Abu Dhabi real estate rules: what changed for agents, 2023 to 2026

Since the Abu Dhabi Real Estate Centre (ADREC) launched in November 2023, onshore Abu Dhabi has brought brokerage under one regulator and a set of mandatory digital systems. Agents need an Abu Dhabi licence, and in October 2026 the licensing course was replaced by a new mandatory curriculum. Every advert needs a permit. Off-plan money, including expressions of interest, goes into regulated escrow, and rent increases are capped at 0% until further notice. Al Reem Island and Al Maryah Island sit within Abu Dhabi Global Market (ADGM), which runs its own registration and permit system.

What does an Abu Dhabi agent need today?

Onshore (ADREC)

• The agent holds an Abu Dhabi real estate licence and works through a licensed brokerage.
• ADREC's mandatory licensing curriculum is now the Abu Dhabi Real Estate Broker Transformation Course.
• The agent obtains a Madhmoun advertising permit on DARI before a listing goes live.
• Off-plan purchase payments go into regulated project escrow accounts.
• EOIs on new projects are registered on Madhmoun, with payments held in a government-managed preparatory escrow account.

ADGM (Al Reem and Al Maryah islands)

• The broker registers with the ADGM Registration Authority.
• The agent obtains an ADGM Advertising Permit on AccessRP before advertising.

In practice, licensing, advertising, registration and client payments now run through regulated government platforms. For a brokerage, the day-to-day work is keeping records accurate, knowing which authority governs each property, and making sure staff use the right system at each step. Brokerages operating in both jurisdictions should confirm their licensing, registration and advertising requirements with ADREC and ADGM respectively. For how these platforms sit alongside a brokerage's own CRM, see our UAE real estate compliance guide.

What changed, and when?

Each entry is tagged law (legislation and decrees), policy (regulator directives, programmes and platforms) or market practice (what portals, lenders and developers do).

24 April 2023 | Law. UAE Cabinet Resolution No. 41 of 2023 extends ADGM's geographical jurisdiction to Al Reem Island. A transitional period follows, with ADGM's real property regulations applying on the island from 1 January 2025.

2 November 2023 | Law. The Department of Municipalities and Transport (DMT) launches ADREC under Executive Council Resolution No. (223) of 2023 as the single onshore regulator for real estate strategy, promotion, regulation and transactions.

10 October 2024 | Law and policy. ADGM issues its Real Property Regulations 2024 and Off-Plan and Real Property Professionals Regulations 2024, and launches AccessRP. Brokers, developers and landlords in ADGM register and transact through it.

7 July 2025 | Policy and market practice. Madhmoun advertising permits become mandatory for every onshore property advert. The agent applies on DARI before publishing, and listing details are checked against the registered title deed. In practice, the major property portals also check for a valid Madhmoun permit before an Abu Dhabi listing goes live, and listings without one were removed after the August 2025 grace period. Our advertising permits guide covers the process step by step.

August 2025 | Law. Law No. (2) of 2025, amending Law No. (3) of 2015, comes into force. Developers may draw on escrow only for construction and finance payments, not for land or broker commission. Escrow funds cannot be released until at least 20% of construction is complete, unless earlier release is approved under a mechanism backed by bank guarantees worth at least 20% of the construction works value.

21 August 2025 | Policy. ADGM introduces its own Advertising Permit on AccessRP, integrated with Madhmoun for cross-checking. Every advert for ADGM property needs one.

12 February 2026 | Policy. ADGM introduces broker classification: five tiers, from General to Platinum, scored on sales performance, professional education and customer feedback.

16 February 2026 | Policy. Developers of new projects register expressions of interest on Madhmoun. EOI payments go into a government-managed preparatory escrow account under ADREC oversight, with a digital refund route. For comparison, see how EOIs work in Dubai.

2 June 2026 | Policy. ADREC cuts the permitted annual rent increase from 5% to 0% for residential, commercial and industrial property, "for a temporary short period and until further notice", followed by a formal release on 3 June. Landlords renew at the existing rent, and new leases on previously let units reference the last registered Tawtheeq contract. ADREC's announcement covers the emirate. Baker McKenzie reports a carve-out for ADGM properties, which sit under a separate legal framework.

