Buying property in Dubai in 2026 remains one of the most attractive investments in the Gulf. But how much does a transaction really cost? Contrary to popular belief, acquisition fees in the UAE are perfectly regulated and transparent. Here is the exhaustive guide to costs incurred when buying in Dubai, whether you are a foreign investor or future resident.
Dubai Land Department fees: 4% of purchase price
The Dubai Land Department (DLD) charges mandatory property transfer fees on all real estate transactions. These fees amount to 4% of the sale price for a property on the secondary market (resale). For an apartment at 1,000,000 AED (approximately 245,000 EUR), you will therefore pay 40,000 AED (9,800 EUR) to the DLD. These fees are divided into two parts: the transfer fees themselves (approximately 2%) and the registration tax (2%). The seller and buyer can negotiate who pays what, but custom dictates that the buyer assumes the entirety. On the off-plan market (new projects under construction), DLD fees drop to approximately 0.25% to 0.5% during initial registration of the SPA (Sales and Purchase Agreement), then 4% at final transfer after delivery. Emirates Immo accompanies its clients in precise calculation of these fees from the property search phase.
The DLD also imposes ancillary administrative fees: approximately 580 AED (140 EUR) for trustee fees (escrow account management), 10 AED for knowledge fees, and 5,000 AED security deposit if you buy off-plan (refunded at delivery). Total ancillary DLD fees: approximately 5,600 AED (1,370 EUR). These amounts are fixed and apply to all transactions registered with the Dubai Land Department. To consult official scales and verify fees applicable to your project, visit dubailand.gov.ae.
Real estate agency commission: 2% on secondary, 0% on new
Real estate agency commission in Dubai varies by property type. On the secondary market (resale), the buyer generally pays 2% of the purchase price in agency fees, plus 5% VAT on this commission (0.1% of total price). For a property at 1,500,000 AED (367,500 EUR), the commission will be 30,000 AED (7,350 EUR) + 1,500 AED VAT, totaling 31,500 AED (7,718 EUR). Some agencies charge up to 2.5%, but the standard remains 2%.
On the off-plan market (new projects), the agency commission is paid by the developer, not by the buyer. You buy at the same price as if you went directly to the developer, but you benefit from complete expert agency support. Emirates Immo is remunerated directly by partner developers (Arada, Binghatti, Meraas, Reef, Emaar, DAMAC) and offers complete support service at no extra cost to the buyer: property selection, negotiation, administrative management, construction monitoring, key handover. This is one of the major advantages of buying new in Dubai. To discover our exclusive off-plan projects, register on our investment platform.
Warning: if you buy without an agency on the secondary market, you will not pay agency commission, but you must manage all administrative procedures, property verification, negotiation and legal risk alone. For a foreign investor, support from a RERA-certified agency like Emirates Immo is highly recommended.
Notary and lawyer fees: 5,000 to 15,000 AED
Dubai does not have a French-style notarial system. Real estate transactions are registered directly with the Dubai Land Department. However, it is strongly recommended to hire an independent lawyer or legal advisor to verify the sales contract, service charges, property condition, absence of disputes and validity of property title. Fees for a real estate lawyer in Dubai vary between 5,000 and 15,000 AED (1,225 to 3,675 EUR) depending on case complexity.
For an off-plan purchase, the lawyer verifies the SPA contract, delayed delivery clauses, penalties, payment plan and RERA registration of the project. For a secondary property, they check the property title, unpaid charges, transaction history and technical condition of the property (inspection report recommended, cost: 1,000 to 2,000 AED). Our team at Emirates Immo works with a network of trusted French and English-speaking lawyers and can direct you to the right legal partner according to your profile.
Some buyers choose not to hire a lawyer to save these fees. This is a risk: a poorly read contract can cost you much more in the long term. For a non-resident investor, this expense item is a security investment.
Mortgage and banking fees: 1% to 3% of loan
If you finance your purchase with a mortgage, UAE banks charge loan processing and property valuation fees. Bank processing fees represent approximately 1% of the loan amount, with a minimum of 2,500 to 5,000 AED depending on the institution. For a loan of 1,000,000 AED, count 10,000 AED in opening fees.
