For individual buyers and investors, the main question is not only the purchase price, but also how much the government‑related costs will add to the total. This guide focuses on official components, using figures published by the Dubai Land Department (DLD), the UAE website, and the Dubai Electricity and Water Authority (DEWA) as of 16 December 2025, so that 2026 buyers can plan realistically.
Here you will find who can own property, how the Dubai property registration fee of 4% is calculated, which fixed administrative and trustee fees apply, what changes if the property is mortgaged or sold by heirs or auction, and what to expect for utilities, service charges and optional rental‑related costs. EGSH, as a government-authorised services centre, helps buyers prepare documentation and navigate DLD and DEWA procedures correctly, but all fees should still be confirmed at the time of the transaction.
Who Can Buy in Dubai and What Can They Own?
Foreign nationals, including both non-residents and expatriate residents, may purchase property in Dubai in designated freehold areas approved for non-UAE nationals. In these areas, the primary form of ownership available to foreign buyers is freehold, granting full ownership rights over the property.
Dubai law also recognises usufruct and long-term leasehold rights, which may extend for up to 99 years, and these rights are legally available to non-nationals in designated areas. However, while valid and registrable, they are used far less frequently than freehold ownership and are typically offered only where the specific development, land classification, or contractual structure provides for them, rather than as the default ownership model in most residential freehold projects.
Article 3 of Dubai Regulation No. 3 of 2006 specifies which land plots are classified as freehold for non‑nationals; detailed lists and maps are available from DLD and related Dubai government channels rather than being reproduced in property adverts. Title deeds for all such properties are issued by the Dubai Land Department, and there is no age limit to own property in Dubai, so long as local procedures are followed and guardianship rules are respected where relevant.
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Core Government Fees When You Buy a Property (Standard Sale)
For most buyers, the core cost of buying property in Dubai in 2026, beyond the purchase price, will be the DLD transfer and registration charges. A “standard sale” for these purposes is a completed (ready) property that is not mortgaged at the time of sale and is registered either directly at DLD or through an approved Real Estate Registration Trustee centre.
According to DLD’s “Property Sale Registration” service, the principal charge is a real estate transfer fee of 4% of the sale value, conventionally split equally between buyer and seller unless the parties agree otherwise. Additionally, smaller items include title deed issuance, property map fees, mandatory knowledge and innovation fees, and trustee centre service charges, where applicable.
Dubai Land Department Sale Registration Fee – 4%
DLD charges a property transfer registration fee of 4% of the sale value for a standard property sale transaction. This rate was increased from the earlier 2% level under a DLD circular issued in 2013. DLD does not prescribe how this 4% fee must be allocated between the seller and the buyer; responsibility for payment is a contractual matter to be agreed between the parties and reflected in the sale agreement. In practice, the buyer often pays the full amount unless the contract provides otherwise.
In certain specific procedures, such as sales involving heirs, DLD documentation may illustrate the fee calculation by reference to a 2% / 2% split, but this presentation does not impose a legal obligation on either party to pay a specific portion. The same overall 4% transfer fee applies to auction sales handled through DLD’s eMart platform and to other special transactions, although additional auction-related or supervisory fees may apply and should be budgeted separately.
Fixed DLD Administrative Fees: Title Deeds, Maps, Knowledge and Innovation Fees
Alongside the percentage‑based Dubai real estate transfer fees, buyers should account for smaller fixed administrative charges. Under the “Property Sale Registration” service, DLD charges AED 250 for the issuance of a title deed certificate in a typical transaction, in addition to the 4% transfer fee.
Map fees depend on the type and location of the property: AED 225 for a unified land map under Dubai Municipality jurisdiction, AED 100 for a land map outside Dubai Municipality, and AED 250 for a villa or apartment map. DLD also applies a knowledge fee of AED 10 and an innovation fee of AED 10, and in services where drawings or maps are issued separately, these knowledge and innovation fees are charged per drawing rather than only once per transaction.
Real Estate Registration Trustee Service Partner Fees
Many buyers and sellers complete their transactions at Real Estate Registration Trustee centres, which are private offices authorised by DLD to process registrations. According to the “Property Sale Registration” service, these centres charge additional service partner fees of AED 4,000 plus VAT when the sale value is AED 500,000 or more, and AED 2,000 plus VAT when the sale value is less than AED 500,000.
