How Much It Costs to Buy an Apartment in Dubai in 2026: Every Fee

When people ask me about apartments in Dubai, the first thing they see is the price in the listing. The first thing that surprises them at the deal is the sum on top. In this post I’ve put together every cost of buying a ready apartment: what goes to the government, what goes to the agent, what goes to the bank and what you pay every year afterwards. At the end there’s a worked example for an apartment at 1.5 million dirhams.

The amounts below are current as of October 2026. Fees change, so check them on the Dubai Land Department (DLD) website and with your agent before any deal.

The main item: the 4% DLD fee

Every property transaction in Dubai is registered with the Dubai Land Department. The sale registration fee is 4% of the price. DLD’s service description splits it into 2% for the seller and 2% for the buyer. But in the market, as Property Finder observes, the buyer more often pays the full 4%. How you split the fee with the seller needs to be agreed in advance and written into the contract.

For a 1,500,000 AED apartment that’s 60,000 AED. It’s the biggest one-off item after the price itself, and it can’t be added to the mortgage: you pay it from your own money.

Trustee centre fees and documents

The deal is processed at Real Estate Registration Trustee centres, DLD’s service partners. According to DLD as of October 2026:

• service partner fee: 4,000 AED plus VAT if the price is 500,000 AED or more, and 2,000 AED plus VAT if it’s lower;
• title deed issue: 250 AED;
• apartment or villa plan: 250 AED;
• “knowledge” and “innovation” fees: 10 AED each.

The deal requires the Emirates ID of the seller and buyer (a non-resident can present a passport) and an electronic NOC from the developer if the apartment is in a freehold area. Once the fees are paid, the result arrives by email.

Agent’s commission

The commission isn’t a government fee but an agreement with the agency. It’s usually 2% of the price plus 5% VAT on the commission, according to Property Finder as of July 2026. For a 1.5 million AED apartment that’s 30,000 AED plus 1,500 AED VAT.

Work with an agent who holds a RERA licence, and ask to see the number. It’s best to fix the commission in writing before you start viewing properties.

A ready apartment gives you the keys straight away, but all the transaction costs land on a single day. Photo: nenadstojkovicart, CC BY 2.0, Flickr

The developer’s NOC

An NOC is the developer’s electronic certificate stating that it has no objection to the sale. It’s requested through the Dubai REST app, and without it DLD won’t process a resale in a freehold area. According to Property Finder it costs 500 to 5,000 AED plus VAT, depending on the developer. Agree with the seller who pays for it and write that into the contract.

If you buy with a mortgage

The UAE Central Bank caps the loan-to-value ratio (LTV). For foreigners, according to Khaleej Times’ breakdown of 30 August 2026:

• first home up to 5 million AED: loan up to 80%, down payment from 20%;
• first home above 5 million AED: up to 70%;
• second home or investment property: up to 60%;
• property under construction (off-plan): up to 50%.

The down payment must come from your own funds. You can’t take a personal loan to cover it. A bank may also set stricter terms than the regulator’s limit.

Mortgage costs on top:

• mortgage registration with DLD: 0.25% of the loan amount plus small document fees;
• bank valuation of the apartment: usually 2,500–3,500 AED, according to Property Finder;
• bank arrangement fee and insurance: every bank has its own, so ask for the full list in advance.

If you sell an apartment that’s still mortgaged, there are fees for releasing the mortgage. Under DLD’s tariffs, for example, the mortgage release procedure costs 1,290 AED.

Costs after you buy

Service charges. The owner pays them; this is the money for running the building: security, cleaning, the pool, the lifts. For each project DLD publishes an approved rate in the Service Charge Index. The rate is multiplied by the apartment’s area. You can calculate it on the DLD website or in the Dubai REST app: choose the project, the usage type and the year. Look at the index before you buy: two similar buildings can have very different charges.

Utilities. If you live there yourself, you open a DEWA account for electricity and water. If you rent it out, the bill is usually the tenant’s. According to the DLD FAQ, the tenant also pays the 5% municipality fee on annual rent through the DEWA bill. If the building has central cooling without a separate meter, there may be a separate bill for air conditioning.

Renovation and furniture. A ready apartment on the resale market often needs at least a cosmetic refresh. Budget for it separately from the transaction costs.

Example: an apartment at 1,500,000 AED

Say you’re buying a ready apartment from an owner for 1.5 million dirhams and paying the whole DLD fee yourself.

Without a mortgage:

• DLD fee 4%: 60,000 AED;
• trustee centre: 4,000 AED + VAT = 4,200 AED;
• title deed, plan and fees: about 520 AED;
• agent’s commission 2% + VAT: 31,500 AED;
• total about 96,220 AED, or 6.4% on top, plus the NOC if you pay it.

With an 80% mortgage (a 1,200,000 AED loan):

• everything above: 96,220 AED;
• mortgage registration 0.25%: 3,000 AED plus fees;
• valuation: about 3,000 AED;
• total about 102,000–103,000 AED, or almost 7%, plus the bank’s fee;
• and the 300,000 AED down payment. You need about 400,000 AED of your own money for the deal.

Property Finder put all one-off costs at 7–10% of the price as of July 2026. My calculation lands at the lower end because it leaves out the bank’s fee, the NOC and renovation.

How not to overpay

1. Ask the agent for a full cost breakdown before you pay a deposit, line by line, with VAT.
2. Check the Service Charge Index for the project before you fall in love with the view.
3. Write into the contract who pays the 4% DLD fee, the NOC and the commission.
4. Get mortgage pre-approval before you start looking: then you know your real budget.
5. See the area at different times of day. Traffic, noise and the drive to school or the office are things a listing doesn’t show.

If you’re still choosing between buying and renting, read my breakdown of rent or buy in Dubai. If you’re looking at new developments, see how to buy off-plan. And for areas to live in, see the best areas to live in Dubai.

How I can help

I’m not a real estate agent and I don’t handle transactions. But I’ve lived in the UAE for more than 15 years, and in one day I can show you areas and projects in person: what they’re like in the morning and in the evening, where the traffic is, where the sea is, where the schools are. I’ll pick you up from your hotel, we’ll drive through the areas you’re interested in, and afterwards I’ll introduce you to agents I trust.

If you’d like to see the whole city first, start with my Arabian Dream city tour: in a day you’ll understand where the Marina, Downtown and the Palm are.

This isn’t legal or investment advice: rules and prices change, so check them before any transaction.

Checked on 11 October 2026. Sources: Dubai Land Department (sale and mortgage registration tariffs, FAQ), Khaleej Times on UAE Central Bank mortgage rules, Property Finder on market costs.