Banks also require an independent property valuation by an approved expert, charged between 2,500 and 3,500 AED (610 to 858 EUR). This expertise guarantees that the property is worth at least the loan amount. Add to this the mortgage registration fees with the DLD: approximately 0.25% of the loan amount + 290 AED administrative fees. For a loan of 1,000,000 AED, this represents 2,500 AED + 290 AED = 2,790 AED.
Finally, some banks impose life insurance or unemployment insurance linked to the loan, whose cost varies according to age and borrower profile (approximately 0.5% to 1% of loan amount per year). Total mortgage fees for a 1,000,000 AED loan: between 15,000 and 30,000 AED (3,675 to 7,350 EUR) in the first year.
Loan conditions in Dubai in 2026: banks lend up to 75% for UAE residents and 50% for non-residents, over periods of 15 to 25 years. Current interest rates: approximately 4.5% to 6.5% depending on profile. To compare banking offers and optimize your financing, our team connects you with the best banks on the market.
Service charges and annual fees
Service charges are not an acquisition fee, but a recurring cost to anticipate from the first year. In Dubai, charges vary enormously by neighborhood and standing: from 8 AED/sqft/year (Jumeirah Village Circle) to 25 AED/sqft/year (Downtown, Dubai Marina). For a 1,000 sqft (93 sqm) apartment in JVC, count 8,000 AED/year (1,960 EUR). For the same apartment in Downtown, 25,000 AED/year (6,125 EUR).
These charges cover: maintenance of common areas, pool, gym, security, elevators, gardens, parking. They are payable annually or quarterly depending on residences. Some off-plan developers offer free service charges for 1 to 3 years after delivery (check SPA contract). To compare charges by neighborhood and project, consult our new projects catalog.
To these charges add electricity and water bills (DEWA in Dubai, SEWA in Sharjah), whose initial deposit varies between 2,000 and 4,000 AED depending on surface area. Consumption costs depend on usage: approximately 500 to 1,500 AED/month for an occupied 2-bedroom apartment.
Other ancillary fees to anticipate
Several small fees may be added during acquisition:
- Technical inspection fees (snagging report) for a new or used property: 1,000 to 2,500 AED. This report identifies construction or wear defects before signing.
- Document translation fees if you do not speak English: approximately 500 to 1,500 AED depending on volume.
- Utility transfer fees (DEWA/SEWA): approximately 150 AED.
- Home insurance fees (not mandatory but recommended): 500 to 2,000 AED/year depending on property value and coverage.
- Property management fees if you entrust the property to an agency for rental: 5% to 10% of annual rent. Our short-term rental management partners offer optimized solutions to maximize your Airbnb returns.
For a remote purchase from France or another country, add travel costs (tickets, hotel) if you wish to visit the property before buying. Emirates Immo organizes detailed video visits to limit travel, but we always recommend at least one physical visit before signing.
Fee summary table for a 1,000,000 AED property (245,000 EUR)
| Fee item | Amount AED | Amount EUR | Observations |
|---|---|---|---|
| DLD fees 4% | 40,000 | 9,800 | Mandatory (secondary) |
| Ancillary DLD fees | 5,600 | 1,370 | Trustee, knowledge, deposit |
| Agency commission 2% | 30,000 | 7,350 | Secondary only |
| VAT on commission | 1,500 | 368 | 5% of commission |
| Lawyer / advisor | 10,000 | 2,450 | Strongly recommended |
| Technical inspection | 2,000 | 490 | Optional but useful |
| Total acquisition fees | 89,100 | 21,828 | 8.9% of price |
For an off-plan purchase, DLD fees are reduced (0.25% to 0.5% at SPA, 4% at delivery) and agency commission is zero. Total fees: approximately 3% to 5% of price at initial registration, then 4% at delivery.
Taxation and taxes: 0% for UAE resident individuals
One of Dubai's major advantages: 0% tax on rental income and 0% tax on capital gains for individuals who are tax residents of the United Arab Emirates. If you hold a Golden Visa (investment of 2,000,000 AED or more, approximately 490,000 EUR) or UAE residence visa, your real estate income is not taxed locally.
