GFA, BUA & Setbacks Explained Across the UAE (2025 Guide)

Real estate feasibility in the UAE often fails due to wrong assumptions. Many developers and architects incorrectly apply Dubai rules to Sharjah, Sharjah rules to Abu Dhabi, or Abu Dhabi logic to RAK — leading to major feasibility errors.

This guide breaks down the core definitions and how they differ across the seven UAE emirates.

What Are GFA, BUA, FAR & Setbacks?

These four measurements form the foundation of feasibility:

GFA – Gross Floor Area

The total usable air-conditioned area allowed by regulations.

BUA – Built-Up Area

The total constructed area, including all built elements.

FAR – Floor Area Ratio

Used heavily in Sharjah and some RAK zones.

Setbacks

Minimum distance from building to plot boundary, varying by road width, zoning and emirate.

1. Abu Dhabi — Manual-Based GFA + Precise Setbacks

Abu Dhabi uses district planning manuals.

GFA strictly defined
Setbacks depend on street classification
Parking ratios are strict

2. Dubai — Flexible GFA, Road-Based Setbacks

Dubai is the most developer-friendly.

Balconies and shafts excluded
Road width determines setbacks
Height often flexible unless restricted

3. Sharjah — FAR Dominates

Sharjah is built on FAR logic.

FAR determines GFA
Height tied to plot size
Parking stricter than Dubai

4. Ajman — Simple But Strict

Clear definitions
Strict setbacks
Height limits fixed

5. Ras Al Khaimah — Municipality + Master Developer

Two layers of rules.

Municipality GFA
Developer guidelines
Coastal plots height-controlled

6. Umm Al Quwain — Low Density & Conservative

Low density allowed
Height limits determine final GFA
Wide setbacks

7. Fujairah — Coastal vs Inland Logic

Coastal zones: strict
Inland zones: flexible
Industry: very specific zoning

Comparison Table

EmirateGFA LogicBUA LogicSetback LogicBiggest RiskAbu DhabiManual-drivenStrictStreet-classificationMisreading manualsDubaiFlexibleDeveloper-friendlyRoad widthIncorrect heightSharjahFARModerateFixedFAR errorsAjmanSimpleClearFixedStrict enforcementRAKMunicipality + DeveloperVariableTwo-layerMissing overlaysUAQLow densityModerateWideHeight capsFujairahZone-basedVariableCoastal stricterWrong zone logic

How PlotBrain Interprets These Automatically

PlotBrain automates:

Setback calculations
Maximum buildable area
GFA vs BUA logic
FAR and height limits
Massing generation
IRR feasibility outputs

Upload a plot → Select emirate → Get instant feasibility.

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