Housing · Relocate2UAE guide library
Renting and buying in Dubai and Abu Dhabi
This is the complete guide to renting and buying property in the UAE in 2026, covering Dubai and Abu Dhabi. It helps you make three decisions: whether to rent or buy, how much cash you actually need on day one, and how to protect yourself once you have signed. Every rule is checked against the government body that sets it. Every price comes from a named market source with a date on it.
Why renting first is usually the better information play for a new arrival.
What you actually pay before you get the keys, emirate by emirate.
Rent increases, eviction, deposits and how to file a dispute.
Quick answer
Short, factual answers to the questions people ask most about renting and buying property in Dubai and Abu Dhabi.
Renting is cheaper upfront. Buying in Dubai costs about 7–8% of the purchase price in transfer, agency and mortgage fees. In Abu Dhabi the registration fee is 2%.
The first rent cheque plus about 15–20% of the annual rent for the security deposit, agency fee, Ejari and DEWA.
Only at renewal, only if rent is more than 10% below the Rental Index, capped by a set formula, and only with 90 days' written notice.
Yes. Since 2 June 2026 landlords cannot increase rent on renewal, and new leases reference the last registered Tawtheeq rent.
Yes, in designated freehold areas in Dubai and investment zones in Abu Dhabi. You do not need to be a UAE resident to buy, but most lenders require residency for a mortgage.
Up to 80% loan-to-value on a first home up to AED 5 million, and 70% above that, under Central Bank of the UAE rules.
Every figure below is tied to a named source and a date. Use the Housing Cost Toolkit to calculate your own numbers.
Contents
Last verified 27 September 2026. Next scheduled review 1 December 2026, or sooner if the Abu Dhabi rent freeze changes.
This guide is general information, not legal, financial or tax advice. Rules change and your contract may say something different. Before you sign a lease, buy property or start a dispute, confirm the position with the authority named in each section, or with a licensed professional.
Start here
Rent first, buy later. Unless your employer is moving you for five years or more and you already know the city, rent for at least 12 months before buying. You will choose a far better community once you know your commute and school run.
Budget 15 to 20% of the annual rent in cash on top of your first rent payment in Dubai (deposit, agency fee, Ejari, DEWA). The first rent cheque is the big one: landlords often want one to four cheques, and fewer cheques means more cash upfront.
Abu Dhabi rents are frozen. Since 2 June 2026, landlords in Abu Dhabi cannot raise rent on renewal, and new leases must reference the last registered Tawtheeq rent for that unit. OFFICIAL: ADREC Check the unit's last registered rent before you agree a price.
Dubai rent rises are capped by a formula. A landlord can only increase rent at renewal if your rent is more than 10% below the official Rental Index for your unit, and must give you 90 days' written notice. LAW
A landlord in Dubai cannot evict you at the end of a lease just to re-let at a higher rent. Eviction at expiry needs a legal reason and 12 months' notice served through a notary public or registered mail. LAW
Register your lease. Ejari in Dubai, Tawtheeq in Abu Dhabi (Al Reem and Al Maryah Islands use the ADGM register). Without it you cannot connect utilities, sponsor family or file a rental dispute.
Verify before you pay. Check the agent's licence, the listing permit and the title deed, and pay only to the owner or a licensed agency. Rental scams target newcomers.
Buying in Dubai costs about 7 to 8% on top of the price once the 4% DLD fee, agency commission and mortgage costs are included. In Abu Dhabi the registration fee is 2%, not 4%. OFFICIAL
Expat mortgages are capped at 80% loan-to-value on a first home up to AED 5 million, and 70% above that. LAW: Central Bank of the UAE
Owning property in Dubai can now give residency at any value. Since April 2026, a sole owner of registered Dubai property can apply for the two-year property investor visa with no minimum value. The 10-year Golden Visa still needs AED 2 million. REPORTED: DLD Cube Centre, confirmed by Fragomen
Since you last looked
If you read an older housing guide, these are the changes it will have missed. For how these rules interact with your visa and setup, see our UAE visa requirements guide and 2026 cost of living guide.
