Dubai Move-In Cost Calculator
Landlord deposit, agency commission, Ejari, DEWA and the chiller deposit — every one-time cost you need before the keys are in your hand, in one total.
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Estimate only. Landlord deposit and agency commission are market conventions, not fixed by law, and both can vary by negotiation. Ejari and DEWA figures reflect typical 2026 published fees; district cooling deposits vary by provider and building. VAT (5%) is applied to the agency commission and to DEWA's activation/registration fees, not to the refundable deposits.
The deposit and the agency fee are usually the real shock
Most people budget for the first rent cheque and stop there. But the landlord security deposit (5% of annual rent unfurnished, 10% furnished) and the agency commission (5% of annual rent plus 5% VAT on that fee, if you used a broker) together are often larger than every government fee combined. On an AED 90,000 rent, that alone is roughly AED 9,150 — before Ejari or DEWA even enter the picture.
Neither of these is fixed by law. They are market conventions that landlords and agencies apply consistently, but both can sometimes be discussed — particularly on longer leases or when a landlord wants to fill a vacancy quickly.
Ejari, DEWA and chiller: smaller, but not optional
| Item | Typical amount | Refundable? |
|---|---|---|
| Ejari registration | AED 178–220 | No |
| DEWA security deposit | AED 2,000 (apt) / AED 4,000 (villa) | Yes |
| DEWA activation & fees | ~AED 160 (apt) / ~AED 330 (villa) | No |
| District cooling deposit | AED 1,000–3,000+ | Yes |
These four are unavoidable for almost every Dubai tenancy, but they are also the most predictable line items — unlike the negotiable deposit and commission, these rarely move much from the published figures.
What you can and can't negotiate
- Fixed, no room: Ejari registration and DEWA's fees and deposit — these are government/utility charges applied uniformly.
- Sometimes movable: the landlord deposit and the agency commission, especially on a two-year lease, a fast close, or when you're a repeat tenant with the same landlord.
- Also fixed: the district cooling deposit — set by the utility provider (Empower, Emicool or Tabreed), not the landlord.
- Confirm before you sign: your tenancy contract should state the deposit percentage and who arranges Ejari and DEWA — read it before you agree to a verbal figure.
Frequently Asked Questions
What is the very first cash I need before moving into a Dubai rental?
Beyond the first rent cheque, five things typically land at once: the landlord security deposit (5% of annual rent unfurnished, 10% furnished), the agency commission if you used a broker (5% of annual rent plus 5% VAT on that fee), Ejari registration (around AED 178–220), the DEWA security deposit and activation fees (from about AED 2,000 for an apartment), and a district cooling deposit if the building uses Empower, Emicool or Tabreed. None of these are optional extras — they are the normal cost of signing a lease, and together they are usually the biggest surprise for first-time Dubai renters.
Do I always have to pay a real estate agent commission?
Only if you used one to find the property. The market-standard rate is 5% of the annual rent, plus 5% VAT on that commission — so on an AED 80,000 rent that is AED 4,000 plus AED 200 VAT. If you found the landlord directly, through a friend, or via a listing platform without an agent, this cost does not apply. Untick it in the calculator if it does not apply to you.
Is the DEWA security deposit refundable?
Yes. The AED 2,000 (apartment) or AED 4,000 (villa) DEWA security deposit is fully refundable when you close the account and settle your final bill — usually when you move out or leave the UAE. It does not earn interest, and it is separate from the smaller activation and registration fees, which are not refunded since they cover the one-time cost of connecting the supply.
My building uses Empower or Emicool and I don't know the deposit amount. What do I do?
District cooling deposits scale roughly with unit size — from about AED 1,000 for a studio up to AED 3,000 or more for a villa — but the exact figure is set by the provider and sometimes the specific building, and it is not published as one fixed number. Use the calculator's estimate as a planning figure, then confirm the real amount with your landlord, building management, or the cooling provider directly (Empower, Emicool or Tabreed, depending on the area) before you budget the exact cash.
Why does furnished vs unfurnished change my deposit?
The landlord security deposit is meant to cover potential damage, and a furnished unit has far more that can be damaged — furniture, appliances, fittings — than a bare unfurnished one. That is why the market norm roughly doubles, from 5% of annual rent to 10%, for a furnished lease. It is a convention rather than a law, so some landlords vary it; always check what is actually written in your tenancy contract.
Can I negotiate any of these move-in costs?
The government fees — Ejari and DEWA — are fixed and not negotiable. The landlord deposit and the agency commission are market conventions, not legal minimums, so both can sometimes be discussed, particularly on longer leases, multiple-cheque payments, or when a landlord is keen to fill a vacancy quickly. The district cooling deposit is set by the utility provider and is generally not negotiable either.