Warning: if you remain a French tax resident, you are taxable in France on your worldwide income, even if the property is in Dubai. The France-UAE tax treaty provides that property income is taxable in the country of tax residence of the owner. International tax expert advice is recommended to optimize your situation. For non-French UAE tax residents, no tax declaration is required on real estate income.
There is no annual property tax in Dubai. The only recurring costs are service charges and utilities. This is one of the rare markets in the world where real estate investment generates local tax-free net returns for residents.
Why Emirates Immo to calculate and optimize your fees?
Navigating acquisition fees in Dubai requires precise knowledge of DLD regulations, banking practices and pitfalls to avoid. We accompany each client in exact calculation of their total budget, even before the first visit. Our service includes:
- Detailed simulation of acquisition fees by property type (new or secondary)
- Connection with French-speaking partner lawyers and banks
- Negotiation of legal and banking fees
- Verification of service charges and hidden costs
- Complete administrative support until title transfer
For an off-plan purchase with our partner developers (Arada, Binghatti, Meraas, Reef), you save agency commission while benefiting from our expertise. For a secondary purchase, we negotiate the best conditions and verify every line of the contract. Get our exclusive investment opportunities and a personalized calculation of your fees.
Conclusion: realistic budget and total transparency
Buying property in Dubai in 2026 involves clear and predictable fees. On the secondary market, count approximately 9% to 10% of the purchase price in total fees (DLD 4%, agency 2%, lawyer, inspection, ancillary fees). On new off-plan, fees drop to 3% to 5% during initial registration, then 4% at delivery, without agency commission.
Cost transparency is one of the major assets of the Emirati market: no hidden fees, no surprise taxes, no mandatory notary. With expert support, you secure your investment and optimize every dirham spent. Our team remains at your disposal for a personalized calculation and A to Z support. Contact us via WhatsApp to start your project with complete peace of mind.
Frequently asked questions
What are the mandatory fees to buy property in Dubai in 2026?
Mandatory fees include 4% Dubai Land Department fees on the purchase price (secondary market), approximately 5,600 AED in DLD administrative fees (trustee, knowledge fee, deposit), and possibly 2% agency commission (secondary only, 0% on new off-plan). Minimum total: approximately 4.5% to 10% of price depending on property type.
Is agency commission paid by the buyer in Dubai?
On the secondary market, yes: the buyer generally pays 2% agency commission plus 5% VAT on this commission. On the off-plan market (new), the commission is paid by the developer, not by the buyer. You buy at the same price with expert support at no extra cost.
Do you need a lawyer to buy property in Dubai?
It is not mandatory, but strongly recommended, especially for a foreign investor. A lawyer verifies the sales contract, property title, unpaid charges and absence of disputes. Cost: 5,000 to 15,000 AED. Dubai does not have a mandatory notarial system, but legal advice secures your transaction.
What are the mortgage fees for a property loan in Dubai?
Mortgage fees include approximately 1% of loan amount in bank processing fees, 2,500 to 3,500 AED for property valuation, 0.25% of loan in DLD mortgage registration fees, and possibly life insurance (0.5% to 1% per year). Total: 15,000 to 30,000 AED for a 1,000,000 AED loan.
Are there taxes on rental income in Dubai?
No, there is no tax on rental income or real estate capital gains for tax residents of the United Arab Emirates. No annual property tax either. The only recurring costs are service charges and electricity/water bills. For French tax residents, taxation remains due in France.
How much do service charges cost in Dubai?
Service charges vary from 8 AED/sqft/year (Jumeirah Village Circle) to 25 AED/sqft/year (Downtown, Dubai Marina). For a 1,000 sqft apartment, count 8,000 to 25,000 AED/year depending on neighborhood. These charges cover maintenance, pool, gym, security, elevators. Some developers offer 1 to 3 years of free charges on new properties.
What are the total fees for a 1,000,000 AED purchase in Dubai?
On the secondary market: approximately 89,100 AED (21,828 EUR), or 8.9% of price (DLD 4%, agency 2%, lawyer 10,000 AED, ancillary fees 5,600 AED, inspection 2,000 AED). On new off-plan: approximately 30,000 to 50,000 AED at initial registration (3% to 5%), then 40,000 AED at delivery, without agency commission.
