How to buy property in Dubai: the short answer
You buy property in Dubai by agreeing a price, signing Form F and registering the transfer at a Dubai Land Department trustee office.
A cash purchase of a resale home takes 2 to 4 weeks from offer to keys. A purchase with a home loan takes 6 to 8 weeks. Costs on top of the price are about 7% to 8% for a resale home, led by the 4% DLD fee. A resident with a loan needs 27% to 28% of the price in cash, because banks no longer lend the fees.
DLD is the short name for the Dubai Land Department. All figures on this page are as of October 2026. Amounts are in UAE dirhams (AED). This page gives information. It is not legal, tax or financial advice.
What changed from 2024 to 2026
- Fees and loans. The Central Bank told banks to stop lending the 4% DLD fee and the 2% agent commission. The rule took effect on 1 February 2025. A buyer with a loan needs about 6% of the price more in cash.
- First-time buyers. DLD and the Department of Economy and Tourism (DET) launched the First-Time Home Buyer Programme in July 2025. It does not waive any fee.
- DLD fees. No change found. The DLD fee page was last updated on 7 October 2026. The 4% fee and the AED 4,000 plus VAT trustee fee still apply.
- Loan limits. No change found in 2026. A resident expat can borrow up to 80% on a first home under AED 5 million.
- Fixed loan rates. In 2026 major banks offered a 1-year fixed rate from about 3.75%. The 3-year fixed rate was about 3.95%.
- Tokenised title deeds. Phase 2 of this DLD project began on 20 February 2026. It is a product for part shares only. It does not change a normal purchase.
- The market. A regional war began on 28 February 2026 and the market fell after it. The steps and fees on this page did not change.
Related guides
These pages cover the linked subjects in full.
- Home loans in Dubai: rates, limits and bank fees.
- Foreign ownership: who can buy and where.
- Golden visa: the visa rules for property owners.
- Agents, commission and negotiation: how brokers work and what they charge.
- Dubai compared: buying costs in Dubai against other cities.
You can test a budget on the Investor board. You can see the price history on the Dubai price index 2008 to 2026.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Central Bank of the UAE, Regulations Regarding Mortgage Loans (consolidated 8 April 2020); Khaleej Times (26 January 2025); Khaleej Times (2026); Real Estate Club Dubai (11 June 2026)
Buying an apartment or villa in Dubai with cash: the resale steps
A cash purchase of a resale home has 14 steps and usually takes 2 to 4 weeks from offer to keys.
The transfer itself takes about 25 minutes at the trustee office. The steps below apply to apartments, villas and townhouses in the resale market. A resale home is a finished home sold by its owner.
- Search and viewing. Check that the advert shows a permit number. This is commonly described as a Trakheesi advertising permit. Check the agent's RERA broker card on the Dubai REST app.
- Broker forms. The buyer signs Form B. Form B is commonly described as the agreement between the buyer and the broker. Form A is commonly described as the seller's listing agreement with the broker. Form I is commonly described as the split of commission between two agents. Know the commission before you sign.
- Offer and negotiation. The two sides agree the price, the transfer date and who pays each fee.
- Form F, the sale contract. Form F is the Unified Sale Contract. People also call it the MOU. The broker creates it in Dubai REST from the approved Form A. Both sides sign it. It is binding.
- 10% deposit cheque. The buyer writes a cheque for 10% of the price, payable to the seller. The broker holds it and does not cash it. The buyer loses it if the buyer defaults. By Form F convention the seller usually pays the same amount if the seller defaults. This is a convention and not a law.
- Checks on the property. The buyer checks the title, any loan on it, the service charge, the tenancy and the condition. The full list is below.
- Developer NOC. The seller applies to the developer for a no objection certificate (NOC). The developer checks that the service charges are paid. Some developers want both sides present. The NOC is valid for 30 to 60 days.
- Manager's cheques. The buyer's bank prepares the cheques. One is the balance to the seller. One is the 4% to DLD, which can also be paid by ePay or Noqodi. The others are the trustee fee and the agent's commission.
- Transfer at a Registration Trustee office. The office checks the identity papers and the electronic NOC. The buyer pays the fees and hands over the cheques.
- Title deed. DLD issues the title deed electronically by email.
- DEWA move-in. The buyer opens the electricity and water account with the title deed and an Emirates ID or passport.
- Cooling account. Where district cooling is billed separately, the buyer opens an account with Empower, Emicool or another provider.
- Internet. The buyer orders a line from du or e&.
- Community registration and move-in permit. The buyer registers with the building or the master developer, and gets access cards and a move-in permit.
The checks to make before you sign Form F
| Check | How | Why |
|---|---|---|
| The title deed is real and in the seller's name | Use the title deed verification in the Dubai REST app or on the DLD website. Do not rely on a photo. | Fake or old deeds exist. |
| A loan on the title | The title deed shows it. Ask for the liability letter from the seller's bank. | A seller's loan adds 2 to 6 weeks. |
| Unpaid service charges | Ask for the seller's latest statement. The developer will not issue the NOC if charges are unpaid. | With a clean NOC the buyer inherits no debt. |
| The approved service charge for the building | Look up the DLD Service Charge Index. | It is a running cost for every year you own the home. |
| Tenancy and Ejari | Ask for the Ejari certificate, the contract, the cheques and any eviction notice. Form F has a tenancy step. | The tenant's rights survive the sale. |
| The seller's identity and authority | See the passport and Emirates ID. If a power of attorney is used, check its date and scope. | The trustee refuses an old power of attorney. |
| Condition (snagging) | Hire an independent inspector. | See the snagging prices in the who-to-hire section. |
| Final cooling and DEWA bills | Ask for the seller's clearance. | This avoids old debt on the account. |
Pay the deposit by cheque in the seller's name, held by a RERA broker. Pay the balance by manager's cheque at the trustee office. Do not pay the price into an agent's account or a private person's account.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); DEWA, Move-in service (read 11 October 2026); Dubai Land Department, Contract F guide for brokers (undated); Real Estate Club Dubai (11 June 2026); Betterhomes (18 March 2026)
Buying property in Dubai with a mortgage: what changes
A home loan adds about four weeks and bank steps, and the buyer pays the down payment and all fees in cash.
