advertising rules, AML duties, costs and the compliance risks that most often trip up new agencies.
The legal and regulatory framework
Real estate brokerage in Dubai is regulated at emirate level. The core instruments are Law No. 7 of 2006 on real property registration in Dubai, Regulation No. 85 of 2006 on the register of real estate brokers, and Law No. 16 of 2007 establishing RERA as the regulatory arm of the Dubai Land Department. Together they require brokers to be licensed, registered and carded, and give RERA power to inspect, fine, suspend and remove brokers from the register.
Federal law overlays this. The Commercial Companies Law governs the company you form, the federal anti-money laundering law (now Federal Decree-Law No. 10 of 2025, which replaced the 2018 law) imposes AML duties, and VAT and corporate tax apply to commission income. The Ministry of Economy and Tourism supervises real estate agents for AML purposes. For the wider landscape, see our page on real estate regulation in the UAE.
Other emirates have their own regimes: Abu Dhabi brokers deal with the Abu Dhabi Real Estate Centre and Sharjah has its own registration department. This guide focuses on Dubai.
Choosing the structure and activities
The first decision for any real estate brokerage licence Dubai applicants make is which entity will hold it and which activities it will cover. DLD recognises a long list of separately licensed real estate activities, and the activity on your DET licence must match what you actually do.
- Sales brokerage and leasing brokerage are distinct activities. Many agencies hold both; a leasing-only office cannot lawfully broker sales.
- Leasing and management of property for others is a different activity with heavier requirements, including a bank guarantee under DLD's published conditions, so do not add it casually. See our page on property management in the UAE.
- Consultancy, mortgage brokerage and valuation each have their own licence and card conditions.
Most founders use a mainland limited liability company, which for most activities can now be wholly foreign-owned (confirm the current position for your activity with DET), or a sole establishment for an individual. A company structure is usually better where there are several founders or outside investors, because it allows a shareholders' agreement covering vesting, exits and the treatment of listings and client relationships if a founder leaves. The real estate brokerage licence Dubai regulators issue belongs to the company, not to the individuals, so founders should agree in writing who keeps the trade name, the ORN and the client database if they part ways.
Foreign founders should also think about where they live and how they will hold their residence visa. Investor or partner visas are available through the company; see investor and partner visas.
How to get a real estate brokerage licence Dubai step by step
DLD's own licensing service sets the order: apply for the trade licence through DET, register in Trakheesi, and once approved apply immediately for the practice card. In practice the full sequence looks like this.
- Choose the structure and activities. Most brokerages operate as a mainland limited liability company or sole establishment licensed by DET. Decide whether you need sales brokerage, leasing brokerage, or both, and whether you will add property management or consultancy, which carry separate conditions.
- Reserve a trade name and obtain initial approval from DET. DET coordinates approvals with DLD for real estate activities. Shareholders and managers provide passports, visas or entry stamps and, for corporate shareholders, legalised documents. See our guide to setting up a mainland company in Dubai.
- Secure an office and Ejari. Lease commercial office space and register the tenancy on Ejari. Brokerage is a client-facing regulated activity, so a genuine office is expected; check whether any flexible-desk option is accepted for your activity before you sign.
- Issue the DET licence. Sign the memorandum of association, pay fees and receive the trade licence showing the brokerage activity.
- Register the company with DLD on Trakheesi. Apply for the real estate activity licence through Trakheesi or Invest in Dubai. DLD lists a service time of one working day once documents are complete.
- Train and card your brokers. Each broker completes the RERA-approved training, passes the broker exam unless exempt, provides a Dubai Police good conduct certificate and is issued a practice card linked to the company.
- Set up compliance before trading. Register on goAML, adopt an AML policy, appoint a compliance officer, put DLD standard forms in place and register for VAT if you expect to cross the threshold.
Broker cards, exams and the BRN
Brokers often ask whether a real estate brokerage licence Dubai company holds also covers its staff. It does not. Under DLD's practice card service, no one may practise a licensed real estate activity until registered and holding the card for that activity. The card carries the broker's registration number (BRN), which must appear on advertisements and contracts, and its validity is linked to the company's trade licence: if the licence lapses, the cards lapse with it.
Conditions
- A certificate of good conduct from Dubai Police.
- Completion of the RERA-approved broker training, delivered through the Dubai Real Estate Institute.
- Passing the annual broker test, unless exempt. DLD lists exemptions for people over 55, brokers with five consecutive years in the same office and holders of start-up licences.
- Employment by, and visa or registration under, the licensed brokerage.
