The cost to buy property in UAE is almost always higher than the listed price — sometimes by 7% to 10%.

This guide covers the full cost to buy property in UAE.

This is one of the most common mistakes first-time buyers make in the UAE. The actual cost of buying property here is almost always higher than the listed price — sometimes by 7% to 10%. On a AED 1.5 million apartment, that’s an extra AED 105,000 to AED 150,000 on top of what you’ve already budgeted.

The good news? Every single fee is predictable. Unlike some countries where hidden charges appear out of nowhere at the last minute, UAE property costs follow a clear structure. Once you understand what you’re paying for, there are no real surprises.

This guide breaks down exactly what you’ll pay — whether you’re buying in Dubai or Abu Dhabi, paying cash or using a mortgage, and buying ready or off-plan.

How Much Does It Cost to Buy Property in UAE? Here’s What to Know First

Before we get into the numbers, two things are worth understanding about how UAE property fees work.

First, the listed price is never the full price. Every property transaction in the UAE comes with government registration fees, agency commissions, and administrative charges that must be paid on top of the purchase price. These are not optional — they’re mandatory parts of completing a legal property transfer.

Second, Dubai and Abu Dhabi have different fee structures. Dubai’s main transfer fee is 4% of the property value. Abu Dhabi’s is 2%. This alone can make a significant difference on the same property value, which is something investors comparing both markets should keep in mind.

Now let’s break it all down.

Buying Property in Dubai: Full Cost Breakdown

1. DLD Transfer Fee — 4% of Property Price

This is the big one. The Dubai Land Department (DLD) charges a 4% transfer fee on every property sale. On a AED 2,000,000 property, that’s AED 80,000 in government fees before you’ve paid for anything else.

Officially, this fee is supposed to be split 50/50 between buyer and seller. In practice, the market norm is that buyers pay the full 4%. That said, it’s not uncommon to negotiate — especially in a slower market or when buying directly from a developer. Some developers even run promotions where they absorb the DLD fee entirely, effectively saving you 4% upfront. Worth asking about.

One more thing: this fee applies whether you’re buying ready property or off-plan. For off-plan purchases, it’s called an Oqood registration fee and is paid when you register your sales agreement with the DLD during construction.

2. Property Registration Fee — AED 4,200

The trustee office (where your ownership transfer is processed) charges a registration fee of AED 4,000 plus 5% VAT, which comes to AED 4,200. This applies to properties valued at AED 500,000 and above. For properties below AED 500,000, it drops to AED 2,100.

This is a fixed charge — it doesn’t change based on your property’s value.

3. Title Deed Issuance Fee — AED 580

A small but mandatory administrative fee to issue the title deed in your name. For apartments and offices it’s AED 580, for land plots it’s AED 430, and for off-plan properties it’s just AED 40.

4. Real Estate Agent Commission — 2% + VAT

If you’re buying through a real estate agent (which most buyers do), expect to pay 2% of the property price as commission plus 5% VAT. On a AED 1,500,000 property, that’s AED 30,000 plus AED 1,500 VAT = AED 31,500.

Some buyers try to negotiate this down, particularly on higher-value properties. Agents on off-plan projects are sometimes paid by the developer, meaning you as the buyer may pay nothing. Always ask upfront who is paying the agent’s commission.

5. Developer NOC Fee — AED 500 to AED 5,000

Before any secondary market property can be transferred, the developer must issue a No Objection Certificate (NOC) confirming there are no outstanding service charges against the property. This fee is typically paid by the seller, but it’s good to be aware of it since disputes about who pays can sometimes delay a transaction.

6. Additional Mortgage Costs (if financing)

If you’re buying with a mortgage, add these to your budget:

• Mortgage registration fee: 0.25% of the loan amount plus AED 290
• Property valuation fee: AED 2,500 to AED 3,500
• Bank arrangement/processing fee: Approximately 1% of the loan amount

For example, on a AED 1,200,000 mortgage, your mortgage registration fee alone would be AED 3,290. Add a valuation of AED 3,000 and a bank processing fee of AED 12,000, and you’re looking at an extra AED 18,000+ in financing-related costs.

Dubai Total: What to Budget

Here’s a realistic picture for a AED 1,500,000 ready apartment purchased with a mortgage:

That’s roughly 7.4% on top of the property price. For a cash purchase without an agent, you’d be looking at closer to 4.5%.

Tip: Use the UAE Property Buying Cost Calculator to get a precise estimate based on your specific property price and situation.

Buying Property in Abu Dhabi: Full Cost Breakdown

Abu Dhabi’s fee structure is somewhat simpler — and cheaper — than Dubai’s. The biggest difference is the transfer fee, which sits at 2% rather than Dubai’s 4%.

1. Property Registration Fee — 2% of Property Price

The Department of Municipalities and Transport (DMT) charges a 2% registration fee on all property transactions. Unlike Dubai, this fee is officially split equally between buyer and seller — meaning you’d typically pay 1% as the buyer.

However, as with Dubai, market practice sometimes means buyers end up covering the full 2%, especially in competitive conditions. Always clarify this in your negotiations before signing anything.

On a AED 1,500,000 property, the full 2% is AED 30,000. If split equally, you’d pay AED 15,000.

2. Title Deed Fee — AED 1,000

A fixed administrative charge of AED 1,000 applies for the issuance of the title deed in Abu Dhabi.

3. Real Estate Agent Commission — 2% + VAT

Same as Dubai — if using an agent, expect 2% plus 5% VAT.

4. Mortgage Costs (if financing)

Abu Dhabi’s mortgage registration fee is 0.1% of the loan value, with a minimum of AED 500 and a maximum of AED 1,000, plus an AED 450 administrative fee. This is notably lower than Dubai’s 0.25% mortgage registration fee.

