Regional Legislation in MENA for RICS APC Candidates
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What is this blog about?
In this week’s blog, we explore the legislative and strategic landscape of MENA for RICS APC candidates and property & construction professionals.
At Level 1, you must know that these regulations exist, at Level 2 you need to show how you apply them in practice and at Level 3, you must demonstrate how they influenced your professional advice.
Regional Legislation
In this blog, we look at 10 specific examples of MENA legislation which you may need to know about, depending on your area and country of practice.
There are many more examples that you may need to be aware of - so ensure that at Level 1 you know about the RICS guidance and legislation specific to your work. We have suggested some competencies that are linked to each piece of legislation, although this is not a comprehensive list.
Bahrain: Law No. 27 of 2017 (Promulgating the Real Estate Sector Regulation Law) | This law created the Real Estate Regulatory Authority (RERA) in Bahrain, which regulates developers, off-plan sales (Escrow accounts) and licensing for brokers and valuers.
Competencies: Leasing & Letting and Purchase & Sale |
Dubai: Law No. 7 of 2006 (Real Estate Registration Law) | This law established Freehold areas in Dubai, allowing non-GCC nationals to own property in designated zones. It also defines various forms of land tenure, including Freehold, Usufruct YOO SHUH FRUCT (long lease) and Musataha (right to build).
Competencies: Purchase & Sale and Valuation |
Dubai: Law No. 13 of 2008 (Regulating the Interim Property Register) | This is known as the Oqood (Oh kood) law, requiring the registration of all off-plan property sales with the Dubai Land Department (DLD). It outlines the procedures for developer defaults and legal protections available for purchasers in the event of project cancellation.
Competencies: Development Appraisals, Purchase & Sale and Valuation |
KSA: Off-Plan Sales and Renting Law (Wafi) | This regulates the sale and leasing of real estate units before or during their construction phase. It sets out the Wafi requirements for developer licensing and the mandatory use of Escrow accounts to manage project funds.
Competencies: Leasing & Letting, Planning & Development Management and Purchase & Sale |
KSA: Real Estate Transaction Tax (RETT) | Introduced in 2020, this is charged on most real estate transactions at 5%. Valuation and Purchase & Sale candidates must account for RETT as a transaction cost in appraisals and advice to buyers/sellers in KSA.
Competencies: Development Appraisals, Planning & Development Management and Purchase & Sale |
KSA: White Land Tax Law (Decree No. M/4)
| This established a tax on undeveloped urban land designated for residential or commercial use. This can increase the holding cost of land and how a valuer or agent establishes the highest and best use for vacant plots, e.g., in cities such as Riyadh or Jeddah.
Competencies: Competencies: Development Appraisals, Purchase & Sale and Valuation |
Oman: The Real Estate Regulation Law Royal Decree 79/2025) | This legislation consolidated property development, brokerage, and registration legislation into a single, modern framework under Oman’s Vision 2040. One change is that, similar to Oqood (UAE) and Wafi (KSA), the law mandates that real estate developers must obtain a licence and establish an independent escrow account for each project.
Competencies: Development Appraisals and Purchase & Sale |
Qatar: Law No. 16 of 2018 (Regulating Non-Qatari Ownership and Use of Real Estate)
| This expanded the areas where non-nationals can own or use real estate in Qatar and links property ownership to residency. It thus directly impacts market demand and liquidity for assets in areas such as The Pearl or Lusail.
Competencies: Purchase & Sale and Valuation |
UAE: Federal Civil Transactions Law (No. 5 of 1985) | Informally called the Civil Code, this is the foundation of all property and contract law in the UAE. For Valuation candidates, it defines ‘real property’, which is divided into movable and immovable property, and for Quantity Surveying & Construction and Project Management candidates, it dictates how contracts are formed (and what a Muqawala is), design liability (including limits and the definition of strict liability), the principle of good faith and liquidated damages
Competencies: Contract Practice, Legal/Regulatory Compliance and Valuation |
UAE: Federal Law No. 6 of 2021 (On Mediation for the Settlement of Civil and Commercial Disputes) | This encourages the use of mediation, a form of Alternative Dispute Resolution (ADR), before litigating or arbitrating formally. It reflects the region’s shift toward faster, more collaborative dispute resolution.
Competencies: Conflict Avoidance, Management and Dispute Resolution |
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N.b. Nothing in this article constitutes legal, professional or financial advice.