With a loan on the buyer's side, offer to transfer takes 6 to 8 weeks. A loan on the seller's side adds 2 to 6 weeks. The home loans guide covers rates and banks in full.
When the buyer has a loan
- Pre-approval before the offer. Sellers usually insist on it. Pre-approval is typically valid for 60 to 90 days, but this period is not verified.
- Form F with a valuation clause. Ask for a clause that makes the deposit refundable if the bank values the home below the price. This clause is not standard. You must negotiate it.
- Valuation. The bank sends a valuer. If the bank values the home below the price, the buyer adds cash, renegotiates or walks away.
- Final offer letter. The bank issues it about 7 calendar days after the valuation. The whole approval takes about 4 to 6 weeks.
- Cheques. The bank issues manager's cheques to the seller for the loan amount. The buyer brings the down payment and all fees.
- Transfer and mortgage registration. DLD registers the mortgage at the same time as the sale. The market quotes the fee as 0.25% plus AED 290. The second trustee fee is waived if both are registered on the same day. If the mortgage is registered separately, the trustee charges AED 4,000 plus VAT.
- Insurance. Life insurance and property insurance start.
How much a bank may lend
These limits come from the Central Bank's mortgage regulation, Regulation 31/2013, consolidated version.
| Borrower | Property | Maximum loan to value |
|---|---|---|
| Expat, first home | Under AED 5 million | 80% |
| Expat, first home | Over AED 5 million | 70% |
| Expat, second home or investment | Any | 60% |
| UAE national, first home | AED 5 million or less | 85% |
| UAE national, first home | Over AED 5 million | 75% |
| UAE national, second home or investment | Any | 65% |
| Anyone | Off-plan | 50% |
- All debt payments together may not pass 50% of income.
- The longest term is 25 years.
- The largest loan is 7 times annual income for expats and 8 times for UAE nationals.
- The down payment must be the borrower's own money. It may not come from a personal loan or a credit card.
- For non-residents each bank sets its own limit. ADCB advertises up to 50%.
A regional war began on 28 February 2026 and the market fell after it. A bank valuation can come in below a price agreed earlier, so the valuation clause in Form F matters more.
When the seller has a loan
- Liability letter. The seller's bank states the exact balance, with the early settlement fee. The letter can take up to 14 calendar days to issue. It is valid for only 7 to 15 days.
- The buyer's money pays off the seller's loan. There are two routes. In the first, Form F, the liability letter and the NOC are lodged at the trustee office. The property is then blocked in the buyer's favour and the buyer's cheque goes to the seller's bank. This first route is not verified at a primary source. The second is the DLD service for the sale of a mortgaged property. It uses three manager's cheques at the trustee office. One goes to the seller's bank for the debt. One goes to the seller for the rest. One goes to DLD for the 4%.
- Clearance. The seller's bank releases the original title deed and the release letters. One source gives 5 to 15 business days from the blocking to the new title deed.
- Mortgage release at DLD. DLD removes the seller's mortgage from the title.
- Transfer. The transfer completes and DLD issues the new title deed.
The buyer's money pays the seller's bank before the buyer owns the home. Use the trustee blocking route or the DLD three-cheque service. Never pay the seller's bank on a private promise.
When both sides have a loan
All the steps above apply together. The buyer's bank pays off the seller's bank. Allow 8 to 10 weeks or more from offer to transfer. One fixed-fee conveyancer publishes AED 9,999 plus VAT for this case, against AED 4,999 plus VAT for cash to cash.
Sources: Central Bank of the UAE, Regulations Regarding Mortgage Loans (consolidated 8 April 2020); Dubai Land Department, Mortgage registration (updated 7 October 2026); Dubai Land Department, Sale of a Mortgaged Property (read 11 October 2026); Real Estate Club Dubai (11 June 2026); Allsopp & Allsopp (5 April 2022)
Buying a home in Dubai with a tenant in it
The tenancy survives the sale, so the buyer becomes the landlord and must give 12 months' written notice before moving in.
The notice rules
- The landlord must give at least 12 months' written notice.
- The notice must go through a Notary Public or by registered mail.
- The notice must state the reason.
- One valid reason is that the owner wishes to sell.
- Another valid reason is that the owner wants the home for own use, or for a first-degree relative.
- For own use, the owner must prove that they have no other suitable property.
These rules are in Law 26 of 2007 as amended by Law 33 of 2008, Article 25(2).
It is commonly described that an owner who evicts for own use may not let the home again for 2 years. Confirm the exact wording with a lawyer before you rely on it.
Can the buyer rely on the seller's notice
This point is not verified, and it is reported as disputed. The safe plan for a buyer who wants to live in the home is a fresh notice. The buyer serves an own-use notice after the transfer and waits 12 months.
At the transfer
- The seller hands over the tenant's security deposit.
- The seller hands over the rent for the days after the transfer. Agree the sum in Form F.
- The Ejari record is updated to the new owner.
- Before Form F, ask for the Ejari certificate, the contract, the rent cheques and any notice already served.
If you want to live in the home, a tenanted home costs you a year or more of waiting. Reflect that in the price, or buy a vacant home.
Sources: Dubai Legislation Portal, Law 33 of 2008 (law text); Dubai Land Department, Contract F guide for brokers (undated); Real Estate Club Dubai (11 June 2026)
Buying off-plan property in Dubai: steps and payment plans
An off-plan property is a home bought from a developer before it is finished, paid in instalments and registered through Oqood.
- Expression of interest (EOI). The buyer pays a cheque or a transfer before the launch to get priority. It does not guarantee a specific unit. Refund terms vary by developer. The sum is credited to the down payment.
- Launch day allocation. The developer invites EOI holders first, in person or online. Units and prices are shown on the day.
- Booking form. It states the unit, the price and the payment plan. The buyer gives a passport copy.
- Down payment, 4% DLD fee and admin fee. The price goes into the project escrow account. The DLD fee goes to DLD through the developer.
- Sale and purchase agreement (SPA). The SPA is the sale contract with the developer. Read the completion date, the grace period, the default clause, the resale threshold and the area variation clause.
- Oqood. Oqood is the interim registration of an off-plan sale. The developer registers the sale and the buyer gets the Oqood certificate. Check it on Dubai REST.
- Instalments. The buyer pays by the plan.
