Legal Framework
Land and property ownership in Qatar is governed by a series of laws and regulations that define who may own, lease, and develop real property within the country. The principal legislation includes Law No. 16 of 2018 Regulating Non-Qatari Ownership and Use of Real Estate, which replaced earlier provisions and expanded the scope of foreign participation in the real estate market.
Historically, freehold ownership of land in Qatar was restricted to Qatari nationals and, under certain conditions, GCC nationals. The 2018 law represented a significant liberalisation, permitting non-Qatari nationals — including non-GCC foreign nationals — to acquire freehold ownership in designated areas and leasehold interests in specified zones.
Freehold Ownership — Designated Areas
Non-Qatari nationals may acquire freehold ownership of residential and commercial property in areas designated by Cabinet decision. The principal designated freehold areas are:
The Pearl-Qatar
The Pearl-Qatar is an artificial island development located off the coast of Doha, comprising residential towers, townhouses, retail, and marina facilities. It was one of the first areas opened to foreign freehold ownership and remains the most established market for non-Qatari property investment. Property types range from studio apartments to penthouses and waterfront villas.
Lusail City
Lusail is a planned city located north of Doha, designed to accommodate a population of approximately 250,000. The development encompasses residential, commercial, entertainment, and sporting districts, including the Lusail Iconic Stadium (the venue for the FIFA World Cup 2022 final). Freehold ownership is available to non-Qatari buyers across multiple districts within Lusail.
West Bay Lagoon
West Bay Lagoon is a residential compound area located adjacent to Doha’s central business district in West Bay. The area comprises villas and townhouses around an artificial lagoon and is designated for foreign freehold ownership.
Other Designated Areas
Additional areas may be designated for foreign freehold ownership by Cabinet decision. The government has indicated an intention to progressively expand the designated areas in line with demand and development activity.
Leasehold Ownership
Outside the designated freehold areas, non-Qatari nationals may acquire leasehold interests in property for terms of up to 99 years in specified areas. Leasehold arrangements grant the holder the right to occupy, use, and in some cases sub-let the property for the duration of the lease, but do not confer ownership of the underlying land.
Leasehold rights are available in a broader range of locations than freehold rights, providing foreign residents and investors with access to property in areas closer to Doha’s established residential and commercial districts.
Residency Through Property Ownership
One of the most significant features of Qatar’s property ownership framework is the link between real estate investment and residency status. Under the provisions of Law No. 16 of 2018:
- Freehold property owners in designated areas are eligible for residency permits for themselves and their families for the duration of their ownership. The minimum property value threshold for residency eligibility is set by regulation and may vary by area.
- Leasehold property holders with long-term leases may also be eligible for residency permits, subject to minimum value and lease duration requirements.
This residency-ownership link has been a significant driver of demand for property in designated areas, particularly among investors and professionals seeking long-term residency in Qatar without employer-sponsored visa arrangements.
Registration and Due Diligence
All property transactions in Qatar must be registered with the Real Estate Registration Department at the Ministry of Justice. Registration is a prerequisite for the legal recognition of ownership and leasehold rights. The registration process involves verification of title, payment of registration fees (typically 0.25 percent of the property value), and the issuance of a title deed or lease registration certificate.
Purchasers are advised to conduct thorough due diligence, including verification of the developer’s licensing and completion status, confirmation of the property’s designation as a freehold or leasehold area, review of the master community management arrangements, and assessment of service charge obligations.
Financing
Mortgage finance is available from Qatari banks and branches of international banks for property acquisitions in designated areas. Islamic mortgage products (structured as diminishing musharaka or ijara) are widely offered alongside conventional mortgage facilities. Loan-to-value ratios, repayment terms, and eligibility criteria vary by lender and property type.
Non-resident purchasers may face additional financing requirements, including higher equity contributions and documentation of income sources.
Market Considerations
Qatar’s property market is shaped by several structural factors: a relatively small but high-income population, significant expatriate demand (particularly in the rental market), ongoing government-led development (especially in Lusail and The Pearl), and the cyclical impact of hydrocarbon revenues on economic confidence.
The post-World Cup period has seen a recalibration of the property market, with new supply coming online in Lusail and other designated areas. The government’s expansion of freehold-eligible zones and the link between property ownership and residency are expected to support sustained international demand.
Restrictions
Certain categories of land remain restricted from foreign ownership under any circumstances. These include agricultural land, undeveloped land outside designated zones, and land designated for public or military use. Qatari nationals retain preferential rights in the general land market, consistent with the country’s land policy objectives.