Real estate registration trustee offices in Dubai may apply a registration fee of AED 4,000 in addition to the standard service fee, meaning that the total amount payable at a given trustee centre can include several components. Similar AED 2,000 / AED 4,000 plus VAT service-partner fee bands also appear in certain special procedures, such as heir sales. Buyers are therefore advised to request an itemised fee breakdown from the selected trustee centre before completion.
Summary of Standard DLD Sale Costs (Government Side Only)
| Cost Item | Payer (Typical) | Basis / Amount (as of 16 Dec 2025) |
|---|---|---|
| DLD sale registration fee | Buyer & seller | 4% of sale value (2% buyer, 2% seller by default) |
| Title deed issuance | Buyer | AED 250 per title deed |
| Property map (villa/apartment) | Usually buyer | AED 250 |
| Land map under Dubai Municipality | Usually buyer | AED 225 |
| Land map outside Dubai Municipality | Usually buyer | AED 100 |
| Knowledge fee | Buyer/seller as billed | AED 10 per transaction/drawing |
| Innovation fee | Buyer/seller as billed | AED 10 per transaction/drawing |
| Real Estate Registration Trustee service partner fee | Buyer/seller as agreed | AED 2,000 + VAT (< AED 500,000 sale value) or AED 4,000 + VAT (≥ AED 500,000) |
All amounts are based on the DLD’s public schedules as of 16 December 2025 and may change; parties should verify the latest figures directly with the DLD or through an EGSH centre property guidance consultation before signing.
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Additional Costs When the Property Is Mortgaged or Off‑Plan
When finance is involved, the cost of buying property in Dubai may include mortgage‑related DLD fees, in addition to the standard 4% transfer fee. According to DLD’s online services, these extra charges arise particularly when a property already has a registered mortgage at the time of sale, or when an off‑plan unit is registered provisionally under Oqood with an initial mortgage.
In both ready and off‑plan cases, DLD generally applies a mortgage registration fee calculated as a percentage of the mortgage value, together with specific registrar charges and mortgage release fees in mortgaged‑sale scenarios. Buyers using bank finance should therefore budget not only bank charges, but also these DLD amounts.
Buying or Selling a Mortgaged Property
DLD’s “Registering the Sale of a Mortgaged Property” service states that a 4% fee of the sale price applies to the sale itself, consistent with the standard transfer fee, but layered with additional charges related to the existing mortgage. Registration fees vary by property price: AED 2,100 for properties priced below AED 500,000 and AED 4,200 for properties priced at or above AED 500,000.
Additional DLD amounts for this service include an AED 1,000 fee, an AED 10 knowledge fee, an AED 10 innovation fee, AED 1,290 for the mortgage release procedure, and AED 315 for the registrar to release the mortgage.
The same pattern of title deed and map fees applies as in a normal sale: AED 250 for title deed issuance, AED 100 for a land map outside Dubai Municipality, AED 225 for a unified land map, AED 250 for a building or apartment map, and AED 10 knowledge plus AED 10 innovation fee for each drawing. If a new mortgage is registered on the same day as the sale, registrar fees are exempt; if the mortgage is registered the next day, DLD indicates that a service partner fee of AED 4,000 plus VAT becomes payable.
Mortgage Registration Fees (0.25% of Mortgage Value) and Off‑Plan Oqood Sales
In DLD services dealing with registering or amending a mortgage on property, including the “Grant property mortgage” service, the mortgage registration fee is generally set at 0.25% of the mortgage value, unless the finance is provided by the Mohammed bin Rashid Housing Establishment, which operates under separate provisions. The 0.25% Dubai mortgage registration fee is charged in addition to the 4% property transfer fee, where applicable, so it should form part of any financed buyer’s budget.
For off‑plan units, DLD’s “sale registration application associated with an initial mortgage” (provisional registration in the Oqood system) sets the seller’s fee at 2% of the sale value and the purchaser’s fee at 2%, along with a mortgage registration fee of 0.25% of the mortgage value.