- Handover notice. The developer gives notice that the home is complete. The last payment falls due. The notice period is set by the SPA and is not verified here.
- Final payment. The buyer pays in cash or with a loan. Banks lend at most 50% of the value while the home is off-plan.
- Snagging. Inspect the home before you accept the keys.
- Title deed. The Oqood converts to a title deed. Some developers add an admin charge. One commercial source quotes AED 2,000 to 4,000.
- DEWA, cooling and service charge. Service charges start at handover. They are usually billed in advance.
Escrow rules that protect the buyer
These rules come from Law 8 of 2007 and the DLD questions page.
- Buyer payments go into the project escrow account.
- The developer may use only 5% of sales for marketing.
- 5% is held back for one year after completion.
- The developer's creditors cannot seize the funds.
- If a project is cancelled, the developer must refund within 60 days of the decision.
- DLD cannot cancel an SPA at the buyer's request. That goes to court.
Always pay to the escrow account name written on the SPA. Never pay to a personal account or a company current account.
Payment plan types
| Payment plan | Structure | What to watch |
|---|---|---|
| 60/40, 70/30, 80/20 | The first figure is paid during construction. The second is paid at handover. | A large sum falls due at handover. A loan is capped at the bank's valuation. |
| 20/80, 10/90 | A small amount during construction and most at handover. | These homes are often priced higher. |
| 1% a month | A down payment, often 20%, then 1% each month. One example runs for 80 months. | Payments run past handover. |
| Post-handover payment plan | Part of the price is paid 1 to 5 years after the keys. | The title may stay restricted until the price is paid. The price carries a premium. |
| Construction-linked | Instalments fall due at milestones such as the foundation and the structure. The engineer certifies each one. | Dates slip when the build slips. |
"DLD fee waived" and "0% commission" are marketing offers by the developer. They are not rules. Compare the net price of each offer.
What the developer may keep if the buyer stops paying
The rule is Law 13 of 2008, Article 11, as amended by Law 19 of 2017. The developer notifies DLD. DLD then serves 30 days' notice on the buyer. After that the developer may keep part of the unit value.
| Stage of the project | The developer may keep |
|---|---|
| Over 60% complete | Up to 40% of the unit value |
| Under 60% complete | Up to 25% of the unit value |
The developer must refund the rest within one year, or within 60 days of reselling the unit.
A regional war began on 28 February 2026 and the market fell after it. An off-plan buyer still owes every instalment at the contract price, so read the default clause before you sign.
Sources: Dubai Land Department, Frequently Asked Questions (read 11 October 2026); Dubai Legislation Portal, notes on Article 11 of Law 19 of 2017 (law text); Engel & Völkers, payment plans (read 11 October 2026); Pearlshire (19 September 2025); haus & haus (undated)
Buying an off-plan home from another buyer
You can buy an unfinished home from its first buyer, but the developer must agree and DLD charges 4% again.
This sale is also called an assignment. The new buyer takes over the contract with the developer.
- Minimum share paid. The first buyer must usually have paid 30% to 40% of the price. One commercial source gives Emaar 30%, Damac 40% and 50% on some launches, Nakheel 30% to 40%, and Sobha 40% to 50%. Check the SPA.
- Developer NOC. The DLD questions page confirms that the resale of an off-plan contract needs the developer's NOC. The seller pays by convention.
- NOC cost. Sources disagree. One gives AED 1,000 to 5,000. Another gives AED 5,000 to 15,000 plus an assignment fee of 1% to 2% of the price. The cost depends on the developer. Get it in writing before Form F.
- NOC time. Sources give 3 to 10 working days, and 4 to 8 weeks in busy periods.
- DLD fee. DLD charges 4% again on the new price. It is not charged on the original price. The buyer pays by convention.
- Trustee fee. The DLD mortgage page gives AED 5,000 plus VAT for Oqood transactions. One commercial source quotes AED 5,250 for off-plan sales.
- What the buyer pays the seller. The buyer pays what the seller has paid to the developer, plus or minus the premium. The buyer then takes over the remaining instalments.
- Agent. The norm is 2% plus VAT.
- Loan. One commercial source reports that banks want about 50% paid before they lend on an assigned unit.
Budget for the second 4% and for the developer's NOC or assignment fee. Ask the developer for its fee schedule in writing.
Sources: Dubai Land Department, Frequently Asked Questions (read 11 October 2026); Dubai Land Department, Mortgage registration (updated 7 October 2026); Springfield Properties (1 October 2025); Real Estate Club Dubai (11 June 2026); Oliva (26 May 2026)
DLD fees and every cost of buying property in Dubai
The DLD transfer fee is 4% of the sale value, and all costs together reach about 7% to 8% of the price.
Purchase fees
| Fee | Amount | Who pays | When |
|---|---|---|---|
| DLD transfer (registration) fee | 4% of the sale value. Officially 2% seller and 2% buyer. By market convention the buyer pays all 4%. | Buyer (open to negotiation) | Transfer day |
| Title deed issue | AED 250 | Buyer | Transfer day |
| Map for a villa or apartment | AED 250 (land: AED 225 or AED 100) | Buyer | Transfer day |
| Knowledge fee and innovation fee | AED 10 and AED 10 | Buyer | Transfer day |
| "DLD admin fee" as the market quotes it | AED 580 for apartments, AED 430 for land, AED 40 for off-plan | Buyer | Transfer day |
| Registration trustee fee | AED 4,000 plus 5% VAT, so AED 4,200, if the price is AED 500,000 or more. AED 2,000 plus VAT, so AED 2,100, below that. | Buyer | Transfer day |
| Off-plan: DLD fee | 4% of the SPA price, plus the knowledge and innovation fees | Buyer, unless the developer pays it as a marketing offer | With the down payment |
| Off-plan: Oqood or admin fee charged through the developer | Sources disagree: AED 1,050; AED 2,100 to 4,200; or about AED 5,250 plus a certificate at about AED 1,000 | Buyer | With the down payment |
| Developer NOC, finished resale home | AED 500 to 5,000. Some developers add VAT. Express service costs AED 1,000 to 3,000 more. | Seller by convention (open to negotiation) | Before the transfer |
| Agent commission | 2% plus 5% VAT. This is a norm, not a law. On off-plan from a developer, the developer pays the agent. | Buyer on a resale. The seller also pays the seller's own agent. | Transfer day |
| Agent "admin" or "conveyancing" add-on | AED 5,000 to 10,000 at some agencies. It is not a government fee. | Buyer, if the buyer accepts it | Transfer day |
| Independent conveyancer | AED 5,000 to 15,000 market range. Fixed-fee firms publish AED 2,625 to AED 9,999 plus VAT. | Whoever hires | Before the transfer |
| Manager's cheques | A bank charge for each cheque. Not verified. | Buyer | Before the transfer |
Developer NOC fees by developer
These figures come from one commercial source dated 26 May 2026. No developer page was verified.