4 September 2026 | Policy and market practice. Aldar and Abu Dhabi Commercial Bank complete the first off-plan mortgage registered under ADREC's framework, a capability ADREC says has run since March 2026. Eligible buyers can finance qualifying off-plan units before handover, subject to project eligibility and lender approval, and reporting puts the usual threshold at 50% of the price paid. ADREC describes it as a registration process, not a new mortgage product.

8 October 2026 | Policy. ADREC launches the Abu Dhabi Real Estate Broker Transformation Course, a mandatory licensing curriculum that replaces the previous broker course. Candidates complete a capstone transaction simulation and a final assessment, and those who pass receive the ADREC Certified Broker credential, renewed every year. ADREC reports that licensed brokers reached 3,302 in the first half of 2026.

How is working in Abu Dhabi different from Dubai?

Two points need separate handling for agents who also work in Dubai: which regulator covers Al Reem and Al Maryah islands, and the statutory cap on sales commission.

Is Al Reem Island regulated by ADGM or ADREC?

ADGM. Al Reem Island joined Al Maryah Island in Abu Dhabi Global Market on 24 April 2023, and ADGM's real property regulations have applied there since 1 January 2025. On both islands:

• Property and broker registration run through the ADGM Registration Authority and AccessRP.
• Each advert needs an ADGM Advertising Permit rather than a Madhmoun permit.
• The 0% rent cap has been reported as not applying.

Brokerages active both onshore and in ADGM run two compliance tracks: ADREC and Madhmoun onshore, ADGM and AccessRP on the islands.

How much commission can a broker charge in Abu Dhabi?

On onshore sales, 2% of the contract value, up to a maximum of AED 500,000, under Resolution No. (183) of 2017. The rule is long-standing rather than new.

• Leasing: commission is agreed between the parties. Without agreement, it may not exceed 5% of annual rent, and the broker may not take commission from both landlord and tenant.
• Who pays: the standard broker contract annexed to the resolution states that the broker is not entitled to commission from any party other than the one that authorised the brokerage (General Provisions, Item 8). There is no general rule that the buyer or the seller pays.
• ADGM: whether an equivalent cap applies is not confirmed.

Agents comparing the two emirates can see our guides to RERA forms in Dubai and commission splits in Dubai.

Frequently asked questions

Can a Dubai-licensed agent advertise property in Abu Dhabi?

Not on Dubai credentials alone. Onshore, Article 5(1) of Law No. (3) of 2015, as amended by Law No. (2) of 2025, requires a licence from the Department of Municipalities and Transport before any real estate activity, and each advert needs a Madhmoun permit. On Al Reem and Al Maryah, brokers register with the ADGM Registration Authority under the Off-Plan and Real Property Professionals Regulations 2024 and need an ADGM Advertising Permit.

Do existing Abu Dhabi brokers have to take the new course?

ADREC's 8 October 2026 announcement does not specify whether existing licence holders must complete the new course. It describes the Broker Transformation Course as a mandatory licensing curriculum that replaces the previous course, with the ADREC Certified Broker credential renewed every year.

Can landlords in Abu Dhabi raise rent in 2026?

Not onshore, for now. Since 2 June 2026, ADREC has capped annual increases at 0% for residential, commercial and industrial tenancies until further notice. ADGM properties have been reported as excluded.

What is the maximum broker commission in Abu Dhabi?

2% of the sale and purchase contract, capped at AED 500,000, under Article 1 of Resolution No. (183) of 2017 of the Chairman of the Department of Municipal Affairs and Transport. Leasing commission is agreed between the parties, with a ceiling of 5% of annual rent where there is no agreement.

Can escrow money be used to pay broker commission on an off-plan sale?

No. Article 19 of Law No. (3) of 2015, as replaced by Article 2 of Law No. (2) of 2025, limits escrow drawdowns to construction and finance payments and excludes land costs and broker commission.

Where does an EOI payment go on a new Abu Dhabi launch?

Since 16 February 2026, into a government-managed preparatory escrow account under ADREC oversight, after the developer registers the EOI on Madhmoun.

General information, not legal advice. Rules change, so confirm current requirements with ADREC or ADGM before acting. Last reviewed: 16 October 2026.