Developers using self‑registration through Oqood pay an AED 1,000 self‑registration fee, and the schedule also lists AED 250 for the title deed, AED 250 for the unit or villa map, AED 100 or AED 225 for land maps depending on Dubai Municipality jurisdiction, plus AED 10 knowledge and AED 10 innovation fees. Buyers should clarify with the developer, and, if necessary, with DLD, whether these Oqood‑related charges are embedded in the purchase price or collected separately at registration.
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Special Cost Scenarios: Heirs, Auctions and Real Estate Funds
Beyond straightforward private purchases, some transactions have distinct fee structures that can significantly affect the overall cost of buying property in Dubai 2026 for specific buyer profiles. These include sales involving a group of heirs, properties sold at public auction, and acquisitions and disposals by real estate funds or companies formed specifically to own property.
In such cases, the headline 4% transfer fee generally still applies, but additional supervisory fees, flat registration amounts, or fund‑specific percentages are charged in accordance with detailed DLD schedules. Buyers in these categories often engage professional advisors and should confirm the latest rules directly with DLD before committing.
Sales Involving Heirs
For sales involving heirs, DLD’s “Sale procedure (heirs)” confirms that the seller’s fee is 2% of the sale value and the purchaser’s fee is 2%, mirroring the standard 4% total. The procedure lists AED 250 for issuing a certificate of title or title deed, AED 100 for a land map outside Dubai Municipality jurisdiction and AED 225 for a unified land plot map, plus AED 10 knowledge fee and AED 10 innovation fee for each drawing.
Service partner fees at Real Estate Registration Trustee centres remain banded by transaction value: AED 4,000 plus VAT for sale values of at least AED 500,000, and AED 2,000 plus VAT for sale values of less than AED 500,000. Since heir transactions can require succession documentation and court orders as well as the financial fees described here, both heirs and purchasers should verify document and fee requirements in advance with DLD or through EGSH support for property buyers in Dubai.
Property Sold by Auction
When a property is sold at auction, the seller's auction supervisory fee is 1% of the sale price, capped at AED 30,000. For registration itself, the FAQ specifies that the seller pays registration fees of 2% of the sale value, plus knowledge and innovation fees, while the buyer pays registration fees of 2% of the sale value, together with title deed issuance fees, knowledge and innovation fees, and land map fees.
The seller must pay 2% of the final selling price (as part of the total 4% registration fees), an AED 10 knowledge fee and AED 10,000 as auction fees; DLD deducts these from the amount it pays to the seller after the auction. The buyer, at the stage of ownership transfer after booking or auction, must pay the balance of the property price plus their 2% share of the 4% registration fee, AED 250 for unit or villa map issuance (or AED 100 for a land map) plus AED 10 knowledge fee, and AED 250 for title deed issuance plus AED 10 knowledge fee.
Real Estate Funds and Company Ownership Costs
For institutional buyers, DLD’s “Registration of real estate fund companies in the register of privileges” sets out a distinct fee regime. Registering a real estate investment fund in the Real Estate Funds Privilege Register costs AED 10,000, and real estate added to a privileged fund at incorporation attracts a flat fee of AED 50,000 per real estate project. When such a fund purchases any real estate in its own name, DLD collects 2% of the market value; when it sells a property, DLD collects 4% of the market value.
Privileged real estate funds also pay 2% of the market value when registering a usufruct or long‑term lease right and 4% when waiving those rights. Separately, for companies registering with DLD to own property, the “Request to register companies” service lists service partner fees of AED 500 plus VAT for a single‑person establishment, AED 2,000 plus VAT for a limited liability company, AED 4,000 plus VAT for companies with foreign shareholders, and AED 500 plus VAT for amendments such as adding or deleting documents. These amounts are particularly relevant to buyers who intend to hold multiple units through a special‑purpose vehicle.
Utilities, Service Charges and Move‑In Costs
Government‑related costs do not end with DLD registration. Once the property is owned, buyers must activate utilities and, in many buildings, pay recurring service charges for the upkeep of common areas. DEWA is responsible for electricity and water, and customers must pay a guarantee amount (security deposit) followed by regular bills through various payment channels.
