Dubai property buying costs are the fees a buyer pays on top of the purchase price to register, broker and finance a home in the emirate. In 2026 they are set mainly by the Dubai Land Department (DLD), the estate agent and, for financed buyers, the bank. Together they usually add 6 to 8 per cent to the price, and since February 2025 almost all of it must be paid in cash.
Quick answer: Dubai property buying costs typically add 6 to 8 per cent to the purchase price. The largest item is the Dubai Land Department transfer fee of 4 per cent, followed by a 2 per cent agent commission plus VAT, a trustee fee of Dh4,200 and, for mortgaged buyers, 0.25 per cent of the loan plus bank charges.
What are the Dubai property buying costs on top of the price?
There are four groups of cost: government registration fees, agent and developer charges, bank fees if you borrow, and ongoing ownership costs. The first three are paid at or before transfer. The fourth starts the month you take the keys.
The table below is the Consulting Media Buying-Cost Stack, which shows the full set on one page for a resale bought with cash, a resale bought with an 80 per cent mortgage, and an off-plan unit bought from a developer. Figures are as at October 2026 and apply to a home priced at Dh500,000 or more.
| Fee | Cash resale | Mortgaged resale | Off-plan from developer |
|---|---|---|---|
| DLD transfer fee | 4 per cent | 4 per cent | 4 per cent at Oqood registration, unless the developer waives it |
| Registration trustee fee | Dh4,000 + VAT | Dh4,000 + VAT | Dh4,000 to Dh5,000 + VAT [VERIFY with developer] |
| Title deed, map, knowledge and innovation fees | Dh520 | Dh520 | Dh520 at handover |
| Agent commission | 2 per cent + VAT | 2 per cent + VAT | Nil, the developer pays the broker |
| Developer NOC | Dh500 to Dh5,000 + VAT | Dh500 to Dh5,000 + VAT | Not applicable |
| Mortgage registration | Nil | 0.25 per cent of loan + Dh290 | Nil, or as above if financed |
| Bank arrangement fee | Nil | About 1 per cent of loan + VAT, varies by bank | Nil |
| Valuation fee | Nil | Dh2,500 to Dh3,500 + VAT | Nil |
| Typical total | About 6.4 per cent | About 7.6 per cent | About 4.4 per cent, or under 1 per cent with a DLD waiver |
What does the Dubai Land Department charge?
The DLD charges a transfer fee of 4 per cent of the sale value, a registration trustee fee and a small set of fixed charges. The transfer fee is calculated on the price in the sale contract and is paid by manager's cheque or through the Dubai REST app at the trustee appointment.
The registration trustee is a private office licensed by the DLD to complete transfers. Its fee is Dh4,000 plus 5 per cent VAT for properties priced at Dh500,000 or more, and Dh2,000 plus VAT below that, according to the DLD's published service pages. The fixed charges are Dh250 for the title deed, Dh250 for the property map on an apartment or villa, and Dh10 each for the knowledge and innovation fees, a total of Dh520. Many brokers quote this bundle as Dh580 for apartments and Dh430 for land; check the figure on your trustee receipt.
Who pays the 4 per cent DLD fee?
The buyer pays the full 4 per cent in almost every Dubai transaction. The DLD's own schedule sets the fee at 2 per cent for the seller and 2 per cent for the buyer, but market convention has shifted the whole amount to the buyer and sale contracts are drafted that way. A buyer can negotiate a split, and in a soft market some sellers accept it, but it is the exception.
How much do the agent and the developer charge?
The standard agent commission in Dubai is 2 per cent of the price plus 5 per cent VAT, paid by the buyer at transfer. It is not a regulated rate; the Real Estate Regulatory Agency (RERA) licenses brokers but does not fix their fees, so the figure can be negotiated, particularly on higher-value homes.
On a resale, the seller must obtain a no-objection certificate (NOC) from the developer confirming that service charges are paid. Developers charge between Dh500 and Dh5,000 plus VAT for it. The seller usually pays, but the contract decides. Optional conveyancing, where a lawyer or licensed conveyancer handles the paperwork, adds Dh5,000 to Dh10,000.
What extra fees apply if you take a mortgage?
A financed buyer pays three more charges: a DLD mortgage registration fee of 0.25 per cent of the loan plus Dh290, a bank arrangement fee of about 1 per cent of the loan plus VAT, and a valuation fee of Dh2,500 to Dh3,500 plus VAT. Banks also require property and life insurance, priced per policy.
