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Dubai explainer

What is real estate tokenisation in Dubai?

An explainer based on public information from Dubai Land Department and VARA.

In short

Tokenisation means that a property, or a share in it, is represented by digital tokens recorded on a distributed ledger (a blockchain). The tokens are a digital record; the property itself stays where it is.

In Dubai, real estate is recorded in the register of the Dubai Land Department (DLD). DLD has set up a real estate tokenisation pilot together with partners and accompanied by the competent authorities (DLD, 25 May 2025).

Tokens linked to real estate are virtual assets. Offering, marketing or facilitating tokenised real estate products requires a licence or approval from the Virtual Assets Regulatory Authority (VARA) (VARA, 19 February 2026).

Who does what

The roles as public DLD and VARA publications describe them.

  • Dubai Land Department (DLD)

    Keeps Dubai's real estate register and runs the tokenisation pilot. Its e-service page collects expressions of interest from proptech and fintech companies and property managers for when the platform launches.

  • Virtual Assets Regulatory Authority (VARA)

    Licenses and supervises virtual asset service providers in Dubai and sets the marketing rules for virtual assets. These rules also apply to firms VARA has not licensed.

  • Central Bank of the UAE and Dubai Future Foundation

    Named by DLD as authorities accompanying the pilot.

  • Licensed platforms

    Only platforms licensed by VARA for the relevant activity may offer tokenised real estate. VARA's Public Register shows each licence and its permitted activities.

Timeline

Public announcements by DLD and VARA so far.

  1. VARA warns that only participants admitted by DLD and VARA may say they take part in the DLD tokenisation pilot, and that firms promoting tokenisation services for Dubai property may be promoting unlicensed virtual asset activities.

  2. DLD announces the pilot phase with private partners, accompanied by VARA, the Central Bank of the UAE and Dubai Future Foundation, with a bank as banking partner. At the start, participation was limited to holders of a UAE ID and settled in dirhams.

  3. DLD announces that transfers between participants (resale) open on 20 February 2026, and that further participants and platforms are reviewed step by step and only with regulatory approval.

  4. VARA publishes an update on the pilot: anyone offering, marketing or facilitating tokenised real estate products needs a licence or approval.

Checking a platform

  • Look the company up in VARA's Public Register and check which activities its licence covers.
  • Only participants admitted by DLD and VARA may claim to be part of the DLD pilot (VARA, 23 April 2025).
  • If in doubt, contact VARA through its official website.

What Zolia does – and does not do

Zolia provides software only. Zolia does not issue, sell, distribute, hold or manage tokens or client money, is not part of the DLD tokenisation pilot and is not a partner of DLD or VARA.

Go to the Zolia homepage

Questions and answers

Is real estate tokenisation regulated in Dubai?

Yes. VARA states that tokenised real estate products fall under its rulebooks, and that offering, marketing or facilitating them requires a licence or approval (VARA, 19 February 2026).

Who keeps the official property record?

The Dubai Land Department keeps Dubai's real estate register.

How can I check whether a platform is licensed?

Search for the company in VARA's Public Register on vara.ae. It shows the licence number, the permitted activities and the status.

Does Zolia offer tokens or take part in the DLD pilot?

No. Zolia is a software company. It does not offer tokens, is not part of the DLD tokenisation pilot and is not a partner of DLD or VARA.

Sources

All sources are public and were checked on 9 November 2026.

  1. Dubai Land Department – Real Estate Tokenization (e-service)
  2. Dubai Land Department – News and media (announcements of 25 May 2025 and 9 February 2026)
  3. VARA – Consumer and marketplace alert on claimed participation in the DLD tokenisation project, 23 April 2025
  4. VARA – Consumer and marketplace alert: update on the real estate tokenisation pilot, 19 February 2026
  5. VARA – Public Register
  6. VARA – Marketing Regulations 2024