| Developer | NOC fee, finished resale home |
|---|---|
| Emaar | about AED 1,000 to 5,000 |
| Damac | AED 1,500 to 5,000 |
| Nakheel | AED 1,000 to 5,000 |
| Sobha | AED 2,000 to 5,000 |
| Mid-tier developers | AED 500 to 3,000 |
Home loan fees
| Fee | Amount | Who pays | When |
|---|---|---|---|
| Mortgage registration at DLD | 0.25% of the loan, plus AED 250 title deed, plus AED 10 and AED 10. The market quotes "0.25% plus AED 290". | Buyer | Transfer day |
| Trustee fee for mortgage registration | AED 4,000 plus VAT if registered separately. Waived if done on the same day as the sale. | Buyer | Transfer day |
| Bank arrangement or processing fee | Up to 1% of the loan plus VAT. HSBC: 1%, or 1.05% with VAT, with a minimum of AED 5,000. HSBC Premier: 0.5%. | Buyer | With the loan |
| Valuation | AED 2,500 to 3,500 plus VAT. HSBC: AED 2,625. | Buyer | Before the final offer letter |
| Life insurance | 0.4% to 0.8% a year on the falling balance | Buyer | Each year from the transfer |
| Property insurance | About AED 1,000 a year. It varies. | Buyer | Each year from the transfer |
| Early settlement | 1% of the outstanding loan or AED 10,000, whichever is less, plus VAT. HSBC: a cap of AED 10,500 with VAT. | Whoever repays the loan early | At repayment or sale |
| Mortgage release at DLD | AED 1,290 plus AED 315 registrar fee | Seller | At sale |
The figures that sources dispute
The "AED 580 admin fee". The whole market quotes AED 580. The items on the DLD page add up to AED 520. The DLD questions page says AED 540 for a first registration. The DLD page is the more reliable source. AED 580 is the safe budget.
The Oqood or off-plan admin fee. Three commercial sources give three figures: AED 1,050, AED 2,100 to 4,200, and about AED 5,250. None is verified at a primary source. Ask the developer for its fee schedule.
The off-plan resale NOC. Sources disagree. One gives AED 1,000 to 5,000. Another gives AED 5,000 to 15,000 plus 1% to 2% of the price. Both are commercial sources, and the fee depends on the developer.
Who pays the 4%. The DLD page splits the fee as 2% seller and 2% buyer. In practice the buyer pays all 4%. You can negotiate this in Form F.
Not verified. No source was found for manager's cheque charges, internet set-up, access card fees or move-in deposits outside Emaar.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Mortgage registration (updated 7 October 2026); Dubai Land Department, Frequently Asked Questions (read 11 October 2026); HSBC UAE, mortgage rates and fees (read 11 October 2026); Engel & Völkers (updated 10 September 2026)
How much cash you need: three worked examples
A cash buyer of an AED 1 million apartment needs about AED 1,073,184 by transfer day, with all costs counted.
The examples assume five things. The buyer pays the full 4%. There is one buyer's agent at 2% plus VAT. The seller pays the NOC. The buyer hires an independent conveyancer. The apartment has no separate cooling deposit. Figures are rounded to the dirham.
Example A: AED 1,000,000 apartment, resale, cash
| Item | AED |
|---|---|
| DLD 4% | 40,000 |
| DLD admin (title deed, map, knowledge fee, innovation fee) | 580 |
| Trustee fee with VAT | 4,200 |
| Agent 2% plus VAT | 21,000 |
| Costs you cannot avoid | 65,780 (6.58%) |
| Conveyancer (AED 4,999 plus VAT) | 5,249 |
| DEWA deposit and activation | 2,155 |
| All costs | 73,184 (7.3%) |
| Total cash by transfer day | 1,073,184 |
- At Form F the buyer writes a deposit cheque of AED 100,000. It is held and it is part of the price.
- Add the seller's prepaid service charge, which the buyer repays for the days after the transfer.
- Add an Empower deposit of AED 2,000 if it applies.
- Add snagging at about AED 1,500.
Example B: AED 2,000,000 apartment, resale, resident expat, first home, 80% loan
| Item | AED |
|---|---|
| Down payment 20% | 400,000 |
| DLD 4% | 80,000 |
| DLD admin | 580 |
| Trustee fee with VAT | 4,200 |
| Agent 2% plus VAT | 42,000 |
| Mortgage registration, 0.25% of AED 1.6 million plus AED 290 | 4,290 |
| Bank arrangement fee, 1% plus VAT | 16,800 |
| Valuation | 2,625 |
| Conveyancer (AED 5,999 plus VAT) | 6,299 |
| DEWA | 2,155 |
| Total costs | 158,949 (7.95%) |
| Total cash needed | 558,949 (27.9% of the price) |
- Before 1 February 2025 a bank could lend 80% of the DLD fee and the commission. The buyer then needed about AED 97,600 less cash.
- Life insurance is a real cost that comes later. It is about AED 6,400 to 12,800 in year one, which is 0.4% to 0.8% of AED 1.6 million.
- Property insurance is about AED 1,000 a year.
- Arrangement fees vary a lot. Some banks charge 0.5% or a flat fee, or waive it in a promotion. Without it the costs are AED 142,149, or 7.1%.
Example C: AED 1,500,000 off-plan from a developer
| Item | 20% down (AED) | 10% down (AED) |
|---|---|---|
| Down payment | 300,000 | 150,000 |
| DLD 4% | 60,000 | 60,000 |
| Oqood or admin fee (the highest quoted figure) | 5,250 | 5,250 |
| Agent commission (the developer pays) | 0 | 0 |
| Cash on day one | 365,250 (24.4%) | 215,250 (14.4%) |
- The EOI of AED 20,000 to 50,000 is credited against the down payment.