The bigger change is how these fees are funded. From 1 February 2025, a Central Bank of the UAE directive stopped banks from including the 4 per cent DLD fee and the 2 per cent brokerage commission in mortgage loans, as Khaleej Times reported in January 2025. Before that, many banks rolled both into the loan. Now a buyer must hold the deposit plus every fee in cash.
Loan-to-value caps set the deposit. Under Central Bank rules, expatriates can borrow up to 80 per cent on a first home priced at Dh5 million or less and 65 per cent above that; UAE nationals can borrow 85 and 75 per cent respectively; off-plan is capped at 50 per cent. Read our guide to mortgage and financing options before you apply.
How do off-plan costs differ?
Off-plan buyers pay the same 4 per cent DLD fee, but at Oqood registration rather than at a title transfer, and they pay no agent commission because the developer pays the broker. Oqood is the DLD's register of sales contracts for units under construction; the title deed is issued at handover for the usual Dh520.
Two things vary by developer. The Oqood registration and trustee charges are quoted at Dh4,000 to Dh5,000 plus VAT by different sources, and some developers add their own administration fee of Dh1,000 to Dh5,000 [VERIFY with the developer]. Many developers also waive the 4 per cent DLD fee as a launch incentive, which is the single largest saving available to any buyer. Compare the trade-offs in our guide to off-plan or ready property.
Worked example: what does a Dh2 million home cost all-in?
A Dh2 million resale apartment bought with cash costs about Dh127,770 in fees, or 6.4 per cent. With an 80 per cent mortgage it costs about Dh152,010, or 7.6 per cent, and the buyer needs about Dh552,010 in cash on the day, including the Dh400,000 deposit. The same price off-plan, with no waiver, costs about Dh87,720, or 4.4 per cent.
| Line | Cash resale | Mortgaged resale (Dh1.6m loan) | Off-plan |
|---|---|---|---|
| DLD transfer fee, 4 per cent | Dh80,000 | Dh80,000 | Dh80,000 |
| Trustee fee incl. VAT | Dh4,200 | Dh4,200 | Dh4,200 [VERIFY] |
| Title deed and fixed fees | Dh520 | Dh520 | Dh520 |
| Agent commission incl. VAT | Dh42,000 | Dh42,000 | Nil |
| NOC, illustrative Dh1,000 + VAT | Dh1,050 | Dh1,050 | Nil |
| Developer admin, illustrative | Nil | Nil | Dh3,000 [VERIFY] |
| Mortgage registration | Nil | Dh4,290 | Nil |
| Bank arrangement, 1 per cent + VAT | Nil | Dh16,800 | Nil |
| Valuation incl. VAT | Nil | Dh3,150 | Nil |
| Total fees | Dh127,770 (6.4 per cent) | Dh152,010 (7.6 per cent) | Dh87,720 (4.4 per cent) |
| Cash needed at transfer | Dh2,127,770 | Dh552,010 plus loan | Per payment plan, plus fees |
If the developer waives the 4 per cent, the off-plan total falls to about Dh7,720. The NOC, developer admin and bank arrangement lines are illustrative mid-points; your figures will differ.
What ongoing costs should you budget after purchase?
Ownership brings four recurring costs that the closing-cost figure does not include. Service charges are set per building and published on the DLD's Service Charge Index; they are billed per square foot and vary widely between communities, so check the index for the specific tower before you sign. The Dubai Municipality housing fee is 5 per cent of the home's annual rental value, collected monthly through the DEWA bill.
Dubai Electricity and Water Authority (DEWA) requires a refundable security deposit of Dh2,000 for an apartment or Dh4,000 for a villa, plus a connection fee of about Dh130. Building insurance is usually covered by the service charge; contents insurance is optional. Investors should run these numbers against expected income using our guide to rental yield.
Are there taxes on buying property in Dubai?
There is no property tax, stamp duty or capital gains tax on residential property in Dubai; the 4 per cent DLD fee performs the role that stamp duty plays elsewhere. Value-added tax does not apply to the sale of a residential home (the first sale of a new home within three years of completion is zero-rated and later sales are exempt), but it does apply at 5 per cent to commercial property and to the fees around a purchase, such as the trustee fee, commission and NOC. Companies that hold property should take advice on UAE Corporate Tax.
Can first-time buyers reduce these costs?
