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Real estate tokenization’s missing layer

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​​Sonia Shaw

Disclosure: The views and opinions expressed here belong solely to the author and do not represent the views and opinions of crypto.news’ editorial.

Despite the wave of attention RWAs have received over the past couple of years, there’s a sense that everyone is waiting for something to shift. The problem is that many “tokenized” assets are still legal promises dressed up as tokens. Vague token rights, improvised custody and transfer controls, and servicing shortcomings make the whole thing still feel speculative. While the tokenised RWA market sits around $25B (which demonstrates serious growth), it’s still modest in comparison to global markets.

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Summary

  • Tokens aren’t titles: Many RWAs remain legal promises wrapped in blockchain rails. Without enforceable rights, controlled transfer, and servicing, tokenization stays speculative.
  • The UAE is building the legal stack: Through DIFC, ADGM, and the Dubai Land Department, the UAE is treating tokenized real estate as regulated market infrastructure — not a crypto experiment.
  • Rights beat throughput: The trillion-dollar RWA opportunity will go to jurisdictions that make token-holder rights unambiguous and enforceable, not to chains with the fastest settlement.

In Dubai, work on this is picking up. The Dubai Land Department has launched Phase II of its Real Estate Tokenization Project, with secondary-market resales scheduled to begin on 20 February 2026. In DIFC, the DFSA’s inaugural tokenization regulatory sandbox drew 96 expressions of interest. In short, the UAE is assembling the regulatory and institutional scaffolding needed to make tokenised real estate scalable – that’s certainly something worth talking about. 

The crypto RWA fallacy

The best RWA pitch in crypto happens to be the simplest: take a deed, a fund share, or a receivable, put it on-chain, and let liquidity do the rest. In practice, that often means shipping a minting interface attached to a legal promise that lives somewhere else. The token trades 24/7, but the underlying rights don’t. 

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When markets tighten, everyone rediscovers the same truth: a token is not a title, nor a court order. Instead, it’s a digital representation recorded on a programmable platform – and it’s notoriously difficult to make it legally and operationally identical to what it claims to represent.

This idea shows up in three places. First, think about enforceability. If token holders can’t clearly understand what they own, what jurisdiction governs it, and how a claim is enforced, the idea of ownership is just branding. As a matter of fact, IOSCO warns that investors may not understand the legal aspects of ownership and transfer rights for tokenised assets, and flags legal uncertainty as a central risk holding back adoption. 

Second, consider controlled transfer. Real assets don’t move like meme coins. Eligibility checks, transfer restrictions, and the ability to halt or reverse activity under lawful orders are not optional in institutional markets. OECD research notes that implementing restrictions like forced transfers or trading suspensions can be especially challenging on public, permissionless networks.

Third, there’s servicing. Real estate is an operating system: taxes, insurance, maintenance, tenant issues, distributions, valuations, reporting, audits. Tokenization can streamline records and transactions, but it doesn’t eliminate the admin layer that makes cash flows real and disclosures defensible. Until projects address these issues, RWAs are a bit stuck. 

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The UAE’s blueprint

If the UAE wins the real estate tokenization boom, it will be because it treated tokenization as a regulated financial product, a market-structure upgrade, and has built rules and institutions around that assumption.

  • In DIFC, the DFSA launched a dedicated tokenization Regulatory Sandbox and drew 96 expressions of interest. This is an early indicator that serious firms are looking for a supervised pathway. 
  • In Abu Dhabi, ADGM has been explicit about positioning itself as a comprehensive regulatory home for digital assets, and it went further by introducing a DLT Foundations regime designed for token issuance and on-chain organisational structures.
  • In 2025, the DIFC reported 8,844 active companies, demonstrating rapid year-on-year expansion. 
  • In Dubai, the Dubai Land Department is running a controlled pilot that explicitly tests governance, investor protection, and operational readiness while enabling secondary-market resale from 20 February 2026.
  • The UAE also hosts pools of dry powder that can fund compliant issuance once the infrastructure is credible. Mubadala reported AED 1.2 trillion in assets under management, and Reuters notes Abu Dhabi’s major funds together manage around $1.7 trillion. 

