How to Combine Adjacent Land Plots in Dubai? A Step-by-Step Guide

Adjacent land plots in Dubai unlock exciting opportunities for property development. Whether you want to expand your investment or develop a larger project, understanding the process, requirements, and benefits is crucial. This blog will walk you through merging land plots in Dubai and provide essential information to navigate Dubai land consolidation efficiently.

What is Land Merging?

Plot consolidation or land merging in Dubai involves combining two or more adjacent land plots into one larger property. This is usually done to make the land more useful for bigger building projects or to increase its value. It helps developers get more out of the space. You’ll need approval from the Dubai Land Department (DLD) and must follow the local rules and plans.

Benefits of Combining Land Plots in Dubai

Combining adjacent land plots in Dubai has a few key benefits, such as:

1. Bigger Development Potential: You get more space for larger projects, like Bangalow or complexes.
   
2. Better Design Flexibility: With more land, you can design the layout or structure.
   
3. Higher Return on Investment: Bigger plots attract bigger buyers or investors, leading to higher returns.
   
4. Easier Financing: Larger plots make it easier to get financing or loans from banks.

What Qualifies You for Land Merging in Dubai?

To qualify for land merging in Dubai, you need to meet the following requirements:

1. You must own more than one plot of land you want to merge.
   
2. The plots must be in the same zoning area and meet local planning rules.
   
3. The plots should be suitable for consolidation based on size and shape.
   
4. The plots must be free from legal or financial issues, like unpaid debts or disputes.

Restrictions Associated With Land Combination

When combining adjacent plots in Dubai, it’s important to know certain rules and regulations to ensure everything is done correctly. Here’s a breakdown of the key considerations:

• Building Regulations

After merging land plots in Dubai, the new, larger piece of land must comply with Dubai’s building regulations. These rules cover aspects like:

1. Maximum Building Height: The combined plot must adhere to the height restrictions defined for the zoning area. These limitations ensure that buildings do not overshadow neighbouring structures or disrupt the area’s skyline.
   
2. Floor Area Ratio (FAR): FAR determines how much floor space you can build. It’s calculated by dividing the total floor area of all buildings by the size of the plot.
   
3. Plot Coverage and Setbacks: Regulations also govern the plot proportion buildings can cover and the mandatory setbacks from the plot’s boundaries. These requirements maintain open spaces, natural light, and air circulation around the development.
   
4. Parking and Green Spaces: The development must also meet specific parking requirements based on the building type and size. Adequate green space, landscaping, and recreational areas are also essential for Dubai’s sustainability goals.

• Land Use Limitations

After combining your plots, the new land must still follow the designated land use for the area. It includes:

1. Zoning Requirements: The land use zone dictates how the land can be developed. Residential zones permit only housing developments, while commercial or mixed-use zones allow for commercial buildings or a combination of residential and commercial projects.
   
2. Rezoning Process: If you wish to change the land’s use from residential to commercial (or vice versa), submit a rezoning application to the Dubai Land Department. The application is reviewed based on several factors, including current land use trends, infrastructure capacity, and urban planning objectives.
   
3. Development Types: Land use also defines the types of buildings allowed on a plot. A residential plot may restrict commercial developments unless it is rezoned. Similarly, commercial land may not allow residential buildings unless the change is formally approved.  

What is the Application Process for Land Merging Plots in Dubai

The steps to apply for a Dubai land merger are as follows –

1. Create an account on the Dubai REST app or visit the DLD website.
2. Select the “Land Merging” service and complete the application form.
3. Attach all required documents and pay the associated fees.
4. Submit the application online or at a Real Estate Services Centre.
5. After submission, the DLD team will initiate the evaluation process.
6. They will verify that the plots are free from legal or financial encumbrances.
7. Wait for approval from DLD.

• Documents Requirements for Combining Land Plots in Dubai

Combining land plots in Dubai requires specific documentation to ensure a smooth process. These include –

• • Original title deeds for all plots.
  • Emirates ID is for residents, and passport copies are for non-residents.
  • No Objection Certificate (NOC) from the developer (if applicable).
  • Approved site plans reflecting the new consolidated layout.

• Fees for Combining Land Plots in Dubai

Combining land plots in Dubai involves specific fees set by the Dubai Land Department (DLD). Here’s a breakdown of the key charges:

Post-Approval Process for Merging Land Plots in Dubai

For application approval, the following takes place –

• The DLD evaluates the application for zoning, planning, and compliance with legal requirements.
• Factors considered include the size, shape, and zoning of the plots.
• Once approved, you will receive the updated title deed and a map of the combined land via email.
• The approval process typically takes 4-5 working days.

What Do You Do If Your Land Merging Application Gets Rejected?

If your land merging application is rejected in Dubai, here’s what you can do:

• Rejection Reasons: The Dubai Land Department (DLD) will explain why your application was rejected. The reason could be missing documents, zoning issues, or legal problems with the land.
  
• Fix the Issues: If the rejection was due to missing paperwork, ensure you provide everything needed. If it’s about zoning or land use, you might need help from a planning expert to see if your land can be reclassified or if other changes are required.
  
• Talk to DLD: Contact the DLD for more details about the rejection. Understanding the exact reason can help you fix things and reapply.
  
• Submit a New Application: Once you’ve sorted out the issues, you can submit your application again with the corrected documents or changes.
  
• Get Professional Help if Needed: If you need help fixing the problems, consider consulting a legal expert or a real estate professional. They can help you understand the rules and ensure everything is in order.

Conclusion

If you’re looking to combine adjacent land plots in Dubai, the process is straightforward with the help of the Dubai Land Department. Start by understanding the details. The DLD offers clear guidance and support throughout the application process. They will assist you and answer any questions you may have. Combining your land could open up new opportunities, so take the first step today.

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