| Change | What it means for you | Source |
|---|---|---|
| Abu Dhabi rent freeze from 2 June 2026 | The permitted annual increase dropped from 5% to 0% for residential, commercial and industrial leases, until further notice. Renewals stay at the current rent and new leases reference the unit's last registered Tawtheeq rent. | OFFICIAL: ADREC, 3 June 2026 |
| Dubai two-year property investor visa | The AED 750,000 minimum was removed for sole owners. Joint owners need a share worth at least AED 400,000 each. | REPORTED: DLD Cube Centre, April 2026 |
| Dubai Law No. 4 of 2026 on shared housing | In force from 26 August 2026. A property can only be used as shared housing with a Dubai Municipality permit, and only the owner or an authorised management company can lease it. DLD will run a shared housing register and rent index. | OFFICIAL: Dubai Municipality via Gulf News |
| Dubai Smart Rental Index | Since January 2025 the RERA index rates individual buildings, so the rent increase you can face depends on your building, not a district average. | OFFICIAL: DLD |
| Al Reem Island moved to the ADGM register | Since 1 January 2025, property registration on Al Reem Island is handled by the ADGM Registration Authority, not ADREC. Al Reem and Al Maryah sit outside the ADREC rent freeze. | LAW: ADGM Real Property Regulations 2024 |
| Abu Dhabi new-lease prices up sharply | ADREC recorded new-lease prices up 17% for apartments and 9% for villas in H1 2026, and more in investment zones. | OFFICIAL: ADREC H1 2026 report |
Decision one
For most people arriving in the UAE, renting first is the right decision. This is not a comment on the property market. It is about information: you do not yet know which commute you can live with, which school you will get a place at, or whether your job will last.
If any of these is uncertain, rent.
For a full buying comparison between the two emirates, including net yields and liquidity, read our Dubai vs Abu Dhabi property guide.
Part one
| Dubai | Abu Dhabi | |
|---|---|---|
| Regulator | Real Estate Regulatory Agency (RERA), part of Dubai Land Department (DLD) | Abu Dhabi Real Estate Centre (ADREC), part of the Department of Municipalities and Transport |
| Lease registration | Ejari, through the Dubai REST app, DLD website or a trustee centre | Tawtheeq, through TAMM. Al Reem and Al Maryah Island leases go through the ADGM Registration Authority |
| Rent increases at renewal | Only if your rent is more than 10% below the Rental Index, on a sliding scale up to 20% | 0% while the June 2026 freeze is in force |
| Notice to change terms at renewal | 90 days before expiry | Check your contract and TAMM VERIFY |
| Utilities | DEWA | TAQA Distribution (ADDC) in Abu Dhabi city, AADC in Al Ain |
| Municipality housing fee | 5% of annual rent, billed monthly on DEWA | 5% of annual rent (minimum AED 450 a year), billed monthly on the ADDC bill |
| Disputes | Rental Dispute Center (RDC) at DLD | Rental Disputes Settlement Committee, Abu Dhabi Judicial Department |
The fee is 5% of annual rent for expatriate tenants, with a minimum of AED 450 a year, and is collected through the ADDC bill, linked to the rent registered on Tawtheeq. It began at 3% when introduced, which is why some older guides still quote the lower figure, but the current rate is 5%. REPORTED Confirm the municipality fee line on your first ADDC bill, and call the Abu Dhabi Government Contact Centre on 800 555 if it does not match. VERIFY
Do not sign a 12-month lease from abroad. You cannot register Ejari or connect DEWA in your own name without an Emirates ID in practice, and you have not seen the commute.
Book furnished accommodation for your first month or two.
Open a UAE bank account as soon as your residence visa is issued. Most landlords want post-dated cheques drawn on a UAE bank. See our UAE banking guide.
