Photo: Thomas Haas / Unsplash
Guide
Buying property in Dubai
What it costs, what the paperwork is, and the order it happens in. Written for a first purchase, useful for a fifth.
Before you start
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Who can buy
Anyone, of any nationality, can buy freehold property in the designated freehold areas of Dubai. No residency is needed to own.
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Budget the extras
Allow roughly 7% to 8% on top of the price for the Land Department fee, agency fee, trustee fee and, with a mortgage, the bank costs.
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Get pre-approved first
A mortgage pre-approval is valid for 60 to 90 days and turns your offer into one a seller can rely on.
Find out more -
Residency
A property worth AED 2 million or more can qualify the owner for a 10-year Golden Visa.
The costs on top of the price
| Cost | Amount | Who sets it |
|---|---|---|
| Land Department transfer fee | 4% of the price, plus an administration fee (about AED 580) | Dubai Land Department |
| Registration trustee fee | AED 4,000 + VAT above AED 500,000; AED 2,000 + VAT below | Dubai Land Department |
| Agency commission | Customarily 2% of the price + VAT | Market practice, agreed in writing |
| Developer NOC | Set by the developer, commonly AED 500 to 5,000 | Developer |
| Mortgage registration | 0.25% of the loan + AED 290 | Dubai Land Department |
| Bank valuation and arrangement | Valuation typically AED 2,500 to 3,500; arrangement fee usually up to 1% of the loan | Bank |
The Land Department fee is charged on the full price whether or not the purchase is financed. Since early 2025 most banks no longer add the Land Department and agency fees to the loan, so they are paid in cash on the day.
Cash or mortgage
Central Bank rules cap the loan at 80% of the value for expatriates and 85% for UAE nationals on a first home under AED 5 million, with lower caps above that and for a second property. Off-plan purchases are capped at 50% regardless. The rate you are offered depends on the bank, the fixed period and your profile; an independent comparison is on the mortgages page.
Offer to keys
When an offer is accepted, both sides sign the Land Department’s Form F, the sale contract. The buyer pays a deposit, customarily 10%, usually as a cheque held by the brokerage until transfer. The seller applies to the developer for a no-objection certificate confirming service charges are clear. With a mortgage, the bank issues its final offer letter after valuation.
Transfer happens at a Land Department registration trustee office. The buyer pays the price by manager’s cheque, the fees are settled, and the new title deed is issued the same day. A cash purchase can complete in two to four weeks; a financed one usually takes six to eight.
After completion
Transfer DEWA into your name (deposit AED 2,000 for an apartment, AED 4,000 for a villa), register the building access with the owners’ association, and if the property is tenanted, the tenancy passes to you on its existing terms. If you intend to let it, see the landlords guide.
Check the permit. Every property advert in Dubai must carry a Trakheesi permit number. If a listing has none, the agent is not entitled to market it.
The process, in order
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Pre-approval
Income, liabilities and residency status assessed; a pre-approval letter valid for 60 to 90 days.
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Search and viewings
A shortlist by community and building, viewings accompanied, service charges and handover pipeline checked.
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Offer
An offer supported by recent transactions in the same building, presented with your financing position.
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Form F and deposit
The sale contract signed by both parties; the deposit cheque held by the brokerage.
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NOC and final offer
The developer confirms service charges are clear; the bank issues its final offer after valuation.
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Transfer and title deed
Payment and fees settled at the trustee office; the title deed issued in your name.
Frequently asked questions
The questions buyers ask most.
Do I need to be a UAE resident to buy?
No. Freehold property in the designated areas can be owned by anyone of any nationality, resident or not. Non-residents can also obtain a mortgage, though usually at a lower loan-to-value than residents.
How much deposit do I need?
On the purchase itself, at least 20% of the price for expatriates on a first home under AED 5 million, plus the fees above, which cannot usually be financed. On signing Form F, a deposit of 10% is customary and is held until transfer.
What is Form F?
The Dubai Land Department standard sale contract. It sets the price, the deposit, the completion date and what happens if either side withdraws. Neither party should pay or hand over anything before it is signed.
What are service charges?
The annual charge, set per square foot by the owners association and approved by RERA, for maintaining the building or community. They are payable by the owner, must be cleared before a sale can transfer, and are worth checking before an offer because they vary widely between buildings.
Can I buy off-plan?
Yes. Payments go into a RERA-supervised escrow account and are released to the developer against construction milestones. A mortgage on an off-plan unit is capped at 50% of the value, and a 4% Land Department fee is payable on registration of the sale contract (Oqood).
What if the property is tenanted?
The tenancy transfers with the property on its existing terms, including the rent. To occupy it yourself you must give the tenant 12 months notice through a notary public or by registered post.
Ready to look?
Tell us the budget and the communities you are considering, and we will send comparables before you view anything.