What it really costs to buy in Dubai
The price on the listing is never the whole story. Before you get the keys you pay the down payment, the Dubai Land Department transfer fee, registration charges, usually an agent, and if you borrow, the bank's own fees. None of these can be added to your mortgage, so they all come out of savings.
This calculator puts every one of those costs on a single receipt so you can see the number that actually matters: how much cash you need on transfer day.
What is included
- Down payment. The part of the price the bank will not lend. For expats buying a first home under AED 5 million, the Central Bank allows up to 80% borrowing, so the minimum is 20%.
- DLD and registration fees. The 4% transfer fee, the admin charge, the trustee office fee for ready property and the 0.25% mortgage registration fee.
- Agency commission. Typically 2% of the price plus 5% VAT.
- Bank fees. A valuation fee of around AED 3,000 and an arrangement fee of up to 1% of the loan, both plus VAT.
Worked example
A ready apartment at AED 1,500,000, 20% down, through an agent, with standard bank fees:
| Item | Amount |
|---|---|
| Down payment (20%) | AED 300,000 |
| DLD, trustee and mortgage registration | AED 68,010 |
| Agency commission (2% + VAT) | AED 31,500 |
| Bank valuation and arrangement fee (incl. VAT) | AED 15,750 |
| Cash needed | AED 415,260 |
That is 27.7% of the price in cash, even though the deposit is only 20%. Budget for this before you start viewing properties, not after you find one.
Ways to bring the number down
Buying off-plan from a developer usually removes the agent and the trustee fee. Some developers also cover part of the DLD fee as a promotion. Banks compete on fees as well as rates, so ask for the arrangement fee to be waived. A larger down payment cuts the mortgage registration fee and the arrangement fee, since both are based on the loan amount.
Guide The real cost of buying property in Dubai Down payment, DLD fees, agent and bank charges, and the cash you actually need on transfer day.Frequently asked questions
How much cash do I need to buy property in Dubai?
With a mortgage, plan for your down payment (at least 20% for most expats buying a first home under AED 5 million) plus around 6% to 8% of the price in fees. On a AED 1.5 million apartment that is roughly AED 400,000 to 420,000.
Can the bank finance the fees?
No. UAE banks lend against the property price only. Transfer fees, agency commission and bank charges come out of your own savings, on top of the down payment.
Are buying costs lower for off-plan property?
Usually yes. You still pay the 4% DLD fee, but there is no trustee office fee, the admin charge is smaller and many people buy directly from the developer with no agent.
What bank fees should I expect?
Most banks charge a valuation fee of around AED 2,500 to 3,500 and an arrangement fee of up to 1% of the loan, both plus VAT. Some banks waive the arrangement fee during promotions.