The UAE is building something of a regulatory SDK for RWAs — standardized rules, venues, and counterparties that make tokenized real estate deployable. 

The winning stack

The projects that scale in the UAE are likely to be regulated market infrastructure that happens to use blockchain. Starting with licensing. In DIFC, the DFSA’s tokenization Regulatory Sandbox provides a supervised route where selected firms can test in a controlled environment and, if successful, transition toward full authorisation. 

Next, the packaging has to be familiar. DIFC SPVs (Prescribed Companies) are designed to ring-fence and isolate assets and liabilities (something institutions already understand and can underwrite). Tokenization then simply becomes a distribution and settlement upgrade.

Then comes the hard constraint most crypto-native RWAs avoid – controlled transfer and custody. Institutional markets require governance, safe custody, and clear oversight. ADGM’s FSRA guidance is clear about addressing safe custody, market abuse, and related controls via a thorough regulatory framework. 

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Finally, the winning stack anchors to the registry. The Dubai Land Department is currently testing tokenization on title deeds within a regulated model, in collaboration with VARA, and moving into a phase that activates secondary resale under a controlled framework focused on governance and investor rights.

Put together, the archetype that wins looks license-first, SPV-based, compliance-native, and obsessed with issuance plus servicing. 

The implication for crypto

Here’s the part crypto needs to internalize — the trillion-dollar RWA upside will be won by the players that can make token-holder rights unambiguous, transfers compliant, and cash flows serviceable at scale. 

IOSCO makes a good point — investors can end up unsure whether they hold the underlying asset or merely a digital representation, with risks concentrated around legal structure and intermediaries rather than chain throughput.

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That’s why the UAE matters to the broader market. The Dubai Land Department is running a controlled tokenization pilot that moves into secondary resale from 20 February 2026, framed around governance, operational readiness, and investor protection. DIFC’s regulator is doing the same at the market-structure level.

For crypto, the chain becomes the settlement, transparency, and automation layer (inside this regulated perimeter). It’s useful precisely because it is programmable, auditable, and interoperable. But pay attention to the jurisdictions and infrastructure providers building enforceable rights – that’s arguably more important right now. 

​​Sonia Shaw

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​​Sonia Shaw

​​Sonia Shaw is the CEO of OneAsset, building the regulated-grade infrastructure required to bring real-world assets on-chain. With over 15 years of experience across finance and international market expansion, Sonia is a leading voice on “regulation-as-design” and the evolution of tokenized market structures. She began her career in Australia’s real estate fund sector, advising high-net-worth investors on property fund allocations and navigating complex regulatory frameworks. Today, she brings that traditional finance (TradFi) foundation into Web3, leading compliance-first innovation with a focus on operational rigor and multi-jurisdictional licensing designed for global scale.

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Crypto World

Ethereum Price Analysis: $220M Short Squeeze Drives ETH Rally Amid Rising Volatility

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Ethereum (ETH) Price

TLDR

  • Ethereum touched $2,150 this week before encountering resistance across several technical indicators
  • The $2,100 level represents a critical threshold, matching the realized price for wallets containing 100,000+ ETH
  • The 30-day realized volatility for ETH approaches 0.97, marking the highest point since March 2025
  • Liquidations of short positions exceeded $220M across 48 hours, while funding rates shifted into positive territory
  • ETF outflow pressure shows signs of weakening, although definitive accumulation trends remain absent

Ethereum surged to $2,150 during Thursday’s trading session before experiencing a retracement. The cryptocurrency continues navigating a narrow trading corridor, with $2,000 serving as crucial support and $2,100 emerging as the next significant barrier.

Ethereum (ETH) Price
Ethereum (ETH) Price

Closing above $2,100 on the daily timeframe carries particular significance as this price point corresponds to the realized price for addresses holding 100,000 ETH or greater. The realized price metric represents the average acquisition cost based on the last on-chain movement, providing insight into whether major stakeholders maintain profitable positions.

