Cost of Buying Property in Dubai: Full Fee Breakdown

Dr. Abdulsalam M. AlaithanFounder and Chairman, Nasama Properties · 2 November 2026 · 9 min read

Short answer: Budget roughly 7% to 8% on top of the price for a cash purchase of a ready home in Dubai, and 9% to 10% with a mortgage. The largest items are the Dubai Land Department transfer fee of 4% and agency commission of 2% plus VAT. Off-plan buyers pay the same 4% through Oqood registration but usually skip commission and NOC fees.

Most buyers ask about the price. Fewer ask about the cost of buying property in Dubai once the fees are added. This guide lists every charge a foreign buyer meets, who pays it, and when. We work through one example on a round price, then show how the total changes for off-plan versus ready, and cash versus mortgage. Every rate is marked because fees change and your case may differ. Nasama Properties checks them against current Dubai Land Department and bank schedules before you sign.

The worked example: a AED 2,000,000 ready apartment

We use a AED 2,000,000 ready apartment bought by a non-resident. This is an example, not a quote. Rates carry and should be confirmed on the day.

Cash purchase

That is about 6.4% of the price. Add moving costs and utility deposits and most cash buyers land near 7%.

Mortgage purchase at 75% loan-to-value

Non-residents often face lower loan-to-value limits than residents. This example assumes a AED 1,500,000 loan.

Roughly 7.9% of the price. Bank fees vary more than government fees, so this is where a good broker saves you money.

Dubai property purchase fees, one by one

DLD transfer fee

The Dubai Land Department charges 4% of the purchase price. It is officially split between buyer and seller, but market practice is for the buyer to pay all of it. If a seller agrees to share it, write that into the Form F sale contract. It is paid at the trustee office on transfer day by manager's cheque.

Registration trustee fee

Transfers happen at a licensed registration trustee office. The trustee charges from AED 4,000 plus VAT, and this covers the DLD admin fee and the title deed issuance, so there is nothing separate to add for those. The buyer pays it on transfer day.

Agency commission

The standard brokerage commission is 2% of the purchase price plus 5% VAT, paid by the buyer on transfer day. It should be set out in a signed Form B before viewings. Nasama Properties is licensed under RERA ORN 36394; check our status on the Dubai REST app before you pay anything.

Developer NOC fee

For a ready property, the seller obtains a No Objection Certificate from the developer confirming service charges are paid. Developers charge AED 500 to 5,000. The seller normally pays, but some negotiate it onto the buyer. Clarify it in the Form F.

Mortgage registration fee

If you borrow, DLD registers the mortgage against the title at 0.25% of the loan plus an admin charge that varies by bank, paid by the buyer on transfer day. Ask your bank for the exact figure. Refinancing later means paying it again.

Bank arrangement, valuation and insurance

Banks charge an arrangement fee, often up to 1% of the loan plus VAT, though some waive it in promotions. A bank-approved valuation costs about AED 2,500 to 3,500 plus VAT, paid before final approval. Most lenders also require life and building insurance, and early settlement fees apply if you repay ahead of schedule. See mortgages for residents versus non-residents for how these differ.

Off-plan versus ready: the cost difference

Oqood registration fee for off-plan

Off-plan units are registered in the Oqood system rather than with a title deed. The Oqood fee is 4% of the purchase price, the same rate as the DLD transfer fee, plus a small admin charge. The developer collects it with your first instalment and pays DLD. "DLD fee waived" promotions mean the developer absorbs this 4%. Treat that as a discount and check it is in the SPA.

What off-plan buyers usually do not pay

• Agency commission: the developer usually pays the broker, after you sign the SPA. Confirm in writing.
• NOC fee: no existing owner, so no NOC.
• Trustee fee: not applicable at booking. A resale before handover incurs one, and the new buyer pays the 4% DLD fee again.

What off-plan buyers pay later

At handover you pay the final instalment, a title deed issuance fee, and DEWA and chiller deposits. No further 4% applies if Oqood was paid at booking. Service charges start from handover. For more on the choice, read ready or off-plan in Dubai.

Hidden costs of buying property in Dubai

These never appear on the DLD invoice.

• Service charges. Annual charges per square foot, approved by RERA. A 1,200 sq ft apartment at an example AED 15 per sq ft costs AED 18,000 a year. The buyer also reimburses the seller for the pro-rated portion already paid.
• DEWA deposit. AED 2,000 for an apartment, AED 4,000 for a villa, refundable, plus connection fee. District cooling, where applicable, adds its own deposit.
• Moving and furnishing. A local move usually costs a few thousand dirhams. Get two quotes.
• Power of attorney and currency transfer. Buying from abroad means an attested POA and bank spreads that usually start around 0.5% on the funds you bring in.
• Golden Visa processing. Only if you apply; see UAE residency through property.

Who pays what, and when

The buyer pays a 10% deposit cheque when the Form F is signed, held by the broker and applied at transfer. If the buyer withdraws without cause, the seller may keep it, so get finance pre-approval first. Bank valuation and arrangement fees fall due during approval. The seller pays the NOC fee. On transfer day the buyer pays the DLD 4%, trustee fee, mortgage registration, commission and the balance.

How to lower the cost of buying property in Dubai

1. Compare banks on fees, not just rate. A waived arrangement fee can beat a slightly lower rate.
2. Negotiate the DLD split. Motivated sellers sometimes share the 4%.
3. Check off-plan fee waivers. A genuine 4% waiver on AED 2,000,000 is AED 80,000. It does not appear in the SPA, because the developer pays DLD directly, so get it in writing on the offer or booking form.
4. Ask for the service charge history. See rental yield versus capital growth for how charges affect net return.
5. Model the full number first. Use the mortgage calculator, then add the fee lines above.

Frequently asked questions

How much are the total fees when buying property in Dubai?

For a ready property bought with cash, expect around 7% of the purchase price in fees. With a mortgage, around 8% to 10% once bank fees and mortgage registration are added. The exact figure depends on lender and whether the seller shares the DLD fee.

Who pays the 4% DLD transfer fee in Dubai?

The DLD transfer fee is 4% of the purchase price. The regulation allows it to be split between buyer and seller, but in practice the buyer pays the full amount. Any different arrangement must be written into the Form F contract.

Do foreigners pay more fees than UAE nationals when buying in Dubai?

No. Government fees such as the DLD transfer fee, trustee fee and mortgage registration fee are the same for all buyers. Non-residents may face lower loan-to-value limits and slightly higher mortgage rates, which changes the financing cost, not the government fees.

Is there property tax or stamp duty in Dubai?

Dubai has no annual property tax and no capital gains tax on property. The one-off 4% DLD fee functions like a stamp duty. The recurring cost is the annual service charge set by the owners' association, plus a municipality housing fee for occupiers, usually 5% of the annual rent, added to the DEWA bill.

What is the Oqood fee for off-plan property?

Oqood is the DLD registration for off-plan units. The fee is 4% of the purchase price plus an admin charge, collected by the developer and paid to DLD. If the developer advertises a DLD fee waiver, it absorbs this amount. The waiver does not appear in the sale and purchase agreement, so get it in writing on the offer or booking form.

Next step

Every number above is an example. Your purchase has its own price, lender and developer, and the fees move with them. Before you offer, let Nasama Properties build your full cost sheet: price, every fee, mortgage instalments and first-year service charges on one page. Message us on WhatsApp at +971 50 275 7603 or use the contact form for a free consultation. Just the numbers, worked out before you commit.