Abu Dhabi's Real Estate Revolution Breakthrough

Real Estate Ads Revolutionized in Abu Dhabi – The New Era of Madhmoun System

In recent years, buyers and renters searching for properties in Abu Dhabi often encountered the same problem: listings for apartments, houses, or offices that didn't actually exist, were already sold, or contained intentionally misleading information. These fake ads consumed time, energy, and often money, while undermining trust in the market.

But this situation is now changing drastically. Abu Dhabi's real estate market has entered a new era with the introduction of the Madhmoun system, implemented by the Abu Dhabi Real Estate Centre (ADREC). The initiative aims to create a more transparent, credible, and regulated real estate market, and its impact is already visible: previously, there were about 75,000 listings, but now only 20,000 remain – all of which are genuine and authorized entries.

What is the Madhmoun System?

Madhmoun is the region’s first government-backed Multiple Listing Service (MLS), built on Abu Dhabi's DARI platform. Every property ad can only appear if the owner has given prior permission for the listing and the property is registered within the system. Additionally, a permit is required for each listing, and a property can be listed by a maximum of three different real estate agents.

The goal is clear: eliminate duplicate, misleading, or fictitious ads and ensure that the offers appearing online are actually available.

How has the market changed?

Before the system was introduced, it was common for properties that had already been sold or were never available to appear on listing portals such as Property Finder, Bayut, or Dubizzle. Agents often used this practice simply to attract attention, generate clicks, and then offer alternative proposals.

Following the introduction of Madhmoun, unverified, unauthorized listings were immediately removed. This brought significant relief not only to those searching for properties but also to genuine owners. Now, the authenticity of listings is verified, and potential buyers or renters won’t inquire about units that are no longer available or never existed.

What permits are required?

The Madhmoun system also regulates the validity of listings. Depending on the type and duration of permits, the following fees must be paid:

Rental permits: 50–115 dirhams + VAT, for 1-3 months.

Sales permits: 125–250 dirhams + VAT.

New developments: 25,000 dirhams per project, per broker, for three months.

Advertisement costs for off-plan projects, which are not yet completed, are particularly high and can pose a challenge for those wanting to list a large number of units. However, this also contributes to a cleaner marketplace.

What has changed for brokers?

While the new system clearly reduced the number of fake ads, not every market participant embraced it enthusiastically. Several brokers reported that the system imposes a significant administrative and financial burden on them. For example, they not only have to pay for the listings but must also provide personal data such as the owner’s address, Tawtheeq rental agreement details, and the number of owned units during system usage.

However, experience shows that transparency, credibility, and increased demand can long-term offset these difficulties. Owners also gained control: they can decide who can list their property and protect themselves from unwanted inquiries and harassment.

The Expansion of Abu Dhabi Global Market (ADGM)

In August 2025, the system's application was extended to Abu Dhabi’s financial center, ADGM. From now on, property listings appearing here can only be published with permission through the Access RP platform. This further proves the city’s determination to create one of the best-regulated real estate markets in the region.

Decision-makers emphasized that this is just the beginning, and more regulations and systems might be introduced soon. The aim is for Abu Dhabi to emerge as a leading player among GCC countries' real estate markets.

What does this mean for buyers and renters?

One of the most significant changes is that the search experience has become much more reliable. Potential buyers and renters can be sure that what they see online is genuinely available, and the prices are neither exaggerated nor misleading. Efficiency has increased, disappointment has decreased, and the entire market has become more credible.

This transparency can also encourage foreign investors to turn more confidently towards Abu Dhabi. A regulated and controlled environment always provides greater security for capital.

Summary

The introduction of the Madhmoun system is a significant milestone in Abu Dhabi's real estate market. Although it initially presents administrative and financial challenges, the long-term benefits are clear: a cleaner marketplace, genuine listings, greater trust. The new system represents progress not only for buyers and renters but for the entire market as speculation and misleading practices take a back seat and professional actors come to the forefront.

In the future, other emirates – including Dubai – may follow Abu Dhabi's example to create a more regulated, transparent, and sustainable real estate market across the UAE.

(Source of the article: Based on the Abu Dhabi Real Estate Centre (ADREC) registry service.)