Historical data from 2020 onward reveals ETH has rarely traded beneath this whale cohort’s cost basis, with the most notable exception occurring throughout 2022’s bear cycle. Previous tests of this threshold have typically preceded price recoveries.

Futures and Funding Rates

The derivatives market witnessed short position liquidations exceeding $220 million during the previous 48-hour period, eliminating substantial leveraged positions. Binance funding rates, which plunged deeply negative in early May as bearish positions accumulated, have reversed course to reach positive 0.23%.

Cryptocurrencies, Ethereum, Technology, Markets, Cryptocurrency Exchange, Price Analysis, Futures, Market Analysis, Altcoin Watch, Ether Price
Source: Coinglass

This reversal indicates that traders who opened shorts late in the cycle faced forced liquidations. Nevertheless, with funding rates now trading at elevated positive levels, the market structure favors long positions, creating potential vulnerability for a long squeeze toward $1,800 should upward momentum weaken.

Approximately $2.66 billion in long position liquidation exposure clusters around the $1,800 price zone, establishing a substantial liquidity pocket beneath current trading levels.

Volatility and ETF Flows

Ethereum’s 30-day realized volatility measured on Binance has climbed to approximately 0.97, representing the highest measurement recorded since March 2025. Heightened volatility during this phase may indicate market uncertainty and directional indecision rather than establishing a clear trend.

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Price action continues trading beneath the 50-day, 100-day, and 200-day moving averages. Following the rejection near $4,800 in late 2025, each subsequent recovery attempt has established lower peaks, suggesting persistent distribution pressure.

Regarding ETF activity, selling pressure appears to be diminishing. Following substantial outflows throughout mid-2025, recent flow statistics indicate reduced movement in either direction. Institutional distribution seems to be decelerating, although convincing accumulation signals have yet to materialize.

Market analyst Leon Waidmann observed that retail participants with low conviction have predominantly exited their positions. Short interest continues declining, while highly leveraged long positions have been slow to establish meaningful presence.

Technical strategist IncomeSharks identified three overhead resistance zones, including multiple SuperTrend rejections and channel resistance positioned near $2,250. The analyst additionally highlighted April’s lows around $1,500 as a critical downside level should demand weaken once more.

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At press time, ETH was changing hands at $2,034.

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Quantum Fears, Not Jane Street, Behind Bitcoin Drop

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How Real Is the Threat?

Bitcoin’s (BTC) downturn has spurred conspiracy theories around alleged market manipulation by firms. However, Bitwise’s Chief Investment Officer (CIO), Matt Hougan, argues that the primary reasons are more straightforward.

This narrative highlights the ongoing debate about what drives major crypto market moves, whether it’s institutional strategies, technological threats, or fundamental market cycles.

Why is Bitcoin’s Price Dropping?

Hougan addressed widespread speculation on social media that Bitcoin’s drop was the result of coordinated moves. BeInCrypto previously reported that some users made allegations against Binance.

More recently, some community members pointed to recurring patterns such as the alleged “10 AM Bitcoin dump” by Jane Street. The executive dismissed these narratives directly, calling the actual explanation “far more boring” than the theories suggest.

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“The conspiracy theories are wild. First it was Binance and then it was Wintermute and then it was an unknown offshore macro hedge fund and then it was paper bitcoin and. today it is Jane Street and next week it will be someone else,” he said.

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Hougan said the “real reason Bitcoin is down” is that long-term holders have been reducing exposure. According to him, investors cut positions by selling spot Bitcoin, closing leveraged trades, and writing covered calls, creating downward pressure on the price.

The Bitwise CIO attributed selling behavior to three factors:

  • The four-year market cycle theory.
  • Concerns surrounding quantum computing.
  • Capital rotation from crypto into artificial intelligence (AI) startups.

The quantum computing discussion has gained traction in the crypto community recently. While MicroStrategy co-founder Michael Saylor recently downplayed concerns about quantum risks, some investors remain cautious.