Fees
As published by DLD in October 2026, the broker card costs AED 500 and the broker exam AED 700, plus small knowledge and innovation fees and an ERES fee. DLD's company licence fee depends on the activity: most activities are listed at AED 5,000 a year, with higher fees for development, leasing and management for others and trustee roles. DET trade licence fees, office rent, visas and training are additional and vary widely, so build a budget from current quotes rather than headline packages.
| Permit or registration | Issued by | Who needs it | Key point |
|---|---|---|---|
| Trade licence (brokerage activity) | DET | The company | Defines the activity; must be renewed annually |
| Real estate activity licence / ORN | DLD (RERA) via Trakheesi | The company | Registers the office on the brokers register |
| Practice card / BRN | DLD via Trakheesi | Each broker | Requires good conduct certificate, training and exam unless exempt |
| Advertising permit | DLD via Trakheesi | Each listing or campaign | Brokers must attach the marketing contract with the owner |
| goAML registration | UAE Financial Intelligence Unit | The company | Needed to file suspicious transaction and real estate reports |
Trakheesi advertising permits and standard forms
Every property advertisement in Dubai needs a permit issued through Trakheesi. DLD's advertising permit service covers newspaper, outdoor, online and social media ads, open houses, classified listings, exhibitions, launch events and seminars. For most permit types a broker must upload a copy of the marketing contract with the property owner. In practice, that means you cannot lawfully advertise a property without a signed listing agreement (DLD's Form A for sellers and landlords).
DLD's standard contracts structure the rest of the transaction: agreements between broker and buyer or tenant, the memorandum of understanding between buyer and seller, and agent-to-agent agreements where two brokerages share a deal. Using them consistently is the best protection against commission disputes. Our guide to real estate brokerage agreements explains how they interact.
DLD has publicly fined and warned brokerages for advertising breaches, such as ads without valid permits or listings that do not match the permit. Build a simple control: no listing goes live, on a portal or social media, without a permit number checked by someone other than the agent.
AML duties for new brokerages
Real estate agents are designated non-financial businesses and professions (DNFBPs). The Ministry of Economy and Tourism (moet.gov.ae) supervises their compliance. From day one a brokerage must:
- register on the Financial Intelligence Unit goAML platform;
- carry out a business risk assessment and adopt written AML policies;
- appoint a compliance officer and train staff;
- perform customer due diligence on buyers and sellers, including beneficial owners of corporate buyers, with enhanced checks for higher-risk clients;
- screen clients against UAE and UN sanctions lists and act on matches without delay;
- file suspicious transaction reports and keep records.
Since 1 July 2022, real estate agents must also report freehold property purchases where all or part of the price is paid in cash of AED 55,000 or more (in one or several related payments), in virtual assets, or with funds converted from virtual assets. The 2025 AML law raised penalties, including higher fines for companies and personal liability for managers in some cases. See our guides to AML in UAE real estate and goAML registration and reporting.
New brokerages often treat AML as something to sort out after the first deals. Supervisory inspections ask for the risk assessment, policy, training records and client files from the start of trading. Put the programme in place before your first listing; it is far cheaper than remediating after a finding.
Illustrative scenario
Illustrative only; generic parties. Two experienced agents leave a large agency to start their own brokerage. They form a mainland LLC with DET, lease a small office in a business district and register the Ejari. DLD registration on Trakheesi follows the trade licence. One founder is exempt from the exam under DLD's five-year rule, the other sits it after the training course; both obtain good conduct certificates and practice cards.
Before launching, they register on goAML, adopt an AML policy, appoint one founder as compliance officer and buy a sanctions screening tool. They adopt DLD standard forms and a written rule that no listing goes live without a permit. Their first portal listings are delayed by two days while owners sign marketing contracts, but the agency avoids the advertising fines a competitor receives the same month. Their employment contracts with former employers are reviewed first to check non-compete clauses.
Risks and common mistakes
Letting agents work before their cards are issued
Allowing a new hire to show properties, negotiate or advertise before their practice card is active is unlicensed brokerage. It exposes the company to RERA penalties and can make commission harder to recover if a client disputes the fee. Make card issue a condition of starting client work and keep a register of card numbers and expiry dates aligned with the trade licence.
Advertising without permits or owner agreements
Listings copied from other portals, ads for properties without a signed marketing contract, and social media posts without permit numbers are among the most common breaches. Each can lead to fines and portal sanctions. Centralise permit applications and audit live listings regularly.
Handling client money informally
Holding deposits or purchase funds in the brokerage's own account, or accepting large cash payments, creates AML and civil liability risk. Payments should flow through channels recognised by DLD, developers' escrow accounts or conveyancing arrangements, with clear written terms. For off-plan sales, see our guide to off-plan property in Dubai.
Commission disputes and agent-to-agent conflicts
Disputes arise when two brokers claim the same deal or a client buys directly after viewings. Signed DLD forms, permit records and clear agent-to-agent agreements are the evidence that wins these disputes. Without them, a brokerage may struggle to prove entitlement, and Dubai's rental and property dispute bodies will look first at the documents.
