Buying property in Dubai: all the costs explained (2026)

On top of the purchase price, plan for roughly 6.5% to 7% in one-off costs when you buy a ready home in Dubai with cash: the 4% Dubai Land Department (DLD) transfer fee, a registration trustee fee of AED 4,200 for most homes, about AED 580 in DLD admin fees and an agent commission that is usually 2% plus VAT. A mortgage adds a 0.25% mortgage registration fee plus bank fees, and as an expat buying your first home under AED 5 million you need at least a 20% down payment. On a AED 1.5 million apartment that works out to about AED 96,000 in fees for a cash buyer, or about AED 415,000 in upfront cash with a mortgage once the deposit is included.

This guide explains each cost, who usually pays it and where the official numbers come from. It is general information, not financial or legal advice. For your own numbers, use our Dubai property fees calculator and mortgage calculator, then confirm with your bank, agent and trustee.

What are all the costs of buying property in Dubai?

Here is a quick overview for a ready (completed) apartment bought on the resale market. Government fees are set by the DLD; the others are market rates that vary between providers.

How much is the DLD transfer fee in Dubai?

The transfer fee is 4% of the sale value, paid to the Dubai Land Department when ownership is registered in your name. You can see it listed on the DLD’s own service pages, for example the page for registering the sale of a mortgaged property. By market custom the buyer pays it, although buyer and seller can agree to split it. It is the single biggest cost after your deposit: AED 60,000 on a AED 1.5 million home.

The 4% also applies when you buy off-plan from a developer. Some developers run promotions where they cover part or all of it, so ask before you sign.

On top of the 4%, the DLD charges small fixed fees: a title deed fee of AED 250, a map fee (AED 250 for a building or apartment) and knowledge and innovation fees of AED 10 each. For an apartment these are usually quoted together as about AED 580.

What does a registration trustee charge?

Most transfers in Dubai are processed at a registration trustee office, a private company licensed by the DLD to handle the paperwork and register the deal. The DLD lists the registrar fee for a sale as AED 2,100 if the price is under AED 500,000, and AED 4,200 if it is AED 500,000 or more. These are commonly described as AED 2,000 or AED 4,000 plus 5% VAT.

Off-plan purchases are registered differently, usually through the developer, so the fees can differ. Ask the developer for a full written breakdown.

How much is the real estate agent commission in Dubai?

There is no government-set commission rate. The market norm is 2% of the purchase price plus 5% VAT, paid by the buyer to their agent. On AED 1.5 million that is AED 30,000 plus AED 1,500 VAT, so AED 31,500.

Agree the commission in writing before you view or offer. In Dubai this is normally done in the RERA agreement between buyer and agent, often called Form B. Always check that your agent and their brokerage are registered with the DLD’s Real Estate Regulatory Agency (RERA). If you buy off-plan directly from a developer, there is often no buyer’s commission to pay.

What extra costs come with a mortgage?

If you borrow, budget for these on top of the cash costs:

• Mortgage registration: the DLD charges 0.25% of the loan amount to register the mortgage, plus small admin fees (title deed, map, knowledge and innovation), usually quoted as about AED 290. On a AED 1.2 million loan that is AED 3,000 plus about AED 290.
• Bank arrangement or processing fee: often up to 1% of the loan, depending on the bank and the deal. Some banks waive it as part of a promotion.
• Property valuation: the bank sends a valuer before approving the loan. Expect about AED 2,500 to AED 3,500 plus VAT.
• Insurance: banks usually require life insurance linked to the loan and property insurance. Ask for the yearly cost when comparing offers.

The Central Bank requires lenders to disclose all fees and charges clearly, so ask each bank for a written list before you choose.

How much can you borrow? The Central Bank’s mortgage rules

The UAE Central Bank sets the maximum loan-to-value (LTV) ratio, which is the share of the property value a bank may lend. These limits come from the Regulations Regarding Mortgage Loans in the Central Bank rulebook.

A few other rules from the same regulations are worth knowing. The maximum loan term is 25 years. Your total monthly debt repayments should not exceed 50% of your gross income, and banks test whether you could still pay if rates rose. Expats can borrow up to 7 times their annual income and UAE nationals up to 8 times. Banks set their own age limits and many apply stricter rules than the Central Bank minimum, so the amount you are offered may be lower.

Plan to pay the deposit and all of these fees from your own cash, and ask your bank early what it will and will not finance.

What is a developer NOC and who pays for it?

When you buy a resale property, the developer must issue a No Objection Certificate (NOC) confirming there are no unpaid service charges or other dues on the unit before the transfer can go ahead. Each developer sets its own fee, typically in the range of AED 500 to AED 5,000 plus VAT. The seller usually arranges and pays for it, but this is a matter of agreement, so check the sale agreement (the memorandum of understanding) to see what you have agreed.

What are service charges in Dubai?

Service charges are the yearly fees owners pay for the upkeep of shared areas: security, cleaning, pools, gyms, lifts, insurance of the building and a reserve fund. They are charged per square foot of your unit and vary a lot between buildings and communities.

In Dubai, service charges for jointly owned buildings are approved by RERA and collected through the DLD’s Mollak system, and owners are not required to pay charges RERA has not approved. Before you buy, look up the building in the DLD’s Service Charge Index and ask the seller for the latest invoice. Service charges come on top of your utility bills, and they matter if you plan to rent the property out, because they cut into your rental return.

Worked example: what does a AED 1.5 million apartment really cost?

This example assumes an expatriate buying a ready resale apartment as a first home, with an 80% mortgage. Bank fees are shown at the high end, and the developer NOC is left out because the seller usually pays it. Your real numbers will differ.

So a cash buyer pays about 6.4% on top of the price, and a mortgage buyer needs about 27.6% of the price in cash on the day. Add a buffer for moving, furniture, utility deposits and the first year of service charges.

Does buying property get you a UAE Golden Visa?

It can, if the investment is big enough. The UAE government portal lists a minimum of AED 2 million for real estate investors. Under the federal rules, explained in this Khaleej Times legal column, you can own one or more properties worth at least AED 2 million in total, a loan from an approved local bank is allowed, and off-plan property bought from approved local developers can count. The visa is a 10-year renewable residence permit, and you also need health insurance for yourself and your family.

That means the AED 1.5 million apartment in our example would not qualify on its own. How mortgaged and off-plan properties are assessed can change, so check the current conditions with the DLD or the GDRFA in Dubai before you buy with a visa in mind.

Checklist before you sign

1. Get a mortgage pre-approval so you know your real budget.
2. Check that the agent and brokerage are RERA registered and agree the commission in writing.
3. Look up the building’s service charges in the DLD Service Charge Index.
4. Ask the seller to confirm there are no unpaid service charges or mortgage on the unit.
5. Read the sale agreement carefully: who pays the NOC, the deposit amount and the deadline for transfer.
6. Ask your bank for a written list of every fee, including insurance.
7. Keep enough cash for the deposit, the 4% DLD fee and all the other costs listed above.
8. If the amounts are large or the deal is unusual, speak to a qualified lawyer or financial adviser.

If you are comparing Dubai with neighbouring emirates, our guides to the Sharjah real estate market and the best neighbourhoods in Sharjah for buying a house are a good starting point. For everyday budgeting, see whether the cost of living is high in the UAE, and if you are new to the dirham, read what currency is used in the UAE.

Last checked: October 2026. Rules and fees in the UAE change; confirm on the official pages above before you rely on them.