Understanding how these charges are set helps owners, buyers and banks plan transactions accurately, and EGSH supports clients in navigating these procedures with developers and land departments across the UAE.
Many UAE properties are in master communities or projects, where the developer’s written “no objection” is required before the Land Department registers a sale, mortgage, mortgage release, or certain alterations. This article focuses on those developer NOC fees, which in practice commonly fall within a band of around AED 500–5,000 per NOC, separate from any government registration charges.
The following sections explain what a developer NOC is, who sets the property developer NOC fees, why the amounts vary, how to check the exact NOC fee for your property, and what questions owners and buyers should raise before committing to a transaction.
What Is a Developer NOC in UAE Real Estate?
In UAE real estate, a developer NOC (No-Objection Certificate) is a document issued by the master developer or project developer confirming that it has no objection to a specific action relating to a unit or plot. Typical examples include a developer NOC for property transfer, a mortgage registration or release, a gift transfer, or permission for alterations and fit-out works that affect the building or community.
This document is distinct from government fees and approvals. Land departments, such as Dubai Land Department (DLD), register changes in ownership and mortgages and charge their own transfer and registration fees, which are published on official portals. Where a property forms part of a master community, DLD and other emirate-level authorities often require a valid NOC from the relevant developer as a supporting document before they process the transaction.
The developer NOC confirms that internal conditions have been met, such as settlement of service charges, completion of contractual obligations under the sale and purchase agreement (SPA), and, in some cases, clearance of developer-linked payment plans. The associated developer NOC fee is intended to cover the cost of issuing this confirmation and performing the checks that underpin it.
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Who Sets Developer NOC Fees and How Are They Regulated?
Developer NOC fees are not set by DLD, RERA or other land departments. They are set individually by each master developer or project developer under its own fee schedule, community rules and internal policies. In many communities, the applicable charges or fee caps are attached as schedules to the SPA or published in community rules and circulars issued by the developer or owners’ association manager.
Government real estate authorities regulate developers and service charges at a high level, but they do not usually prescribe exact NOC fees for property transfer or mortgage-related NOCs. Official land department fees for transfer, registration and mortgage services are published separately on government portals, and must be paid in addition to any developer NOC fee.
In practice, developers set minimum and maximum real estate NOC fees, typically ranging from AED 500 to AED 5,000 per transaction type. Confirm the exact fee for your unit and transaction with the developer’s customer service or community office, and consult the land department for government fees.
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Why Developer NOC Fees Range Between AED 500 and AED 5,000
Developers design NOC fees to recover administrative, legal, technical and customer service costs associated with each request. Straightforward resale NOCs for standard apartments tend to fall at the lower end of the AED 500–5,000 band, while complex, high-value or urgent cases can sit towards the top.
The table below summarises key factors that influence master developer NOC fees. The amounts are illustrative only and do not represent any specific project or developer.
| Factor | Typical Effect on Fee (Illustrative Only) |
|---|---|
| Transaction type | Simple resale nearer AED 500–1,500; corporate restructurings higher |
| Property type and size | Apartments usually lower; large villas, townhouses, full floors higher |
| Property value | Higher-value units or plots may be charged at the upper end of the band |
| Off-plan vs completed | Off-plan NOCs may attract higher or additional fees |
| Scope of checks and clearances | Bundled service-charge, utilities and compliance checks push fees upward |
| Service level / urgency | Expedited or same-day NOCs cost more than standard timelines |
| Technical inspections / alterations | Engineering review and site inspections increase fees |
| Copies and re-issuance | Multiple originals or reissued NOCs may add to the base fee |
Transaction Type and Complexity
The nature of the transaction is one of the most significant drivers of the developer NOC fee. A straightforward NOC from the developer for the sale of a completed apartment, where all dues are paid, and no financing is involved, usually requires standard checks and coordination, so it tends to be priced at the lower end of the range.
