The list price of a Dubai property is the starting number, not the total. Beyond the headline price lie DLD fees, broker commission, mortgage fees, Oqood charges, developer admin fees, service charges, and half a dozen smaller line items. This guide itemises every cost, exactly, for 2026.
The most common surprise for first-time Indian buyers of Dubai property is the gap between the quoted price and the total amount they end up paying. Dubai's transaction cost structure is relatively transparent — all fees are defined and regulated — but they are numerous, and they add up faster than most buyers expect. On an AED 2M property, you should plan for approximately AED 2.14M all-in.
This guide lists every fee and cost component for Dubai property purchase in 2026, broken down by transaction type. The goal: you should walk into your purchase with a precise number for your total outlay, no surprises, no last-minute scrambling for another AED 30,000 to cover some fee you had not heard of.
Budget 7% above list price for a typical secondary market purchase, and 5% above list price for an off-plan primary market purchase. These figures cover DLD, broker, developer fees, and transaction admin — but not mortgage costs, Golden Visa, or ongoing service charges, which are separate.
Here is every fee you will encounter on a typical AED 2 million secondary market apartment purchase, in the order you will pay them:
| Fee | Amount |
|---|---|
| Property list price | 2,000,000 |
| DLD transfer fee (4%) | 80,000 |
| DLD admin fee (fixed) | 580 |
| Title deed issuance (fixed) | 250 |
| Broker commission (2% + 5% VAT) | 42,000 |
| Trustee office registration fee | 4,000 |
| No Objection Certificate (NOC) from developer | 500 – 5,000 |
| Property valuation (if mortgaged) | 2,500 – 5,000 |
| Total (indicative) | ~2,134,000 |
At current rates, AED 2,134,000 converts to approximately ₹4.89 crore. The headline ₹4.6 crore property is really ₹4.89 crore once all transaction costs are included — a 6% overrun if you only budgeted the list price.
Off-plan purchases from developers have slightly different cost structure. Broker commission is usually waived (developer pays the broker), but developer-side fees appear:
| Fee | Amount |
|---|---|
| Property list price | 2,000,000 |
| DLD transfer fee (4%) | 80,000 |
| DLD admin + title fees | 830 |
| Oqood registration fee | 40,000 (2%) |
| Developer admin fees | 1,000 – 5,000 |
| Total (indicative) | ~2,124,000 |
Oqood is the DLD's pre-title registration system for off-plan properties — it registers your rights to the unit during construction. The Oqood fee (2% of property price) is often paid upfront on booking, with the remaining DLD fees due at handover when final title deed is issued. Total off-plan transaction costs are typically 5-6% versus 7% for secondary market purchases.
If you are funding partially through a UAE mortgage, these fees stack on top of the transaction fees above:
| Fee | Amount |
|---|---|
| Bank processing fee (1% + 5% VAT) | 10,500 (on AED 1M loan) |
| Property valuation fee | 2,500 – 5,000 |
| Mortgage registration with DLD (0.25%) | 2,500 (on AED 1M loan) |
| Mortgage insurance (optional) | 0.3 – 0.5% annually |
| Bank legal fees | 500 – 2,500 |
| Total (indicative, AED 1M loan) | ~16,000 + insurance |
Mortgage costs add roughly 1.5-2% of the loan amount to your transaction total. This is in addition to the higher-interest cost of the mortgage itself over its tenure. Build these into your total cost planning before deciding between cash purchase and mortgage.
The one-time fees above cover your purchase transaction. Once you own the property, ongoing costs begin. These are the annual charges that dilute your net rental yield — factor them in before you commit.
Service charges fund building maintenance, pool/gym upkeep, security, common area cleaning, and shared utilities. Annual charges are calculated per square foot and vary significantly:
Example: a 900 sqft apartment in Downtown with service charges of AED 30/sqft pays AED 27,000 annually. Over 10 years that is AED 270,000 — a meaningful drag on total return. Always request the building's historical service charge trend before buying; rates can rise 3–5% annually.
| Cost | Annual amount |
|---|---|
| Service charges (varies by building) | AED 10,000 – 50,000+ |
| DEWA (electricity & water) — if vacant | AED 2,000 – 4,000 |
| Property management (LTR) | AED 8,000 – 15,000 (1 month rent) |
| Property management (STR) | 5–8% of revenue + cleaning costs |
| Ejari registration renewal | AED 220 |
| Minor repairs & maintenance allowance | AED 5,000 – 15,000 |
| Building insurance (if applicable) | AED 500 – 2,000 |
For an AED 2M property let at AED 105,000/year, typical ongoing costs of AED 25,000–40,000 reduce net yield from 5.25% gross to approximately 3.5-4% net before Indian tax. Always run these numbers before committing to purchase — headline yields advertised by agents rarely include all ongoing costs.
One of Dubai's genuine advantages: there are several cost categories that simply do not exist. Indian buyers used to Indian property costs are often pleasantly surprised:
The combination of zero ongoing taxes and a single upfront 4% transfer fee makes Dubai property carrying cost much lower than equivalent Western markets, and often lower than Indian markets when all municipal and state taxes are included. This is a meaningful structural advantage for long-hold investors.
In Dubai secondary market, the standard is buyer-paid: 2% of sale price plus 5% VAT. This differs from many Western markets where seller pays. For off-plan purchases direct from developer, broker commission is developer-paid (you pay zero commission). Always clarify commission structure upfront — some brokers attempt to charge both sides.
DLD fees are fixed and non-negotiable (4% transfer, fixed admin). Broker commission is standard at 2% but can be negotiated for larger transactions (1.5% sometimes achievable above AED 10M). Developer admin fees and some bank processing fees have some flexibility for HNI buyers. NOC fees are typically fixed by the developer.
Cancellation policies are defined in your SPA. Typical: within 30 days of booking, refund of 90-95% of deposit; after 30 days but before 50% payment, refund less penalty (usually 10-20% of amounts paid); after 50% payment, more complex cancellation process potentially involving DLD intervention. Always read cancellation clauses carefully before committing.
Yes, for certain branded residences and premium Shoreline towers. Bulgari Resort & Residences, One at Palm, and similar ultra-luxury developments can charge AED 50-80 per sqft annually, reflecting extensive amenities (private beaches, concierge, security, multiple pools). For standard Palm Shoreline apartments, service charges are more typically AED 25-40 per sqft — still higher than mainland Dubai averages.
Generally no for residential property. UAE VAT (5%) applies to new commercial property and to services (broker commission, some legal fees), but not to the sale of residential real estate itself. This is a meaningful saving compared to markets where VAT applies to residential transactions. Commercial property and hotel apartments may be subject to 5% VAT — verify for non-standard property types.
For residents, LRS remittance covers both property price and transaction fees as part of the same S0005 code. For NRIs, NRE/NRO transfers handle both. Most fees are paid at the DLD registration appointment from a single settlement account — your Dubai broker typically prepares consolidated settlement statements showing every line item, so you wire one total amount rather than many separate payments.
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