Dubai Property Purchase Cost Calculator
The headline price is never the real price. See every fee on top — and the exact cash you need on transfer day, because none of it can go on the mortgage.
Based on the DLD and trustee fee schedules current in 2026. Fixed charges vary between trustee offices and are revised periodically, and the figures above are estimates — not a quotation. Confirm the exact amounts with the Dubai Land Department or your trustee office before committing. This is general guidance, not financial or legal advice.
The fee nobody warns you about
Most buyers budget the deposit and stop there. The problem is that none of the transaction costs can be financed — banks will not lend against them. The DLD fee, the agency commission, the trustee charges and the admin fees all have to be paid in cash, on the day, on top of your down payment.
On an AED 2,000,000 purchase with a 20% deposit, that means roughly AED 400,000 of deposit plus around AED 140,000 in fees. Turning up with only the deposit is how transfers collapse.
Where the money actually goes
| Cost | Amount |
|---|---|
| DLD transfer fee | 4% of price (0.125% between close family) |
| Agency commission | 2% + 5% VAT (resale only) |
| Trustee office fee | AED 4,200 + VAT (AED 2,100 under 500k) |
| DLD admin, title deed, map | roughly AED 1,000 |
| Mortgage registration | 0.25% of the loan + AED 290 |
| Bank arrangement fee | 0.5–1% of the loan |
| Valuation | AED 2,500–3,500 |
| Developer NOC | AED 500–5,000 (resale only) |
All in, expect 6% to 8% of the price for a cash purchase, and a further 0.5% to 1% once a mortgage is involved.
Off-plan costs less in fees — but not for free
Buying off-plan from the developer removes several charges: there is no previous owner, so no NOC; registration goes through Oqood rather than a trustee office; the DLD admin fee drops; and the developer normally pays the agency commission rather than you.
The 4% DLD fee still applies, though. And the savings come with the risks of buying something that does not yet exist — delivery delays, specification changes, and a developer you are trusting for years. Cheaper fees are not the same as a cheaper decision.
Frequently Asked Questions
How much are the fees when buying property in Dubai?
Budget roughly 6% to 8% of the purchase price on top of the price itself for a cash purchase, and a little more with a mortgage. The 4% Dubai Land Department transfer fee is the largest single item, followed by agency commission at around 2% plus VAT on resale purchases, then trustee office charges, title deed and admin fees. On an AED 2,000,000 property that is commonly AED 130,000 to 180,000 in costs.
Who actually pays the 4% DLD transfer fee?
Legally the split is a matter for the sale contract, and historically it was described as 2% from the buyer and 2% from the seller. In current Dubai market practice the buyer pays the full 4%, and standard MOU templates are written that way. It is negotiable in principle, and some developers absorb part of it as an incentive, so always check what your contract actually says before signing.
Can I add the fees to my mortgage?
No, and this catches people out badly. Upfront transaction costs cannot be financed by the bank, so the DLD fee, agency commission and admin charges must all be paid in cash, on top of your down payment. That means the real cash you need on transfer day is your deposit plus roughly 7% of the price, not just the deposit.
Is buying off-plan cheaper on fees?
Slightly. The 4% transfer fee still applies, but off-plan purchases are registered through Oqood rather than a trustee office, so the trustee fee falls away and the DLD admin charge is far lower. There is also no developer NOC to pay for, because there is no previous owner, and the developer usually pays the agency commission rather than you. The trade-off is the risks that come with buying something not yet built.
What is the NOC fee and why does the seller pay it?
The No Objection Certificate is the developer confirming that service charges are settled and they have no objection to the transfer. Without it the trustee office cannot complete the sale. It typically costs between AED 500 and AED 5,000 depending on the developer, and is normally paid by the seller. Ask for proof it has been obtained before your transfer date, because a delayed NOC is the most common reason transfers slip.
Are there reduced fees for transferring property to a family member?
Yes. Transfers between first-degree relatives, such as parent to child or between spouses, attract a much lower DLD rate of 0.125% instead of the standard 4%. The transfer must still be registered properly and the relationship evidenced. This calculator has an option for it, but confirm your eligibility with the DLD, since the rules on which relationships qualify are specific.
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