By contrast, NOC fees for property transfer involving mortgage registration, mortgage release, intra-family gift transfers or corporate ownership and shareholder changes often require additional review. Developers may need to coordinate with banks, verify settlement of post-dated cheques, review corporate documents and align with land department procedures, all of which justify higher fees within the AED 500–5,000 band.
Property Type, Size and Value
Property type and size also influence developer NOC fees in Dubai and other emirates. Smaller residential units in multi-unit buildings, such as studios and standard apartments, usually incur lower NOC charges because they are of lower individual value and often follow well-established, standardised processes.
Larger villas, townhouses, penthouses, full floors or land plots may attract higher property transfer NOC Dubai fees. These properties are typically more valuable, may require more detailed documentation, and are sometimes subject to additional community-specific conditions, so developers often apply tiered fees based on unit category or value bands.
Off-Plan vs Completed Properties
For off-plan or under-construction units, off-plan developer NOC charges can be higher or more complex than for completed properties. Before issuing an NOC, developers may need to verify the buyer’s payment plan status, construction milestones, any variation orders, and compliance with project-specific conditions set out in the SPA.
Where the buyer is selling an off-plan unit before handover, the NOC process may also include checks on assignment conditions, penalties, and the new buyer’s eligibility under the original SPA. These additional verifications increase the internal work required, and the NOC fee is often structured to reflect this.
Scope of Checks and Bundled Services
Developer NOC fees often reflect the scope of checks bundled into a single service. Under typical developer policies, an NOC will only be issued once all service charges are paid, there are no outstanding violations or fines, and any developer-linked financing or instalment plans are properly settled or confirmed.
In some communities, master developer NOC fees also cover clearances from sub-developers, confirmation that design guidelines have been followed for previous modifications, and coordination with utility providers. When several clearances and confirmations are combined into a single process, the NOC fee is more likely to fall in the mid-to-upper part of the AED 500–5,000 range.
Service Levels and Processing Time
Many developers offer different service levels for issuing a no-objection certificate for property transactions. Standard processing might take several working days, while urgent or same-day NOC services are charged at a premium because they require priority handling, additional staffing and fast coordination with internal departments.
Developer administrative fees for NOC requests therefore vary not only by transaction type but also by the requested timeline. Applicants who need urgent completion should anticipate higher charges and confirm both the fee and the realistic processing time in advance.
Technical Inspections, Alterations and Engineering Review
Where an NOC relates to alterations, modifications, or technical works, the fee may include engineering assessments and inspections. Examples include structural changes within villas or townhouses, the installation of swimming pools, significant mechanical, electrical, and plumbing (MEP) modifications, or commercial fit-outs in retail and office units.
In these cases, technical inspection fees for NOC issuance may cover site visits by the developer’s engineers or external consultants, review of drawings, and verification that works meet community design guidelines. This additional professional input explains why NOCs for alterations or completion certificates can cost more than those for simple resales.
Community-Level Policies, Caps and Market Practice
Community-level rules and market practice also shape real estate NOC fees in the UAE. Some developers and master communities publish minimum and maximum NOC charges or fee caps in their community rules or SPA schedules, which often result in a defined band, such as AED 500–5,000, for different categories of requests.
At the same time, developers operate in a competitive market. Some choose lower NOC fees to keep transaction costs attractive for buyers and sellers, while others maintain higher fees aligned with their perceived brand, service model and the complexity of their documentation requirements. NOC fees may be revised periodically to reflect inflation, operational costs or changes in internal corporate policies.
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How To Check and Plan for Your Developer NOC Fee
Owners and buyers should not rely on rough estimates when budgeting for NOC fees for property transfer. The first step is to review the SPA, community rules and any fee schedules or circulars issued by the developer or community manager, as these documents sometimes specify NOC fee ranges, caps or conditions for different transaction types.
Next, contact the developer’s customer service centre or community management office in writing to request confirmation of the exact NOC fee for your specific unit and transaction. Clarify whether the quoted figure includes VAT, whether there are separate charges for mortgage-related NOCs, and whether additional costs apply for multiple originals, extra copies or re-issuance of lost or expired NOCs.