In addition, owners of units in jointly owned properties, such as most residential towers and communities, pay periodic service fees to cover building management, facilities and shared infrastructure. Dubai Land Department’s recent Tayseer initiative also confirms that these charges are obligatory for owners and that flexible arrangements for overdue amounts are now possible in coordination with management companies.
DEWA Deposits and Activation Fees
The refundable security deposit for electricity and water connections in residential premises currently stands at AED 2,000 for an apartment and AED 4,000 for a villa. For non‑residential premises, the deposit is calculated based on expected consumption rather than a fixed amount. DEWA specifies that for property owners, this security deposit is refundable upon sale of the premises, provided outstanding bills have been settled.
DEWA charges AED 100 for small meters, AED 300 for large meters, and adds AED 10 each for registration, knowledge, and innovation fees. For standard residential cases, total activation fees for electricity and water are approximately AED 130, payable through DEWA’s approved channels.
Thukher and Sanad cardholders, who are eligible UAE nationals, may receive a 50% discount on electricity and water activation and deactivation charges, but only for standard residential units. Villas with high consumption and non-residential properties are excluded. Eligibility is based on DEWA's criteria, and cardholders are assessed for compliance with these requirements.
Jointly Owned Properties and Service Fees (Tayseer)
Dubai Land Department’s Tayseer initiative, launched through the Real Estate Regulatory Agency (RERA) in coordination with joint‑ownership property management companies, reaffirms that owners of units in jointly owned properties incur service fees for building and common area management. These fees typically cover cleaning, security, landscaping, mechanical and electrical maintenance, and reserve funds, and are separate from DEWA utility bills.
Under Tayseer, unit owners with currently overdue service fees can settle their arrears through flexible payment plans, with a minimum term of six months agreed between the owner and the management company. While Tayseer addresses arrears rather than setting fee levels, it highlights that service charges are an ongoing financial obligation, and any buyer assessing the total cost of buying property in Dubai should obtain up‑to‑date service charge estimates from the relevant management company.
Optional Costs if You Rent Out the Property (Ejari Context)
Owners who intend to rent out their property will also incur tenancy registration costs linked to Ejari, Dubai’s tenancy registration system, which is overseen in coordination with DLD. Ejari attestation costs AED 170, and an additional service charge of AED 40 is paid when issuing Ejari through authorised property management companies or typing centres accredited by the DLD.
These Ejari‑related costs are not typically incurred by an owner‑occupier who activates DEWA in their own name without a tenancy; they arise when a tenancy contract is registered so that a tenant can, for example, connect utilities or enforce rights under Dubai’s tenancy framework. Landlords budgeting for rental use should include these amounts among their initial letting costs.
Practical 2026 Buyer Checklist: Budgeting Your Total Outlay
To get a clear view of the total cost of buying property in Dubai in 2026, use a structured checklist that covers all government and quasi‑government elements. Starting with the agreed property price, buyers should add the DLD sale registration fee (normally 4% of the sale value, shared 2% / 2% between buyer and seller unless contractually reallocated), plus fixed DLD administrative costs such as the AED 250 title deed fee, relevant map fees, and knowledge and innovation fees.
Next, buyers should confirm whether their transaction will be completed at a Real Estate Registration Trustee centre and, if so, factor in the AED 2,000 or AED 4,000 + VAT service partner fees, as well as any additional trustee registration charges. Where finance is involved, they need to add any 0.25% mortgage registration fee on the mortgage value, and, for mortgaged‑sale scenarios, the registrar, mortgage release and related fees set out in DLD’s mortgaged‑sale service.
Special situations such as an heir’s sale, an auction purchase, or acquisitions through a real estate fund or company may trigger extra supervisory fees, flat registration charges or fund‑specific 2%/4% market‑value fees. After DLD‑related costs, buyers should budget for DEWA deposits (currently AED 2,000 for apartments and AED 4,000 for villas), activation charges, and ongoing utility bills, as well as service charges for jointly owned properties, with Tayseer instalment options considered only if arrears arise.
Owners who plan to rent out the property should also include Ejari attestation and service fees. EGSH advisors can help purchasers identify exactly which of these cost categories will apply to their case, guide them to the correct DLD and DEWA channels, and ensure that all figures are checked against the latest official schedules at the time of application.
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FAQ
How much are Dubai Land Department fees for buyers in a standard 2026 purchase?