Property valuation fees remain similar — approximately AED 2,500 to AED 3,500.

Abu Dhabi Total: What to Budget

For a AED 1,500,000 ready apartment (assuming buyer pays full 2% registration):

That works out to about 4.4% on top of the property price with a mortgage. For a cash purchase without an agent, you could get away with just 2.5% to 3%.

Off-Plan vs Ready Property: Does the Cost Change?

Yes — slightly. Here’s what’s different when buying off-plan:

In Dubai, instead of the standard DLD transfer, you pay an Oqood registration fee of 4% when your sales agreement is registered during construction. At handover, this converts to your title deed without additional transfer fees. The registration amount is the same — 4% — but the timing is different.

In Abu Dhabi, the 2% registration fee applies to off-plan purchases too, though some developers offer to absorb the buyer’s share as a promotional incentive. Developer admin fees (for processing, NOCs, and registration paperwork) typically add AED 1,000 to AED 5,000 on top.

Off-plan buyers should also watch for assignment fees if they resell the property before handover. Developers like Emaar, DAMAC, Nakheel, and Sobha each have their own policies — these can range from 2% to 5% of the original purchase price.

Costs That Catch Buyers by Surprise

Even experienced buyers sometimes forget to account for these:

Service Charges: Once you own a property, annual service charges apply. In Dubai, these range from AED 12 to AED 35 per square foot per year depending on the building and amenities. On a 1,000 sq ft apartment, that’s AED 12,000 to AED 35,000 every year. Always check the service charge rate for a specific building before you commit — it affects your ongoing cost of ownership significantly.

DEWA/Utility Deposits: When you move into a Dubai property, you’ll need to pay a deposit to DEWA (Dubai Electricity and Water Authority) to activate your utilities. For apartments, this is typically AED 2,000.

Moving Costs: Easy to overlook but real. Professional movers in the UAE typically charge AED 1,500 to AED 5,000+ depending on the volume and distance.

Chiller/Air-Conditioning Fees: Some buildings in Dubai have district cooling (centralized air conditioning) managed by providers like Empower or Emicool. These come with separate connection fees and monthly costs that are not included in regular utility bills.

Is There Any Way to Reduce These Costs?

Yes — a few legitimate ways:

Negotiate who pays the DLD fee: In Dubai, the full 4% is often paid by the buyer, but it’s negotiable. In a buyer’s market, sellers sometimes agree to cover a portion.

Buy directly from developers: Some developers run promotions — especially on new launches — where they waive the DLD fee or absorb the agency commission. On a AED 1.5 million property, that’s a saving of up to AED 60,000 to AED 90,000 immediately.

Time your mortgage right: Shop around for the best bank arrangement fee and ask about early approval costs. Some banks offer reduced processing fees as part of their mortgage package.

No property taxes: One genuine advantage of buying in the UAE — there is no annual property tax, no capital gains tax on residential properties for individuals, and no income tax on rental income. Once you’ve covered the upfront buying costs, your ongoing government obligations are minimal.

Quick Cost Summary: Dubai vs Abu Dhabi

Before You Buy: Use the Free Calculators

Knowing the general percentages is helpful, but every property transaction is different. Your actual costs depend on the property price, whether you’re financing, the specific developer, and what you negotiate.

Before making any decision, it’s worth running the numbers on your specific situation:

• 👉 Property Buying Cost Calculator — full upfront cost estimate
• 👉 DLD/ADM Fee Calculator — Dubai and Abu Dhabi transfer fees
• 👉 Mortgage Calculator — monthly payments and total loan cost
• 👉 Down Payment Calculator — how much you need upfront

Frequently Asked Questions

The total cost to buy property in UAE varies depending on…

How much should I budget above the property price in UAE?
For Dubai, budget an extra 7% to 10% on top of the purchase price if you’re using a mortgage. For a cash purchase without an agent, 4.5% is more realistic. In Abu Dhabi, expect 4% to 7% with a mortgage, or around 2.5% to 3% for a straightforward cash purchase.

Do foreigners pay extra fees when buying property in UAE?
No. Government fees like the DLD transfer fee in Dubai and the DMT registration fee in Abu Dhabi apply equally to UAE nationals, residents, and foreign investors. There is no nationality-based surcharge for buying in designated freehold zones.

Is there a property tax in UAE?
No annual property tax exists in the UAE. The main government charge is the one-time transfer or registration fee paid at the time of purchase. There is also no capital gains tax for individual sellers of residential property.

Who pays the DLD fee — buyer or seller?
Officially, the 4% DLD fee is split equally between buyer and seller in Dubai. In practice, buyers typically pay the full 4%. This is negotiable and should be agreed upon before signing the MOU (Memorandum of Understanding).

What is an NOC fee and who pays it?
The No Objection Certificate (NOC) is issued by the developer before an ownership transfer, confirming no outstanding charges exist on the property. It typically costs AED 500 to AED 5,000 and is usually paid by the seller, though this can be negotiated.

Are there any ongoing costs after I buy?
Yes — annual service charges apply in most communities and buildings. These range from AED 12 to AED 35 per square foot per year in Dubai depending on the building. You’ll also have utility costs (DEWA in Dubai, ADDC in Abu Dhabi) and, in some buildings, separate district cooling fees.

All fees mentioned in this guide are based on 2026 data. Government fees and bank charges can change — always confirm the latest rates directly with the Dubai Land Department, Abu Dhabi Department of Municipalities and Transport, or your bank before completing a transaction.

Need help running the numbers for your specific situation? Use our free property calculators or request free guidance.