Dubai Issues Law on Antiquities and Archaeological Sites Across the Entire Emirate

{getToc} $title={Table of Contents}

Dubai declares all antiquities state property under Law No. 11 of 2026. Developers face NOC and reporting requirements.

Sheikh Mohammed bin Rashid Al Maktoum issues Law No. 11 of 2026 on antiquities and archaeological sites in Dubai.
The law covers all land, marine and mountainous areas including special development zones, free zones and DIFC.
All antiquities and archaeological sites are deemed property of the emirate regardless of who owns the land.
Developers must obtain a no-objection certificate from Dubai Culture before major projects near potential archaeological areas.
Anyone who discovers an artefact must stop work immediately and report the find within 48 hours.
Affected parties have one year from the effective date to comply with the new requirements.

Dubai Culture and Arts Authority Designated to Oversee Emirate-Wide Archaeological Sites Register

His Highness Sheikh Mohammed bin Rashid Al Maktoum, Vice President, Prime Minister and Ruler of Dubai, has issued Law No. 11 of 2026 on antiquities and archaeological sites in the Emirate of Dubai. The legislation designates the Dubai Culture and Arts Authority as the entity responsible for overseeing a formal archaeological sites register. It also introduces no-objection certificate requirements for developers planning projects near areas of potential heritage value.

Notably, the law applies across all land, marine and mountainous areas of the emirate, including special development zones and free zones such as the Dubai International Financial Centre. Dubai currently has more than 17 documented archaeological sites, with discoveries spanning over 300,000 years of human activity. By bringing all heritage assets under a single legal framework, the law strengthens protections at a time when the emirate's construction pipeline remains one of the largest in the region.

Scope, Ownership and Discovery Rules

Under the law, all antiquities and archaeological sites in Dubai are deemed the property of the emirate. The only exception applies to privately owned movable or immovable artefacts whose ownership can be proven through possession, official documentation or registration in an official register. The Dubai Culture and Arts Authority will maintain a dedicated register covering all qualifying sites and artefacts, including those in private hands.

Crucially, land ownership in Dubai does not include rights over any antiquities found on or beneath the surface. A property holder who discovers artefacts during routine work cannot claim ownership and is not permitted to excavate independently. This separation of land rights from heritage assets applies uniformly across freehold zones, leasehold areas, free zones and special development zones.

In terms of reporting obligations, the law requires anyone who discovers an artefact to leave it undisturbed and stop all surrounding work immediately. The finder must formally notify the Dubai Culture and Arts Authority or Dubai Police within 48 hours for land-based discoveries. For items found in marine zones, the artefact must be reported immediately and physically handed over within 7 days. If no owner is identified within 5 years, the artefact becomes the property of the emirate.

The emirate also retains all intellectual property rights over images, models, reports and replicas of its artefacts. Items owned by Dubai may not be gifted without approval from the Dubai Culture and Arts Authority, and may only be temporarily exported for exhibition, restoration or study. The Director General of Dubai Culture may loan artefacts to official, scientific or museum institutions both domestically and abroad.

Development Approvals, Prohibitions and Penalties

The law introduces a no-objection certificate requirement for major development projects. Before commencing excavation, construction, landscaping or similar work in areas that may contain archaeological sites, developers must obtain clearance from the Dubai Culture and Arts Authority. The certificate is issued only after confirming the area is devoid of antiquities, in coordination with relevant entities in Dubai.

Beyond the NOC process, the law strictly prohibits damaging, altering, relocating or defacing any antiquity or archaeological site, including its surrounding environment. Dumping waste near protected areas is banned, as is entering closed sites without approval. Industrial, military, storage or hazardous activities are not permitted in or around designated areas.

Additionally, no person may carry out archaeological activities in Dubai without a permit from the Dubai Culture and Arts Authority. Exhibitions, auctions and online trading of antiquities all require prior authorisation, as does importing artefacts without proof of lawful ownership. All affected persons and entities have one year from the law's effective date to comply, with the Director General of Dubai Culture empowered to grant a one-time extension of the same duration.

This legislation forms part of a wider package of emirate-level property reforms issued in 2026. Earlier in March, Sheikh Mohammed signed Law No. 3 of 2026 on building quality and safety, together with Law No. 4 of 2026 on shared housing management. Both statutes also apply emirate-wide, including to free zones. Together, these measures signal a shift toward more integrated property governance and stricter compliance standards across Dubai.

Practical Steps for Real Estate Developers and Project Managers

Developers with active or planned projects should review their site portfolios against known archaeological areas. Dubai has more than 17 documented heritage sites, including Saruq Al Hadid, which was added to the Islamic World Heritage List in February 2026. The NOC process adds a pre-construction step that must be factored into project timelines and budget forecasts. Legal teams should also update contract templates and incident response protocols to reflect the 48-hour reporting obligation triggered if artefacts are uncovered during construction.

What Clients are Asking their Advisors

What does Dubai Law No. 11 of 2026 on antiquities cover?

The law creates a unified framework for Dubai's archaeological heritage, covering the identification, registration, classification and preservation of antiquities across the entire emirate. It applies to all land, marine and mountainous zones, extending to free zones including DIFC. The Dubai Culture and Arts Authority serves as the sole oversight entity, maintaining an official register of all qualifying sites and artefacts.

Do I need approval before building near an archaeological site in Dubai?

Developers and landowners must apply for a no-objection certificate from the Dubai Culture and Arts Authority before commencing major works. The authority issues the certificate only after confirming no antiquities are present, working in coordination with other relevant Dubai entities. Obtaining the certificate early in the planning phase helps avoid costly project delays.

Does the Dubai antiquities law apply to properties in DIFC and other free zones?

The law explicitly extends its jurisdiction to all special development zones and free zones, including DIFC. This marks a departure from earlier practice where some zones operated with less direct oversight on heritage matters. Property owners and developers in free zones should incorporate the new compliance requirements into their existing regulatory checklists.

What must I do if construction work uncovers an artefact in Dubai?

Any person who uncovers an artefact during construction must immediately stop all work on the site, including activities that could affect surrounding remains. The find must be reported to the Dubai Culture and Arts Authority or Dubai Police within 48 hours for land-based discoveries, or within 7 days for marine finds. Moving, concealing or failing to report a discovery may result in administrative penalties under the law.