The sticker price is never the real price. In Dubai, the fees and charges on top of the property cost add up to roughly 7-8% — and almost all of it must be paid in cash, on top of your down payment. Knowing the full number before you start is the difference between a smooth purchase and a nasty shortfall at the finish line.
Here's the complete 2026 cost breakdown for buying property in Dubai.
The full fee breakdown
| Cost | Amount | Paid to |
|---|---|---|
| DLD transfer fee | 4% of price | Dubai Land Department |
| DLD admin fee | ~AED 4,200 | Dubai Land Department |
| Agency commission | 2% + VAT | Real estate agent |
| Trustee / transfer office fee | ~AED 4,000 | Registration trustee |
| Mortgage registration | 0.25% of loan + AED 290 | DLD (if financing) |
| Bank arrangement fee | up to ~1% of loan* | Lender |
| Property valuation | ~AED 3,000 | Lender's valuer |
| Life & property insurance | varies | Insurer / Takaful |
*Bank arrangement and valuation fees are frequently discounted or waived under promotions — see our Bank Updates for current offers.
Worked example — AED 1.5M apartment with a mortgage
- Down payment (20%): AED 300,000
- DLD transfer (4%): AED 60,000
- Agency (2% + VAT): AED 31,500
- Mortgage registration (0.25% of AED 1.2M): AED 3,000
- DLD admin + trustee: ~AED 8,200
- Valuation: ~AED 3,000
- Bank fee (if ~1%, often less): up to ~AED 12,000
Total cash needed: roughly AED 410,000-420,000 — about AED 300k deposit plus AED 110k-120k in fees.
The costs you can't finance
Important: DLD and agency fees must be paid in cash — they cannot be rolled into the mortgage. Only the property itself is financed, up to your loan-to-value cap. Budget the full 7-8% in liquid funds.
How to reduce your costs
- Time your mortgage to a fee-waiver promotion (arrangement + valuation fees are the most commonly discounted).
- Compare banks — arrangement fees vary widely; a broker finds the lowest all-in cost, not just the lowest rate.
- Negotiate agency commission on higher-value deals.
The bottom line
Plan for 7-8% on top of the price, almost all in cash. The single biggest lever is choosing the right lender and timing — fee waivers and lower arrangement charges can save you tens of thousands. Mortgease itemises every cost in your pre-approval so there are no surprises, and times your application to the best available offer.