Yes, through the First-Time Home Buyer Programme run by the DLD and the Department of Economy and Tourism (DET). Launched in July 2025 for UAE residents buying a first freehold home priced under Dh5 million, it offers priority access to launches, developer discounts, preferential mortgage rates from participating banks and options to pay the DLD fee in instalments through partner bank cards. The Dubai Media Office reported on 8 June 2026 that more than 3,200 residents had bought through the programme, with sales above Dh5 billion, and that it had expanded to 22 developers and five banks. Registration is free on the DLD website or the Dubai REST app.
What this means for you
Budget 7 per cent above the price for a cash purchase and 8 per cent for a mortgaged one, then adjust down once you have exact quotes. That buffer covers every item in the stack, a mid-range NOC and a typical bank fee. For a mortgaged buyer the figure that matters is cash on the day: deposit plus fees, which at 80 per cent lending is about 27 per cent of the price.
Consulting Media closing-cost checklist
- Confirm the trustee fee band: Dh2,100 or Dh4,200 including VAT.
- Get the agent's commission and VAT in writing before signing the Form F.
- Ask the developer for the NOC fee and, off-plan, the Oqood and admin charges.
- Ask the bank for its arrangement fee, valuation fee and insurance requirements.
- Pull the Service Charge Index entry for the building.
- If buying a first home under Dh5 million, register for the First-Time Home Buyer Programme before you offer.
Key terms
- Dubai Land Department (DLD): the government body that registers all property in Dubai and sets registration fees.
- Registration trustee office: a DLD-licensed private office where transfers are completed and fees paid.
- Oqood: the DLD register for off-plan sales contracts; replaced by a title deed at handover.
- NOC: a developer's no-objection certificate confirming the seller has no outstanding dues.
- Loan-to-value (LTV): the share of the price a bank will lend; the rest is the buyer's deposit.
Conclusion
The price on the listing is the floor, not the total. Add the DLD's 4 per cent, the agent's 2 per cent plus VAT and roughly Dh5,000 of fixed charges, then the bank's fees if you borrow, and you have the real cost of buying in Dubai. Run the stack for your own price before you make an offer, and keep the cash for it separate from your deposit. [CTA TEXT / LINK]
This guide is general information, not legal, tax or financial advice. Fees are correct to the best of our knowledge as at [date] and change from time to time; confirm current charges with the Dubai Land Department, your trustee office, developer and bank before you commit.
Frequently asked questions
How much are the total fees when buying property in Dubai?
Budget 6 to 8 per cent of the purchase price. A cash resale costs about 6.4 per cent in fees once the 4 per cent DLD transfer fee, 2 per cent agent commission plus VAT, trustee fee and fixed charges are added. A mortgaged purchase costs about 7.6 per cent because of registration, bank and valuation fees.
Who pays the DLD transfer fee, the buyer or the seller?
The buyer, in practice. The Dubai Land Department's schedule sets the fee at 2 per cent each for buyer and seller, but Dubai sale contracts almost always place the full 4 per cent on the buyer. A split can be negotiated, and some sellers agree to one, but it is unusual.
Can the DLD fee and agent commission be added to a mortgage?
No. Since 1 February 2025, a Central Bank of the UAE directive has prevented banks from financing the 4 per cent DLD fee or the 2 per cent brokerage commission within a mortgage. Both must be paid in cash at transfer, on top of the deposit required by the loan-to-value cap.
What fees apply when buying off-plan in Dubai?
The 4 per cent DLD fee is paid at Oqood registration, plus registration and developer admin charges that vary by project. There is no agent commission, as the developer pays the broker. Many developers waive the 4 per cent at launch, which can cut fees to under 1 per cent of the price.
Is there property tax or stamp duty in Dubai?
No. Dubai has no annual property tax, stamp duty or capital gains tax on residential property. The one-off 4 per cent DLD transfer fee is the closest equivalent to stamp duty. VAT is not charged on residential sales but does apply at 5 per cent to commercial property and to fees such as commission and the trustee charge.
What does a Dh1 million apartment cost in fees?
About Dh66,770 with cash: Dh40,000 DLD fee, Dh4,200 trustee fee, Dh520 fixed charges, Dh21,000 commission including VAT and about Dh1,050 for the NOC. With an 80 per cent mortgage, add about Dh2,290 for registration, roughly Dh8,400 for a 1 per cent bank fee and about Dh3,150 for valuation, bringing fees to about Dh80,610.
Sources
- Dubai Land Department: registering the sale of a mortgaged property (fee schedule)
- Dubai Land Department: First-Time Home Buyer Programme
- Government of Dubai Media Office, 8 June 2026
- Khaleej Times, January 2025, on the Central Bank financing directive
- Bayut and Property Finder for market-rate ranges
Fee figures checked October 2026.
