The UAE’s real estate landscape is entering a new era with the launch of the region’s first tokenised property platform in Dubai. By offering fractional ownership of real estate through digital tokens, this innovation democratises property investment and lowers the barrier to entry for property investors.

At its core, the platform enables sale of real estate assets. Once approved for listing, the property is tokenised on the platform – its ownership is divided into digital tokens that represent a fractional ownership share of the underlying asset and can be purchased by investors.

Tokenised properties are leased, and the generated rental income is distributed between token holders, net of expenses such as management fees. In addition to rental returns, investors may also benefit from any capital appreciation of the property over time.

Although this investment model is still in its early stages both in the UAE and globally, it is essential to consider its tax implications, including with respect to VAT compliance.

VAT Considerations

Understanding the VAT implications of tokenized property is essential for all participants in this emerging ecosystem.

As with all VAT matters, the starting point is identifying the nature of the supplies made by various parties. To this effect, the underlying regulatory, legal and contractual framework governing the tokenised structure will be critical in determining the appropriate VAT treatment.

A key consideration is the dual nature of these tokens: they represent direct ownership in real estate, yet they are issued on a blockchain and traded as digital assets. This raises the question – should these tokens be treated as traditional real estate interests, or as “virtual assets” under UAE VAT law?

The UAE VAT legislation defines “virtual assets” as digital representations of value that can be traded or used for investment.  It is therefore arguable that real estate tokens fall within this definition, potentially subjecting them to the VAT rules applicable for financial services. However, if the tokens are interpreted as direct ownership interests in real property, the VAT treatment would follow the conventional real estate rules – typically exempt for residential properties and taxable at 5% for commercial properties.

This interplay creates uncertainty and requires careful case-by-case analysis to ensure VAT compliance.  Below we outline several scenarios illustrating how the VAT treatment may vary depending on the legal characterization of the tokenised structure.

Token issuance and sales: If tokens are regarded as “virtual assets” for VAT purposes, the VAT treatment of transactions in tokens should follow the principles applicable to virtual asset transactions.  As a consequence, the issue or subsequent sale of tokens would be either exempt or zero-rated, depending on the location of the recipient and whether the transaction is considered a supply of services directly connected to real estate. Further, in accordance with a recent Public Clarification issued by the Federal Tax Authority, where virtual assets are mined on behalf of another party – such as where there is a supply of computational power – this may constitute a taxable supply of services.

Conversely, if the investment is deemed to represent a simple direct interest in real estate, VAT treatment would follow that of conventional property transactions, and would depend on whether the underlying property is residential (typically exempt) or commercial (taxable at 5%).

Rental income distributions: Income distributed to investors could be viewed either as rental income or as a return on investment. This distinction is important – rental income could be either exempt or taxable at 5% depending on whether the property is residential or commercial. In contrast, if the distributions are considered as return on investments, such as dividends, they may fall outside the VAT scope entirely.

Platform fees: Fees charged by a platform for services such as property listing and property management are typically subject to VAT. However, fees related to the management or transfer of virtual assets may qualify for financial services treatment, potentially altering the VAT treatment.

Each of these scenarios underscores the need for a detailed analysis of contractual terms and the economic substance of transactions.

VAT Considerations for Stakeholders

As tokenised real estate reshapes the traditional investment model, stakeholders should adopt a proactive approach to VAT compliance and planning. Key steps include:

  • Classifying the investment correctly – determine whether the investment constitutes a transaction in virtual assets, real estate, or potentially both.
  • Assess the VAT treatment of income streams such as rental income, capital gains, and sale proceeds.
  • Determine whether the issuance and resale of tokens constitute a supply of virtual assets or a supply of real estate.
  • Assess recoverability of VAT on associated costs and fees.
  • Where uncertainty exists, consider filing a private clarification with the FTA to confirm the tax treatment.

As UAE businesses continue to innovate and embrace emerging technologies, market participants must navigate new investment structures with caution and diligence. Clear guidance and proactive engagement will be essential to ensure compliance and unlock the full potential of tokenised real estate in the UAE.

By Vlad Skibunov and Gaurav Shivhare