# Can Your Dubai Landlord Evict You to Sell the Property?

Canonical: https://jobxdubai.com/knowledge-hub/housing/dubai-landlord-eviction-sale-notice-rules
Category: Housing & Real Estate
Updated: 2026-08-21
Source: JobXDubai Knowledge Hub

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"I'm selling the apartment — you need to leave in two months." It is one of the most common messages Dubai tenants receive, and in almost every case it has no legal force. Selling is a recognised ground for eviction, but the law wraps it in two protections that most tenants do not realise they have.

## Protection one: 12 months' notice, formally served

Under Article 25(2)(d) of the amended Dubai tenancy law, a landlord evicting in order to sell must give **at least 12 months' written notice**, served **through a notary public or by registered mail** — in practice often via the Tableegh courier service with notary attestation.

A WhatsApp message, a phone call or an email does not start the clock. No valid formal notice, no eviction — regardless of the sale.

## Protection two: the sale does not touch your lease

Article 28 of Law No. 26 of 2007 is blunt: **transfer of ownership does not affect the tenant's right to continue occupying the property under the existing lease**. If the landlord sells mid-tenancy, the buyer becomes your new landlord on the same contract, same rent, same expiry. The purchase price is the buyer's problem, not yours.

This means a landlord can sell whenever they like — they simply cannot use the sale to cut your contract short without the 12-month notarised notice.

## What to do if you get a short-notice demand

1. **Stay put and reply in writing** that you are aware of the 12-month notarised-notice requirement.
2. **Check the notice itself** — is it notarised or by registered mail? Does it state the sale as the reason? Does it give a full 12 months?
3. **If pressure continues**, file at the **Dubai Rental Disputes Center (RDC)**, which handles exactly this non-compliance.

Watch for the companion move: some landlords pair an eviction threat with a rent hike. Increases are bound by the RERA index — check any demand against our [RERA rent calculator guide](/knowledge-hub/housing/rera-rent-increase-calculator-guide). And whenever you do eventually move, protect the deposit with our [security deposit rules](/knowledge-hub/housing/dubai-security-deposit-rules).

## Key takeaway

**A Dubai landlord selling up must serve 12 months' notice through a notary or registered mail, and the sale itself never cancels your lease** — the buyer inherits you as a tenant on identical terms. Short-notice demands are unenforceable; the RDC is your venue if pressure continues.

## FAQ

### My landlord sold the apartment. Is my lease still valid?

Yes, fully. The new owner steps into the old landlord's shoes: same contract, same rent, same expiry date. Ownership transfer does not affect your right to stay.

### Is a WhatsApp eviction notice legal in Dubai?

No. Eviction notice for sale must be served through a notary public or registered mail. Informal messages do not start the 12-month clock.

### Can the new owner raise my rent immediately?

No. The existing contract binds the new owner, and any renewal increase must follow the RERA rental index rules like any other.

### Where do I complain about an illegal eviction attempt?

The Dubai Rental Disputes Center (RDC), which resolves disputes over non-compliance with tenancy law requirements.

## Further reading

- [Dubai tenant and landlord rights](/knowledge-hub/housing/dubai-tenant-landlord-rights)
- [RERA rent increase calculator: how much can rent rise?](/knowledge-hub/housing/rera-rent-increase-calculator-guide)
- [Dubai security deposit rules](/knowledge-hub/housing/dubai-security-deposit-rules)
- [Agent fees at tenancy renewal: when charging is illegal](/knowledge-hub/legal/dubai-agent-tenancy-renewal-fees-when-is-it-illegal-to-charge)

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