FTA Expands VAT Refund Scope for UAE Nationals Building New Homes
You built a pool. Installed a full smart home system. Had your entire plot landscaped. Then filed your VAT refund, and got none of it back.
That was the rule until June 9, 2026.
On that day, the Federal Tax Authority (FTA) widened the list of expenses UAE nationals can claim when they build a new home. Pools, landscaping, smart systems and more are now in. And the change is backdated to the start of the year. Here is what it means for you.
AED 200 Million More in Your Pocket. What the FTA Just Announced
The FTA launched the new initiative on June 9, 2026. It applies to every VAT refund claim submitted on or after January 1, 2026, so it is backdated, not just forward-looking.
In short, more of what you spend building a home now comes back to you. The FTA expects the change to return around AED 200 million in extra VAT savings to UAE nationals.
Here are the key numbers:
| What | Figure |
| New VAT savings expected | AED 200 million |
| Average refund per claim | AED 25,000 |
| Total claims value in 2025 | AED 754 million |
| Projected total value in 2026 | AED 1 billion+ |
| Approved applications since launch (to June 2025) | ~38,000 |
| Total VAT returned since 2017 | AED 3.2 billion |
The FTA has already updated its digital platforms. Both EmaraTax and the Maskan app now show the new categories, so you can select them when you file.
Your Pool. Your Smart Home. Your Landscaping. Finally on the Eligible List.
Eight new expense categories are now eligible, effective from January 1, 2026:
| # | New Eligible Expense |
| 1 | Staff quarters — for watchmen, drivers and domestic workers |
| 2 | Home gyms and game rooms |
| 3 | Integrated security and smart home systems, plus built-in components |
| 4 | Electronic and smart doors — main residence and garage |
| 5 | Swimming pools and fountains |
| 6 | Decorative indoor water features |
| 7 | Landscaping |
| 8 | Complete home reconstruction — including demolition and rebuilding costs |
Here is the part nobody else has flagged. Swimming pools and landscaping were on the “excluded” list in the FTA’s VATGRH1 guide updated in April 2026. If you read that guide and left them out of your claim, you were following the rules correctly at the time.
The June 9 announcement reverses that. Both are now eligible, and backdated to January 1.
Before You File, Every New Item Must Pass These 3 Rules
A category being “eligible” is not enough on its own. Each new item must pass all three of these rules:
Rule 1: It forms an integral part of the new residential property.
Rule 2: It is built on the same plot of land as the main residence.
Rule 3: It directly serves the primary residence.
If an item fails even one rule, the FTA rejects the claim for that item, even if the category itself is now on the eligible list.
What Was Already Eligible and What Is Still Not
The new list adds to the existing one. Nothing that was eligible before has been removed.
| Previously Eligible (Unchanged) | Still Not Eligible |
| Contractor fees | Loose furniture — sofas, beds, tables |
| Architect fees | Movable appliances — fridges, washing machines |
| Building materials | Standalone smart devices — plug-in cameras, speakers |
| Air conditioning units | Curtains and soft furnishings |
| Fire alarms | Decor bought separately after the build |
| Fitted kitchens | Garden furniture and movable outdoor items |
| Flooring | Anything not structurally fixed to the home |
| Plumbing | Costs incurred after the Completion Certificate |
The rule of thumb is simple. If it is built in, fixed or wired into the home, it usually qualifies. If you can pick it up and move it to another house, it does not. The new list is the real story here, but it is worth knowing the line the FTA draws.
Eight Years. 38,000 Claims. AED 3.2 Billion Returned. Now It Gets Bigger.
This is not a new scheme. It launched around 2017 under Article 75 of Federal Decree-Law No. 8 of 2017 and Article 66 of Cabinet Decision No. 52 of 2017. It has been quietly returning money to nationals for years.
The growth tells the story. Between June 2024 and June 2025:
- Applications grew 22.74%
- Refund value grew 25.72%
- More than 7,000 new claims were approved in that 12-month period, worth AED 653.1 million
- In the first half of 2025 alone, 3,097 claims were approved, worth AED 284.77 million
The timing is no accident. This sits inside the UAE’s Year of Family 2026, themed “Growing in Unity.” The UAE’s home ownership rate reached around 91% by the end of 2025, one of the highest in the world. Since these housing programmes began, the country has provided 221,000 housing packages worth AED 236 billion to its citizens.
To help people understand the change, the FTA says it will hold awareness sessions at district councils across the UAE.
How to Claim: EmaraTax, Maskan App, and the 12-Month Deadline
Who can claim: A UAE national, as a natural person and Family Book holder, for a property used as a private home only.
The deadline: You have 12 months from the date of your Building Completion Certificate. This is a hard deadline. There are no exceptions.
The steps:
- Scan your invoices using the Maskan app.
- Submit your claim through EmaraTax.
- The FTA reviews it.
- A Verification Body checks the property.
- Your refund is paid.
A few extra rules to remember. A retention payment is a separate claim, filed within 6 months of the payment. And you can make only one claim per residence.
One important flag: if you filed a claim between January 1 and June 9, 2026 and left out any of the new items, you may have missed money you are now owed. This is worth reviewing with a tax advisor before your 12-month window closes.
How ADEPTS Can Help
At ADEPTS, we prepare and review VAT refund claims for UAE nationals building new homes, and we know exactly what changed on June 9, 2026.
If you filed a claim after January 1, 2026, we can review it and check whether you missed any of the newly eligible items. We also handle the documentation properly: invoices for smart systems, pools and landscaping must meet the FTA’s VATGRH1 requirements, and bundled invoices can cause problems if they are not separated correctly.
Our team supports the full process, from the Maskan app to EmaraTax submission and any FTA follow-up. We also carry out a clawback risk review, since changing how you use the property after a refund can trigger an FTA reclaim. And for nationals who are also VAT-registered for a business, we make sure your personal construction claim is kept cleanly separate from your business VAT.
Conclusion
Eight new items. AED 200 million more to claim. Backdated to January 1, 2026.
The bigger picture is clear: the government is making it cheaper to build a home in the UAE, and every year this scheme gets broader. What was excluded a few months ago is now claimable today.
If you are building now or already filed a claim this year, review your position before the 12-month deadline runs out. ADEPTS can check exactly what you are owed. Contact us today.
References
- Federal Tax Authority. (n.d.). VAT refund for UAE nationals building new residences.
https://tax.gov.ae/en/services/vat.refund.for.uae.nationals.homebuilders.aspx - Federal Tax Authority. (n.d.). VAT refunds. https://tax.gov.ae/en/taxes/Vat/refunds.aspx
- Federal Tax Authority. (n.d.). EmaraTax portal login. https://eservices.tax.gov.ae/#/Logon
- United Arab Emirates. (2022). Federal Decree-Law No. 8 of 2022 amending certain provisions of Federal Decree-Law No. 8 of 2017 on Value Added Tax. https://uaelegislation.gov.ae/en/legislations/1227/download
- United Arab Emirates. (2017). Federal Decree-Law No. 8 of 2017 on Value Added Tax.
https://uaelegislation.gov.ae/en/legislations/1226/download - Federal Tax Authority. (n.d.). EmaraTax. https://tax.gov.ae/en/emaratax.aspx