Kevin O’Leary, the Canadian businessman and Shark Tank investor, has warned that institutional investors are capping Bitcoin allocations at around 3% until the industry demonstrates a credible solution to quantum vulnerabilities. Jefferies’ global head of equity strategy, Christopher Wood, went further, removing a 10% Bitcoin allocation from the model portfolio over the same concerns.

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Crypto Winter’s Timeline and Prospects for Recovery

Meanwhile, Hougan added that most of the selling is likely complete. He claimed that Bitcoin is in the “process of bottoming” and could eventually reach new all-time highs. According to him,

“This is a classic crypto winter and there will be a classic crypto spring.”

Hougan previously stated that the current crypto winter began in January 2025, and given the 13-month historical duration, the end could be near.

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On-chain analyst Willy Woo offered a more nuanced view. He said the recent sell-off appears exhausted but cautioned that deteriorating spot and futures liquidity could cap any near-term rebound.

Woo’s timeline places the end of bearish conditions in Q4 2026, with bullish momentum potentially returning in Q1 or Q2 2027.

“~45k would be a typical bear market bottom. BTC has only ever existed in a secular global macro bull market 2009-2026. If global macro breaks down, then 30k is the fall back level of support, 16k as the final line to maintain BTC’s bull trend,” Woo wrote.

The distance between these timelines reflects a broader uncertainty about where exactly the market sits in its cycle. What analysts broadly agree on is that Bitcoin’s current weakness reflects structural and psychological forces, not manipulation.

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Australian Crypto Executives Signal Crypto Growth Despite Challenges

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Australian Crypto Executives Signal Crypto Growth Despite Challenges

Australia’s crypto market is making progress in user growth and regulatory reforms, but there are still a range of issues to iron out in the sector, crypto executives told Cointelegraph.

On the sidelines of the XRP Australia 2026 event in Sydney on Friday, Coinbase APAC managing director John O’Loghlen said the country has seen positive regulatory momentum and growing expertise among those tasked with policing the industry.

“Multiple arms of government, mainly Treasury, who are writing the draft regulation and ASIC have thoroughly upskilled their teams and have pretty deep digital asset domain expertise internally. So I think there’s been pretty positive movement.” 

O’Loghlen also said institutional interest and access are growing through products like crypto exchange-traded funds. Australia’s first ETF, which holds Bitcoin (BTC) directly, went live in June 2024, followed by an ETF that holds Ether (ETH) in October 2024.

He also noted that Coinbase Global’s inclusion in the Standard & Poor’s 500 (S&P 500) index offers Australian institutions a means to access crypto-related stocks, allowing them to learn “about the industry in a very passive way.”

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A 2025 report from crypto exchange Independent Reserve found that crypto adoption among Australians reached 31%, up from 28% in 2024. Additionally, 29% said they planned to invest in the next 12 months.

Crypto adoption among Australians hit a new high in 2025. Source: Independent Reserve

Self-managed super fund investors eye crypto

OKX Australia CEO Kate Cooper noted that a significant area of growth for the exchange has come from sophisticated traders, self-managed super fund (SMSF) trustees and high-net-worth individuals.

At the same time, she said across the industry there are a growing number of new self-managed super funds being set up specifically so trustees can invest in digital assets, “because they currently can’t invest via the big super funds.”

SMSFs are retirement funds set up and managed by individuals, rather than conventional funds managed by large institutions on behalf of users.

In a yet-to-be-released OKX report on SMSFs, Cooper said many respondents were interested in digital assets to diversify their holdings.

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“That’s the feedback that we got through the research: a significant number of people wanting a diversified portfolio, wanting not just crypto, but digital assets more broadly, to be held as part of their portfolio. And SMSF is one of the main ways to do that.” 

Lingering issues remain in Australia’s crypto scene

Last September industry executives, including Cooper, told Cointelegraph that users in Australia still face banking barriers when engaging with exchanges and other crypto businesses.