In parallel, check the land department’s official website or smart services (for example, DLD in Dubai or the competent authority in other emirates) for the current schedule of government transfer, registration and mortgage fees.
Build all confirmed amounts into your transaction budget alongside agency commissions, valuation costs and bank fees, and allow some margin in case the developer’s schedule has been updated. Through EGSH, applicants can receive structured guidance on the sequence of government and developer steps, ensuring fees and timelines are understood at the outset.
FAQ: Developer NOC Fees in the UAE
Why Do Developer NOC Fees Range from AED 500 to 5,000?
Developer NOC fees fall within this band because each developer structures charges to recover administrative, legal, technical, and community management costs for different types of requests. Simple apartment resales with no financing or breaches usually attract lower fees, while high-value properties, off-plan transfers, mortgage-related NOCs and urgent processing often require extra checks and coordination, pushing the amount towards the upper end of the range.
Who Decides Developer NOC Fees in Dubai, and Are They Regulated?
Each master or project developer sets its own NOC fee schedule under its internal policies, SPA terms and community rules, rather than DLD or RERA fixing a specific amount. Real estate regulators oversee overall developer conduct and community management, and DLD publishes only its own government registration fees, so owners must check the contractual documents and written confirmations from their developer for the applicable NOC charges.
What Is Included in a Developer NOC Fee for Property Sale in Dubai?
A typical NOC fee for a property sale in Dubai covers the review of ownership records, service charge clearance, checks for violations or unpaid penalties, and the preparation and issuance of the NOC document for use at DLD. In more complex cases, it can also include coordination with banks, verification of payment plans, technical or design compliance checks and, where necessary, multiple originals or official copies.
Do I Pay an NOC Fee for Mortgage Registration or Only for Sale?
Many developers charge a separate NOC fee for mortgage registration or for mortgage release, in addition to NOCs for sales or transfers, because each request triggers its own internal verification process. Whether these services are bundled or individually priced depends on the developer’s policies, so the bank, owner and broker should confirm in advance which NOCs are required and what fees apply to each.
Are Developer NOC Fees Refundable if the Sale Does Not Complete?
Under typical policies, NOC fees are non-refundable once processing has started, as the developer will have already carried out checks and issued internal clearances, even if the transfer does not proceed. Any refund or reuse of the NOC is governed by the SPA, community rules and specific developer terms, so parties should obtain written clarification before applying, especially where there is a risk that the deal might not close.
Who Normally Pays the NOC Fees for Property Transfer, Buyer or Seller?
Market practice varies, but in many Dubai transactions, the seller pays the NOC fee because the developer is confirming that the seller’s obligations have been met before transfer. However, parties are free to allocate the cost differently in the sale contract, so the SPA or memorandum of understanding should clearly state who will bear the NOC fees and any related charges.
Can a Developer Refuse to Issue an NOC If There Are Unpaid Service Charges?
Yes, developers and community managers commonly link RERA NOC requirements to the full settlement of service charges and to the resolution of any documented breaches or violations. If amounts are outstanding, the developer can legitimately withhold the NOC until payment or an agreed settlement is recorded, which in practice blocks the transfer or mortgage registration at the land department.
What Can I Do If I Believe the NOC Fee Is Inconsistent with My SPA?
If the quoted fee appears to exceed any NOC fee caps in the community rules or to contradict the SPA schedule, first request a written breakdown and the policy basis from the developer. If the matter remains unresolved, owners may seek independent legal advice or, in Dubai, consider raising the issue through DLD or RERA’s complaint channels, or through the dispute resolution mechanisms set out in their contracts.
Explained by
Omar Al Qasem
Government Services Consultant at EGSH
Omar Al Qasem has extensive experience in legal consulting and government services in Dubai, including the management of one of the emirate’s major government service centres. He has worked across key roles in government relations, operations, and strategic service delivery, building strong professional connections with multiple Dubai authorities and leading entities.
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.