- Later costs: title deed items at handover AED 580, plus any developer admin charge.
- Later costs: DEWA AED 2,155 and snagging at about AED 2,500.
- Later costs: the first service charge bill, in advance. For example, 1,000 sq ft at AED 15 is AED 15,000 a year.
- The total transaction cost is about AED 70,500, or 4.7% of the price, without service charges.
- If the developer pays the DLD fee as a promotion, the cost is about 0.7%.
- If you use a loan at handover, add the 0.25% registration, the arrangement fee and the valuation, as in example B.
The three examples side by side
| Example | Cash on day one (AED) | Total cost |
|---|---|---|
| A. AED 1 million, resale, cash | 1,073,184 | 7.3% |
| B. AED 2 million, resale, 80% loan | 558,949 | 7.95% |
| C. AED 1.5 million, off-plan, 20% down | 365,250 | 4.7% |
| C. AED 1.5 million, off-plan, 10% down | 215,250 | 4.7% |
You can run your own figures on the Investor board.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Mortgage registration (updated 7 October 2026); DEWA, Move-in service (read 11 October 2026); HSBC UAE, mortgage rates and fees (read 11 October 2026); Conveyance.ae (read 11 October 2026)
Can a Dubai mortgage cover the DLD fee and the agent's commission
No, since 1 February 2025 UAE banks may not include the DLD fee or the broker's fee in a home loan.
Before the rule
Many UAE banks lent 80% of the 4% DLD fee and the 2% commission. They lent it on top of the 80% loan on the property. That extra lending was about 5% of the property value. It took the real loan to about 85% of the value. One broker estimated that about 70% of buyers with a loan used it.
From 1 February 2025
Banks may not include DLD registration fees or broker fees in the mortgage. The loan limit stays at 80% of the property value for a resident expat's first home under AED 5 million.
What it did to the cash a buyer needs
| Price | Extra cash needed since the rule | How it is worked out |
|---|---|---|
| AED 1,000,000 | about AED 60,000 | 4% plus 2%, before VAT on the commission |
| AED 2,000,000 | about AED 97,600 | 80% of AED 122,000 |
A resident buyer with a loan now needs a 20% down payment plus about 7% to 8% in costs. That is 27% to 28% of the price. Khaleej Times in 2026 quoted "between 25% to 30% of the property value ready in cash".
How firm the rule is
The Central Bank notice is not published in the public rulebook. The rule is known from press reports that quote mortgage brokers. No report of a reversal was found as of October 2026.
Partial relief
The First-Time Home Buyer Programme lets eligible buyers pay the DLD fee by interest-free credit card instalments. This moves the timing of the cost. It does not lower the cost.
Hold the cash for the fees before you make an offer. Do not assume the bank will fund them.
Sources: Central Bank of the UAE, Regulations Regarding Mortgage Loans (consolidated 8 April 2020); The National (25 January 2025); Khaleej Times (26 January 2025); Khaleej Times (2026); Dubai Land Department, First Time Home Buyer (read 11 October 2026)
First-Time Home Buyer Programme in Dubai: who qualifies and what it gives
The programme gives UAE residents with no Dubai freehold home priority at launches and DLD fee payment by instalments.
DLD and the Department of Economy and Tourism (DET) launched it in July 2025.
Who can use it
- UAE residents.
- People who own no freehold home in Dubai.
- The property must cost under AED 5 million.
What it gives
- Priority access to new launches.
- Preferential prices from some developers.
- The DLD fee can be paid by interest-free credit card instalments.
What it does not do
- It does not waive the 4% DLD fee.
- It does not waive any other fee.
- It does not lower the total cost. It changes when you pay the DLD fee.
Sources: Dubai Land Department, First Time Home Buyer (read 11 October 2026); The Habitat (August 2026)
Documents needed to buy property in Dubai
A buyer needs a valid passport, and a UAE resident also shows an Emirates ID and a residence visa.
Who needs what
| Party | Documents |
|---|---|
| Buyer, UAE resident | Passport, Emirates ID and residence visa. The Emirates ID is shown for identity and no copy is taken. |
| Buyer, non-resident | Valid passport. An entry stamp and contact details are usually asked for, but this is not verified. |
| Buyer with a loan | The papers above, plus a salary certificate, 3 to 6 months of bank statements and a list of debts. Also the pre-approval, the final offer letter and the bank's mortgage contracts. The bank certifies three copies of the contracts. |
| Seller | Passport, Emirates ID, the electronic title deed, and the electronic NOC from the developer through Dubai REST. Also the service charge clearance. A liability letter if there is a loan. The Ejari and the tenancy contract if the home is let. |
| Company buyer | Trade licence, and the memorandum of association, attested and translated into Arabic. The shareholder page. A board resolution or a notarised power of attorney for the signatory. A certificate of the signatory's job title. The company must first be registered with DLD through a company registration request. |
| Offshore or foreign company | Certificate of incorporation, good standing and incumbency, all legalised and translated. DLD must approve the type of entity. This is not verified in detail. Use a lawyer. |
| Both sides | Signed Form F and the manager's cheques. |
Power of attorney rules and validity
A power of attorney (POA) lets another person sign for you.
- The DLD questions page says a POA is valid for two years for a sale, a mortgage or a gift.
- A POA for a purchase is valid for five years. Both periods run from the date of notarisation.
- A POA issued in Dubai can be entered by its number at the trustee office.
- A POA from another emirate must be attached.
Buyers and sellers who are overseas
A POA made outside the UAE must be legalised in four steps, in this order.
- Notary. A notary in the country where you sign.
- Foreign ministry. The foreign ministry of that country.
- UAE Embassy. The UAE Embassy in that country.
- UAE Ministry of Foreign Affairs (MOFA). MOFA attests the document in the UAE. A certified Arabic translation follows.
- Add 2 to 4 weeks or more for a POA from abroad.
- DLD does not list an apostille alone as enough. Whether the UAE accepts apostilles is not verified. Assume the full chain.
- Another route is remote notarisation by video through Dubai e-Notary.
- One firm prices an online POA at AED 1,250 all-in for a principal who is a UAE resident.
- Notarisation alone costs AED 550 to 3,000 at private notaries.