For a straightforward sale, DLD currently charges a total of 4% of the sale value in registration fees, with 2% for the buyer and 2% for the seller, as per the “Property Sale Registration” service. The parties can agree in their sale contract to shift more or less of this burden to either side, but DLD will still collect 4% in total based on the registered price. In addition, the buyer typically pays AED 250 for title deed issuance, relevant map fees, and small knowledge and innovation fees.
What is the total cost of buying a property in Dubai, including DEWA and service charges?
The total cost combines the purchase price, the 4% DLD transfer fee, fixed DLD administrative fees, any Real Estate Registration Trustee charges, and, where applicable, mortgage registration fees. After transfer, owners must pay DEWA security deposits (AED 2,000 for apartments and AED 4,000 for villas as of December 2025), activation charges and ongoing utility bills, plus service charges to the joint‑ownership property management company if the unit is in a shared development. Because service fees vary by building and DEWA tariffs can change, buyers should request up‑to‑date estimates before committing.
How much is the 4% DLD fee in Dubai if the property is mortgaged?
DLD’s “Registering the Sale of a Mortgaged Property” confirms that a 4% fee of the sales value still applies even when the property is mortgaged, so the percentage is the same as for an unencumbered sale. However, additional registrar fees (AED 2,100 or AED 4,200 depending on price), mortgage release charges and knowledge and innovation fees are added, and a separate 0.25% mortgage registration fee may apply to any new mortgage. If the new mortgage is registered on the same day as the sale, certain registrar fees are exempted; otherwise, a service partner fee of AED 4,000 + VAT can be charged.
What are the fees for heirs' sale of property in Dubai?
For a sale where the property is owned by heirs, DLD charges 2% of the sale value from the seller side (the heirs collectively) and 2% from the purchaser, matching the standard 4% structure. The “Sale procedure (heirs)” schedule also lists AED 250 for issuing the title deed, AED 100 or AED 225 for land maps, depending on the Dubai Municipality jurisdiction, and AED 10 knowledge and AED 10 innovation fees per drawing. If the sale is processed through a Real Estate Registration Trustee centre, service partner fees of AED 2,000 + VAT or AED 4,000 + VAT apply, depending on whether the sale value is below or above AED 500,000.
What is the DEWA deposit for a flat in Dubai versus a villa?
The refundable security deposit for a residential apartment is AED 2,000, while for a residential villa it is AED 4,000. These deposits act as guarantees against unpaid bills and are refunded to property owners when the premises are sold, provided all dues have been cleared. Activation charges and ongoing consumption‑based bills are payable separately from these deposits.
What do Dubai property sale registration through trustee offices cost buyers and sellers?
When a transaction is executed through a Real Estate Registration Trustee office, buyers and sellers still pay the standard 4% DLD registration fee on the sale value, plus the usual title deed, map, knowledge, and innovation fees. On top of this, DLD’s “Property Sale Registration” service lists service partner fees at trustee centres of AED 2,000 + VAT when the sale value is below AED 500,000 and AED 4,000 + VAT when it is AED 500,000 or more. The DLD also notes a separate AED 4,000 registration fee at some trustee offices, so parties should obtain a full fee breakdown from the relevant centre in advance.
What does the Dubai mortgage registration fee of 0.25% actually cover?
In DLD’s mortgage‑related services, including the “Grant property mortgage” eService, the 0.25% fee is charged on the mortgage value to register or amend a mortgage against the property in DLD’s records. This amount is distinct from the 4% property transfer fee and is usually payable when a new mortgage is created, or an existing one is adjusted, except where special housing programmes, such as those of the Mohammed bin Rashid Housing Establishment, apply different rules. Buyers using finance should therefore budget this 0.25% charge alongside bank arrangement fees and other closing costs.
Explained by
Muneer Juma Al Balushi
Real Estate Registration Trustee Consultant
Muneer Juma Al Balushi has six years of experience in the real estate registration system of the Dubai Land Department. He specialises in accurate, secure, and legally compliant property registration.
This article is intended to provide general information based on official UAE sources, and does not constitute personalised legal advice. Before acting, applicants should verify the current rules and fees directly with the relevant authority or an authorised service centre.