Tax, renewals and what to do next
Brokerage commission is a standard-rated supply for VAT, so most active brokerages need to register once taxable supplies cross the AED 375,000 threshold. Corporate tax at 9 per cent applies to taxable income above AED 375,000, and small business relief has been extended to tax periods ending on or before 31 December 2029 for eligible small businesses. Bookkeeping, VAT and corporate tax filings can be delivered with our group company A&A Consultancy; TRW & Co handles the legal and regulatory side.
The trade licence, DLD registration and broker cards must all be renewed in step. A lapse in the DET licence suspends the cards and blocks Trakheesi permits. Before you launch your real estate brokerage licence Dubai application:
- check current requirements on DET business licensing and DLD;
- confirm the activities you need and the office you will use;
- plan training, exams and good conduct certificates for every broker;
- prepare DLD standard forms and an advertising control process;
- put the AML programme, goAML registration and sanctions screening in place;
- review founders' existing employment restrictions.
TRW & Co advises brokerages on formation, licensing, AML programmes, standard terms and disputes; where court representation is needed we work alongside locally licensed advocates. Contact us at info@trw.co or +971 58 942 1012.
Frequently asked questions
01How do I get a real estate brokerage licence in Dubai?
Form a company and obtain a trade licence for the brokerage activity from the Dubai Department of Economy and Tourism, lease an office and register the Ejari, then register the company with the Dubai Land Department on Trakheesi. Each broker then completes RERA-approved training, passes the broker test unless exempt, provides a Dubai Police good conduct certificate and obtains a practice card. Before trading, register on goAML, adopt an AML policy and set up DLD standard forms and advertising controls.
02What is a BRN and an ORN in Dubai real estate?
The ORN is the office registration number given to a brokerage registered with the Dubai Land Department. The BRN is the broker registration number shown on each individual's practice card. Both must appear on advertisements and transaction documents so clients and DLD can verify that the office and the person are licensed. A BRN is linked to the brokerage's trade licence, so it lapses if that licence expires or the broker leaves without transferring the card.
03How much does a real estate broker card cost in Dubai?
As published by the Dubai Land Department in October 2026, the broker card costs AED 500 and the broker exam AED 700, plus small knowledge and innovation fees and an ERES fee. Training course fees are separate. The company also pays DLD's annual real estate activity licence fee, listed at AED 5,000 for most activities, and DET trade licence fees, office rent and visa costs, which vary. Check DLD's service pages for current amounts before budgeting.
04Can a free zone company operate as a real estate broker in Dubai?
Most brokerages dealing with Dubai property are licensed on the mainland by DET because they serve the general market and must register with DLD. DLD's licensing service does provide for free zone licences with a no-objection certificate from the free zone authority, so a limited free zone route exists for some activities and areas. Check with DLD and the relevant free zone before relying on it, and remember that the broker cards and advertising permits still come from DLD.
05Do I need a Trakheesi permit for social media property posts?
Yes. DLD's advertising permit covers electronic and online advertising, classified listings and promotional campaigns, not just print and outdoor ads. Brokers must normally upload the marketing contract with the property owner when applying. Posting listings on social media or portals without a valid permit, or with details that do not match the permit, is one of the most common breaches and has led DLD to fine brokerages. Make permit checks part of your publishing process.
06What AML obligations do Dubai real estate brokers have?
Real estate agents are designated non-financial businesses and professions supervised by the Ministry of Economy and Tourism. They must register on the FIU's goAML platform, assess risk, adopt policies, appoint a compliance officer, perform due diligence on clients and beneficial owners, screen sanctions lists, file suspicious transaction reports and keep records. They must also report freehold purchases paid partly or wholly with AED 55,000 or more in cash, or with virtual assets. Federal Decree-Law No. 10 of 2025 increased penalties.
Sources and official materials
- Dubai Land Department: Real estate licensing application — Activities, NOCs, Trakheesi steps and licence fees
- Dubai Land Department: Real estate activity practice card — Broker card conditions, exam exemptions and fees
- Dubai Land Department: Real estate advertising permit — Trakheesi permits for listings, campaigns and events
- Dubai Department of Economy and Tourism: Business licensing — Mainland trade licence for brokerage activities
- UAE Financial Intelligence Unit — goAML registration and reporting
- Ministry of Economy and Tourism — AML supervisor for real estate agents
General information only, current as at 27 October 2026. It is not legal advice and does not create a lawyer–client relationship. UAE law differs between the onshore jurisdiction, the DIFC, ADGM and the free zones, and changes frequently; check current official sources and take advice on the facts of your matter.
