Can a blockchain token itself serve as legal proof of real estate ownership?

No. In every jurisdiction covered here — the US, UAE, Singapore, and EU — land registries and cadastres remain the sole legal source of property title. Tokens represent shares or debt claims in the SPV that holds the property, not the deed itself, so on-chain records never replace the official registry.

Which jurisdiction has the most established secondary market for tokenized real estate?

Dubai, through the Land Department's Phase 2 rollout in February 2026, which opened a 24/7 government-regulated secondary market for existing pilot tokens via the PRYPCO Mint app on the XRP Ledger — the only live, government-run secondary trading venue for tokenized property titles among the jurisdictions compared here.

Why doesn't the EU's MiCA regulation apply to real estate tokens?

MiCA's Article 2 excludes assets that qualify as transferable securities under MiFID II. Because tokens representing shares or debt in a real estate SPV are structured as securities, they fall outside MiCA entirely and are regulated under MiFID II and the EU Prospectus Regulation instead — MiCA only governs the payment-stablecoin and custody layer around them.

Do tokenization platforms need a separate license in each jurisdiction they serve?

Do tokenization platforms need a separate license in each jurisdiction they serve? Generally, yes. A VASP or general crypto license in one jurisdiction doesn't cover securities-classified real estate tokens elsewhere. Issuers typically need Reg D/Reg S exemption compliance for the US, a VARA ARVA licence for Dubai, a CMS licence for Singapore, and MiFID II investment-firm authorization for EU distribution.

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