Printable buyer checklist
Print this list and tick each line as you go.
Before the offer
- Passport valid for 6 months or more. Emirates ID and visa if you are a resident.
- Proof of funds, or mortgage pre-approval.
- Agent's RERA card checked on Dubai REST. The advert has a permit number.
- Form B signed. Know the commission before you sign.
Before Form F
- Title deed verified on Dubai REST. The owner's name matches the passport.
- Loan on the title checked. Liability letter requested if there is one.
- Tenant checked: Ejari, contract, cheques and any notice served.
- Service charge rate checked on the DLD index. Arrears statement seen.
- Cooling: the provider is known, and who pays the capacity charge.
- Snagging or condition inspection booked.
- Form F states the price, the transfer date, and who pays the NOC and the DLD fee.
- Form F has a valuation clause and a default clause, and lists what stays in the home.
Before the transfer
- 10% deposit cheque with the broker. Photo and receipt kept.
- NOC issued and in date.
- Manager's cheques ready: seller, DLD 4% (or ePay), trustee fee, agent.
- With a loan: final offer letter, the bank's cheques and the mortgage contracts.
- If a POA is used: the original, legalised, translated and in date.
- Trustee appointment booked. All parties confirmed.
Transfer day and after
- Title deed received by email. Names and unit number are correct.
- Keys, access cards, parking card, remotes and manuals received.
- DEWA move-in done. Cooling account and internet ordered.
- Registered with the owners' association or community portal. Move-in permit issued.
- Home contents insurance and building-fabric insurance in place.
- Ejari updated if the home has a tenant.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Mortgage registration (updated 7 October 2026); Dubai Land Department, Frequently Asked Questions (read 11 October 2026); UAE Ministry of Foreign Affairs, attestation (read 11 October 2026); Juriszone (read 11 October 2026)
Moving in: DEWA, cooling, internet and the move-in permit
After the transfer the owner opens DEWA, cooling and internet accounts, and asks the building for a move-in permit.
| Item | Amount | Notes |
|---|---|---|
| DEWA security deposit | AED 2,000 apartment. AED 4,000 villa. | An owner gets it back only when the property is sold. |
| DEWA activation | AED 125 for a small meter or AED 300 for a large one. Plus AED 10 registration, AED 10 knowledge fee and AED 10 innovation fee. AED 155 is typical. | You need the title deed and an Emirates ID or passport. |
| Empower (district cooling) | Deposit AED 2,000 for a flat and AED 3,000 for a villa. Capacity charge AED 750 for each refrigeration ton a year. Use charge AED 0.568 for each ton-hour. Meter charge AED 30 a month. | Data from July 2024. Check again before you buy. |
| Emicool (district cooling) | Activation AED 200. The deposit depends on the unit. Use charge AED 0.56 for each ton-hour. | Data from July 2024. |
| Internet (du or e&) | Not verified | Allow 2 to 7 days. |
| Move-in permit | Emaar: no fee. Others: not verified. | Emaar takes 1 to 15 working days. |
| Access cards and move-in deposits | Not verified | Card fees and refundable move-in deposits vary by building. |
Opening a cooling account takes 1 to 3 days. Ask the seller for clearance of the final DEWA and cooling bills. This avoids old debt on the account.
Ask who pays the cooling capacity charge. At Empower it is AED 750 for each ton a year. It is owed even when the home is empty.
Sources: DEWA, Move-in service (read 11 October 2026); Gulf News (3 July 2024); Brightway Movers (September 2026)
Service charge, cooling and the housing fee in Dubai: the running costs
An owner pays a yearly service charge, cooling charges where they apply, and a housing fee of 5% of annual rental value.
Service charge and the Mollak system
- The service charge is set for each square foot for each year.
- RERA approves the charge for each building through the Mollak system.
- It is usually billed every quarter, in advance.
- It includes a payment into a reserve fund, also called a sinking fund, for long-term repairs.
- The share that goes to the reserve fund is not published as one figure. It is not verified here.
- A master-community charge can apply on top of the building rate.
Where to check the DLD Service Charge Index
- Open the index. Go to the DLD website, then e-Services, then Service Charge Index. It is also in the Dubai REST app.
- Enter the details. Enter the title deed (certificate) number and its year, the property type and the budget year. You can also choose the project and the usage.
- Work out the bill. Multiply the rate by the area of the unit.
Example: an 800 sq ft apartment in Dubai Marina at AED 16 costs AED 12,800 a year.
Indicative service charge rates
These rates come from commercial sources and are indicative. Check the index for the actual building.
| Area or building | AED for each sq ft a year |
|---|---|
| Burj Khalifa | 67.88 |
| The Address Downtown | 60 |
| Downtown Dubai, typical | about 21 average; 17 to 40 or more |
| Dubai Marina | about 16 average; 12 to 20 |
| JBR | 15.40 |
| Business Bay | 14.75 average |
| JLT | 13.65 |
| Palm Jumeirah apartments | 11 to 15 standard; 20 to 30 or more branded |
| Palm Jumeirah villas | 8 to 15 |
| Jumeirah Golf Estates villas | 6.24 |
| Dubai Hills villas | 3.50 |
| Arabian Ranches 1 | 3.08 |
| Arabian Ranches 2 | 2.44 |
| Apartments in general | 10 to 30 |
| Villas in general | 2 to 6 |
A rate of AED 25 against AED 15 on 1,000 sq ft is AED 10,000 more each year. You can compare towers in one district on the Business Bay tower pages.
Cooling
District cooling is billed apart from DEWA in many buildings. Empower charges AED 750 a year for each refrigeration ton of capacity. It charges AED 0.568 for each ton-hour used and AED 30 a month for the meter. Emicool charges AED 0.56 for each ton-hour used. These tariffs date from July 2024.
Dubai Municipality housing fee
The housing fee is 5% of the annual rental value. It is charged on the DEWA bill in 12 instalments. For an owner who lives in the home, it is based on the estimated rent from the RERA index. A figure of "0.5% of property value" also circulates, but no source was found for it.
