Cost of Buying Property in Dubai 2026: Every Fee (About 7%)

How much does it cost to buy property in Dubai on top of the price?

Every cost of buying a property in Dubai, who normally pays it and whether you can avoid it:

The Dubai Land Department (DLD) fees are the only costs set by the government. The rest are set by the market, your bank or the developer, which is why guides give ranges.

Dubai Land Department fees: 4% plus AED 4,720

The Dubai Land Department charges a transfer fee of 4% of the purchase price to register the sale. The registration trustee office, where the transfer is completed, charges AED 4,000 plus VAT (AED 4,200) for properties of AED 500,000 or more, and AED 2,100 below that. The DLD adds AED 520 for the new title deed, the property map and its knowledge and innovation fees.

On an AED 1 million apartment, DLD-related fees come to AED 44,720. The law splits the 4% between buyer and seller, but the buyer pays it in almost every sale. Our guide to DLD fees has every fee, the off-plan rules and examples at five prices.

“The 4% fee "is to be paid based on the agreement concluded between seller and buyer."”

Dubai Land Department, property sale registration

Agent commission: usually 2% plus VAT

Real estate agent commission on a Dubai resale is usually 2% of the price plus 5% VAT, which is 2.1% in total: AED 21,000 on an AED 1 million home. There is no legal cap, so the rate can be negotiated, especially on expensive properties. Buying off-plan directly from a developer normally carries no commission for the buyer.

Developer NOC: usually paid by the seller

A developer No Objection Certificate (NOC) confirms that the seller has paid all service charges and the developer has no objection to the sale. The DLD requires one for every resale in a freehold area. Developers charge about AED 500 to AED 5,000 plus VAT for it. The seller normally applies and pays, but some sales contracts move the cost to the buyer, so check Form F before signing.

Conveyancer: optional, about AED 5,000 to 10,000 plus VAT

A conveyancer in Dubai manages the paperwork, the NOC, bank requirements and the trustee appointment. Using one is optional, and fees are usually AED 5,000 to AED 10,000 plus 5% VAT, more for mortgage purchases. Conveyancers are most useful for buyers abroad and for sales where the seller still has a mortgage. Read whether you need a conveyancer before paying for one.

Mortgage costs: what a home loan adds

A mortgage adds about 1.5% to 2.5% of the loan amount in fees, and it changes how much cash you need on day one.

Mortgage registration: 0.25% of the loan

The Dubai Land Department registers the bank's charge over the property for 0.25% of the loan amount plus about AED 270 in admin fees: AED 4,270 on an AED 1.6 million loan. When the mortgage is registered on transfer day, as is normal, there is no second trustee fee.

Bank processing fee: up to about 1%

Most UAE banks charge an arrangement or processing fee of up to about 1% of the loan plus VAT. It is not capped by the Central Bank, so compare offers, and ask about fee-free deals.

Valuation: about AED 2,500 to 3,500

The bank must value the property independently before it lends, under Central Bank rules. Valuation fees are usually AED 2,500 to AED 3,500 plus VAT.

Insurance

Banks require life cover for the borrower, typically 0.4% to 0.8% of the balance a year, and buildings insurance of about AED 1,000 a year.

How much a bank can lend depends on who you are. For a first home under AED 5 million, the Central Bank of the UAE allows up to 80% for expats and 85% for UAE nationals; off-plan loans are capped at 50%. Banks usually lend non-residents 50% to 60%. See the minimum down payment for every case.

Worked examples: three typical purchases

How much cash do you need on day one?

The cash you need is the deposit plus the fees, because neither can be borrowed.

Off-plan payment plans vary: the first instalment is commonly 10% to 20% of the price, with the rest spread over construction and sometimes after handover. See how much money you need to buy property in Dubai for budgets at every price.