Sources: Dubai Land Department, Service Charge Index (read 11 October 2026); Dubai Land Department, Frequently Asked Questions (read 11 October 2026); Driven Properties (undated); EGSH (2026); Gulf News (3 July 2024)
The cost of selling property in Dubai
Selling costs an individual owner about 2.5% of the price, and there is no capital gains tax and no stamp duty.
| Cost | Amount |
|---|---|
| Agent commission | 2% plus 5% VAT (open to negotiation) |
| Developer NOC | AED 500 to 5,000, plus VAT at some developers |
| Mortgage early settlement | 1% of the balance, capped at AED 10,000, plus VAT |
| DLD mortgage release | AED 1,290 plus AED 315 |
| DLD 2% seller share | Legally the seller's. In practice it is passed to the buyer. |
| Service charges | Paid up to date, often a quarter ahead. The buyer repays the part after the transfer. |
| Capital gains tax and stamp duty | None for an individual. Corporate tax and VAT for companies and commercial property are outside this page. |
| Off-plan assignment | NOC and a possible assignment fee of 1% to 2% |
The round trip
Buying costs about 7% and selling costs about 2.5%. Together that is roughly 9% to 10% of the value. One commercial source puts selling costs at 2.5% to 4.5%. A home must rise about 10% in price before a resale breaks even.
A regional war began on 28 February 2026 and the market fell after it. A buyer who may need to sell within a few years should count the full 10% round trip. The scorecard shows which investments worked from 2020 to 2026.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Sale of a Mortgaged Property (read 11 October 2026); HSBC UAE, mortgage rates and fees (read 11 October 2026); Sands of Wealth (early 2026)
Who to hire: trustee centres, conveyancers, snagging firms and property management companies
These are the service firms that publish a price for each part of a purchase, as found on the dates shown.
These are published prices. They are not recommendations. BUY DUBAI has not tested any of these firms. Check each price again before you hire.
Real estate registration trustee offices
The DLD list shows 19 trustee offices. DLD fixes the fee at AED 4,000 plus VAT, or AED 2,000 plus VAT below a price of AED 500,000. The office you choose does not change the fee.
| Trustee office | Area |
|---|---|
| Tamleek | Burj Khalifa area. Open 7 days. |
| Dorchester Properties Registration Trustee | Al Sufouh 2. Open 7 days. |
| Seal | Burj Khalifa area |
| Tawtheeq | Business Bay |
| Al Tabu | Al Barsha First |
| Fast Track | Al Barsha 1 |
| Bin Shabib | Barsha South |
| Injaz | Al Thaniya Third |
| On Time | Al Wasl |
| Mubayaa | Al Quoz |
| Amanah Trust | Trade Centre First |
| Almanara | Al Manara |
| Afnan | Al Garhoud |
| Approved Property Registration | Port Saeed |
| Al Arabi | Arabian Center |
| Gulf Vision | Al Qusais |
| Alyalayis | DIP |
| Al Taresh | Area not given |
| EGSH | Area not given |
Conveyancers
A conveyancer runs the paperwork from Form F to the transfer.
| Firm | Published price |
|---|---|
| Conveyance.ae (Cendale Documents Clearing Services FZCO) | Cash to cash AED 4,999. Cash seller and buyer with a loan AED 5,999. Seller with a loan and cash buyer AED 6,999. Both with a loan AED 9,999. All plus VAT. |
| CBA Real Estate | AED 2,625 with VAT, for the buyer's side or the seller's side |
| Market range quoted by three brokers | AED 5,000 to 15,000; AED 6,000 to 10,000 |
| Oliva (buyer representation, which is more than conveyancing) | AED 30,000 with VAT in three stages. NOC handling AED 900. These figures come from the firm's own articles. |
Snagging firms
A snagging inspector lists the defects in a home. The rule of thumb is about AED 1 for each sq ft plus VAT. Commercial sources give AED 1,000 to 2,500 for a studio or 1-bed apartment. They give AED 2,000 to 3,500 for a 2-bed apartment and AED 2,500 to 4,000 for a villa.
The quotes below are for a 3,000 sq ft apartment, with VAT. The table they come from is dated September 2026.
| Firm | Full inspection | Second inspection |
|---|---|---|
| Dubai Property Snagging | AED 2,835 | Included |
| Property Snagging.ae | AED 3,150 | Included |
| Property Check | AED 3,150 | AED 1,050 |
| GTA Inspectors | AED 3,460 | Included |
| Land Sterling | AED 4,500 | 30% off |
| RAMI Inspection | AED 4,500 | 50% off |
Power of attorney and legal papers
- Juriszone: online POA at AED 1,250 all-in, for a principal who is a UAE resident.
- Private notaries: AED 550 to 3,000 for notarisation.
- MOFA attestation: AED 150 for each personal document.
How much property managers charge in Dubai
- The typical fee for a long-term let is 5% to 8% of the annual rent.
- Manage My Property (MMP) publishes 7%.
- Engel & Völkers quotes 5% to 7% for residential property.
- Leasing fees and renewal fees may be extra.
Short-let (holiday home) operators
- The typical fee is 15% to 25% of the rental income.
- Frank Porter publishes 17% with no set-up fee.
- The owner also pays the DET holiday-home permit, at AED 370 to 1,270 a year.
- The owner also pays insurance, at AED 500 to 1,800 a year.
- Guests pay the Tourism Dirham, at AED 10 to 15 for each bedroom for each night.
Sources: Dubai Land Department, Registration Trustee offices (read 11 October 2026); Conveyance.ae (read 11 October 2026); Home It Better (updated 14 September 2026); Manage My Property (2026); Frank Porter (read 11 October 2026)
Buying property in Dubai: 15 mistakes that cost buyers money
The first mistake is to budget only the price, because fees add 7% to 8% on a resale home.
1. Budgeting only the price. Add 7% to 8% for a resale home and about 5% for off-plan. A buyer with a loan needs 27% to 28% of the price in cash.
2. Assuming the bank will fund the DLD fee and the commission. It cannot since 1 February 2025. Hold the cash before you make the offer.
3. Signing Form F before pre-approval, with no valuation clause. Get the pre-approval first. Ask for this clause: "deposit refundable if valuation is below price or finance is refused".
4. Trusting a photo of the title deed. Verify the deed on Dubai REST. Match the owner's name to the passport.
5. Paying the deposit or the price to an agent's or a private person's account. Write the deposit cheque in the seller's name, held by a RERA broker. Pay the balance by manager's cheque at the trustee office. For off-plan, pay only to the project escrow account.
6. Not checking the service charge. Look up the building in the DLD Service Charge Index. A rate of AED 25 against AED 15 on 1,000 sq ft is AED 10,000 a year.
7. Ignoring the cooling charge. Ask who pays the capacity charge, which is AED 750 for each ton a year at Empower. It is owed even when the home is empty.
8. Buying a tenanted home to live in. An empty home needs 12 months' notice through a notary. Allow for the wait in the price, or buy a vacant home.
9. Letting the NOC or the liability letter expire. The NOC is valid for 30 to 60 days. The liability letter is valid for 7 to 15 days. Book the trustee date first and work back from it.
10. Paying off the seller's loan outside the DLD process. Use the trustee blocking route or the DLD three-cheque service.
11. Paying an agent's extra "admin" or "conveyancing" fee without question. It is not a government fee. Negotiate it out, or hire an independent fixed-fee conveyancer.
12. Skipping snagging on a new or a resale home. An inspection costs AED 1,500 to 4,500. Book it before the final payment or before Form F.
13. Off-plan: not reading the default and resale clauses. Know what the developer may keep, which is 25% to 40% of the unit value. Know the paid share needed to resell, which is 30% to 50%.
14. Off-plan resale: forgetting the second 4% and the developer's fee. Get the developer's NOC and assignment fee schedule in writing. The 4% is charged on the new price.
15. Using an old or wrongly legalised power of attorney. DLD accepts a POA for 2 years for a sale and 5 years for a purchase. A foreign POA needs the full embassy and MOFA chain, plus an Arabic translation.
Three more that are common
- Treating a "DLD waiver" as a discount without comparing net prices.
- Forgetting the 5% housing fee on the DEWA bill.
- Assuming the First-Time Home Buyer Programme waives fees. It does not.
The Investor board has a deal check for a single home. The best homes to buy now page lists current candidates.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Frequently Asked Questions (read 11 October 2026); Dubai Land Department, Service Charge Index (read 11 October 2026); Dubai Legislation Portal, Law 33 of 2008 (law text); Khaleej Times (26 January 2025)
Questions about buying property in Dubai
These are short answers to the questions that buyers search for most often, as of October 2026.
How to buy property in Dubai?
Agree a price, sign Form F with a 10% deposit cheque, and get the developer's NOC. Then pay by manager's cheque at a DLD trustee office. DLD issues the title deed by email the same day.
Can a foreigner buy property in Dubai?
DLD lists a valid passport as the document a non-resident buyer needs to register a sale. The foreign ownership guide explains who can buy and where.
What are the DLD fees?
The DLD transfer fee is 4% of the sale value. Add about AED 580 in title deed and admin items for an apartment. The trustee fee is AED 4,200 with VAT for a price of AED 500,000 or more.
How much is the transfer fee in Dubai?
It is 4% of the sale value. On AED 1 million that is AED 40,000. On AED 2 million it is AED 80,000.
Who pays the DLD fee, the buyer or the seller?
Officially the fee is 2% for the seller and 2% for the buyer. By market convention the buyer pays all 4%. The split is open to negotiation in Form F.
How long does it take to buy property in Dubai?
A cash purchase of a resale home takes 2 to 4 weeks. With a home loan it takes 6 to 8 weeks. If both sides have a loan, allow 8 to 10 weeks or more.
Can I buy property in Dubai without an agent?
This guide found no official source that sets out a resale with no broker. Form F is created by a broker in Dubai REST. Commission is a market norm and not a law, so you can negotiate it. See the agents and commission guide.
How much does a real estate agent or broker charge in Dubai?
The norm is 2% of the price plus 5% VAT. It is a norm and not a law. On an off-plan sale by a developer, the developer pays the agent.
How much cash do I need to buy with a mortgage?
A resident expat buying a first home under AED 5 million needs 27% to 28% of the price. That is a 20% down payment plus about 7% to 8% in costs.
Can the mortgage cover the DLD fee?
No. Since 1 February 2025 banks may not include the DLD fee or the broker's fee in a home loan.
Can you get a 25 year mortgage in Dubai?
Yes. The Central Bank sets 25 years as the longest term. See the home loans guide for the other limits.
What is off-plan property?
It is a home bought from a developer before it is finished. The buyer pays in instalments into a project escrow account. The sale is registered with an Oqood certificate until the title deed is issued.
What is an SPA in real estate?
The SPA is the sale and purchase agreement between an off-plan buyer and the developer. Read the completion date, the grace period, the default clause, the resale threshold and the area variation clause.
What is Oqood?
Oqood is the interim registration of an off-plan sale at DLD. The developer registers the sale and the buyer gets a certificate. You can check it on Dubai REST.
What is a real estate services trustee centre?
It is an office approved by DLD where the buyer and the seller register the transfer. DLD lists 19 offices, such as Tamleek. The fee is fixed by DLD, and the transfer takes about 25 minutes.
What is the DLD service charge index?
It is a DLD service that shows the approved service charge for a building. Enter the title deed number or choose the project. Then multiply the rate by the area of the unit.
What is the housing fee in Dubai?
It is a Dubai Municipality fee of 5% of the annual rental value. It is charged on the DEWA bill in 12 instalments. For an owner who lives in the home, it uses the estimated rent from the RERA index.
How much do property managers charge in Dubai?
The typical fee is 5% to 8% of the annual rent for a long-term let. Short-let operators typically charge 15% to 25% of the rental income.
Is there capital gains tax or stamp duty on property in Dubai?
There is none for an individual. Corporate tax and VAT for companies and commercial property are outside this page.
Can I buy property in Dubai from abroad with a power of attorney?
Yes. A POA for a purchase is valid for five years from notarisation. A POA made abroad needs a notary, that country's foreign ministry, the UAE Embassy and MOFA, plus an Arabic translation. Allow 2 to 4 weeks or more.
Sources: Dubai Land Department, Property Sale Registration (updated 7 October 2026); Dubai Land Department, Frequently Asked Questions (read 11 October 2026); Central Bank of the UAE, Regulations Regarding Mortgage Loans (consolidated 8 April 2020); Real Estate Club Dubai (11 June 2026); Dubai Land Department, Registration Trustee offices (read 11 October 2026)