How off-plan costs differ

Buying off-plan from a developer changes the costs in four ways:

• The 4% DLD fee still applies, but you pay it to the developer, who registers the sale on the DLD's Oqood register and must pass the fee on within 60 days.
• No trustee office fee, because the developer handles the registration.
• Usually no agent commission when you buy directly from the developer.
• Developer offers sometimes cover part or all of the 4%. The fee is still paid; the developer pays it.

The developer may pass on its AED 1,000 DLD registration fee and charge its own admin fees. Ask for a full list before paying the booking deposit.

Costs after you get the keys

The cost of owning a property in Dubai continues after transfer day. Budget for these from the first year.

Service charges

Service charges are annual fees per square foot for maintaining the building and community. They are approved by RERA (the Real Estate Regulatory Agency), listed in the DLD's Service Charge Index and paid through the Mollak system. Rates vary widely by building. See service charges in Dubai.

Housing fee

The Dubai Municipality housing fee is 5% of the annual rent, added to the DEWA bill in 12 monthly instalments. Owners who live in their property pay 5% of a standard rental value for a similar home instead. UAE nationals are exempt. UK buyers can think of it as Dubai's version of council tax. See the Dubai housing fee.

DEWA deposit

The Dubai Electricity and Water Authority (DEWA) takes a refundable deposit when you connect: AED 2,000 for an apartment and AED 4,000 for a villa, plus a small activation fee.

Insurance

Home insurance is required with a mortgage and sensible without one, at about AED 1,000 a year for a typical apartment.

Who pays which costs: buyer or seller?

Legally, the 4% DLD fee is split 2% each between buyer and seller. In practice, the buyer pays it and most of the other purchase costs:

Any of these can be renegotiated. Whatever you agree, write it into Form F, the standard RERA sale contract, before you sign.

How to reduce the cost of buying

• Negotiate the agent's commission. 2% is common, not compulsory.
• Buy off-plan directly from the developer to avoid commission, and watch for launches where the developer pays the DLD fee.
• Compare bank processing fees, which are not capped.
• Use the First-Time Home Buyer Programme if you live in the UAE and are buying your first Dubai home under AED 5 million. It lets you pay the DLD fee in interest-free credit card instalments and gives access to better mortgage rates, but it does not reduce the fee.
• Skip the conveyancer on a straightforward cash purchase if you are in Dubai and comfortable handling the transfer yourself.

“"Standard DLD registration fees and any developer or bank charges still apply, unless otherwise specified under special programme offers."”

Dubai Land Department, First-Time Home Buyer Programme

Why guides quote 6% to 10%

Guides to buying costs in Dubai quote anything from 6% to 10%. The difference is what they include:

• About 6.6% is the cash resale base: DLD 4%, agent 2.1% and AED 4,720 in fixed fees.
• 7% to 8% adds a conveyancer or a higher commission.
• 7.5% or more is typical with a mortgage, because of the bank's fees.
• Up to 10% includes moving-in costs such as the DEWA deposit, insurance and the first year's service charges.

Some guides also quote AED 580 for the title deed; the DLD's own pages add up to AED 520. The difference is small, but it is one reason totals differ.

What changed in 2025 and 2026

• February 2025: banks stopped lending the DLD fee and agent commission, so buyers need more cash up front.
• 2025 to 2026: the First-Time Home Buyer Programme added interest-free instalments for the DLD fee.
• 2026: the DLD's fee calculator moved into the Dubai REST app.
• No change to the 4% transfer fee or the trustee fee bands.

For UK buyers: stamp duty, currency and UK tax

• No stamp duty and no annual property tax. The 4% DLD fee is the nearest equivalent to stamp duty, charged once at a flat rate with no bands and no surcharge for second homes. See is there property tax in Dubai?
• Currency costs matter. On an AED 1 million purchase (about £205,000), a 1% difference in the exchange rate is about £2,000. Specialist transfer services usually beat high-street banks.
• UK tax can still apply. If you are UK tax resident, rent and gains from a Dubai property can be taxable in the UK. Check your own position with a qualified adviser.
• Buying from abroad. If you cannot attend transfer day, you can sign a power of attorney. See how to buy property in Dubai.