Shortlist two or three communities using the tables above and our area guides.
Search the main portals (Bayut, Property Finder, dubizzle) and check each listing's permit number. In Dubai, advertised properties must carry a DLD permit; in Abu Dhabi, listings are verified through ADREC's Madhmoun system. OFFICIAL
Check the agent. In Dubai, a broker must hold a RERA broker card with a registration number (BRN) you can check in the Dubai REST app. In Abu Dhabi, check the agent through ADREC. OFFICIAL
View in person, at the times you would actually be there. Use the viewing checklist below.
Check the rent against the index before you offer. In Dubai, run the Rental Index calculator in the Dubai REST app. In Abu Dhabi, ask for the unit's last registered Tawtheeq rent.
Agree the terms in writing: rent, number of cheques, deposit, who pays for maintenance, whether chiller is included, early termination terms.
Check the title deed matches the landlord's name, or that the agent holds a valid power of attorney or management agreement.
Sign the standard tenancy contract, pay the deposit and first cheque, and register the lease.
Register Ejari through the Dubai REST app or a trustee centre. The landlord is responsible in law, but in practice the tenant or agent often does it. LAW Once Ejari is live, DEWA's move-in service can be triggered from it. Register with the chiller provider if your building uses district cooling.
The landlord or management company registers the lease on Tawtheeq through TAMM. Once registered, it links to ADDC so your water and electricity can be connected. OFFICIAL On Al Reem Island, leases are registered through ADGM's AccessRP platform. LAW
Keep copies of your Ejari or Tawtheeq certificate. You need it for family visas, school applications, parking permits and any dispute.
| Cost | Amount | Who usually pays |
|---|---|---|
| DLD transfer fee | 4% of the price. DLD's schedule splits it 2% buyer and 2% seller, but by market convention the buyer usually pays all 4% | Buyer OFFICIAL: DLD MARKET for convention |
| Title deed and map fees | About AED 520 to 580 | Buyer OFFICIAL: DLD |
| Registration trustee fee | AED 4,000 plus VAT at AED 500,000 or more; AED 2,000 plus VAT below | Buyer OFFICIAL: DLD |
| Mortgage registration | 0.25% of the loan, plus title deed and map fees of a few hundred dirhams | Buyer OFFICIAL: DLD |
| Agency commission | Commonly 2% of the price plus VAT | Usually the buyer, on resale MARKET |
| Bank valuation | About AED 2,500 to 3,500 | Buyer MARKET |
| Bank arrangement fee | Up to 1% of the loan plus VAT | Buyer MARKET |
| Developer NOC on resale | Varies by developer, commonly AED 500 to 5,000 | Usually the seller MARKET |
| Cost | Amount |
|---|---|
| Registration fee | 2% of the price, through ADREC (or ADGM for Al Reem Island). Confirm in the contract which party pays OFFICIAL: ADREC VERIFY split |
| Mortgage registration | Reported at 0.1% of the loan REPORTED VERIFY with ADREC |
| Agency commission | Commonly 2% plus VAT MARKET |
| Valuation and bank fees | Similar to Dubai MARKET |
This corrects a common error. Abu Dhabi's registration fee is 2% of the price in total, not "2% from each side, 4% in total".
| Deposit (20%) | 400,000 |
| DLD transfer fee (4%) | 80,000 |
| Title deed and map fees | about 560 |
| Registration trustee fee (AED 4,000 plus VAT) | 4,200 |
| Mortgage registration (0.25% of AED 1.6 million, plus fees) | about 4,290 |
| Agency commission (2% plus VAT) | 42,000 |
| Valuation | about 3,000 |
| Bank arrangement fee (up to 1% of the loan plus VAT) | up to 16,800 |
| Total cash needed | about 550,850 |
| Of which fees and costs, not equity | about 150,850, or 7.5% of the price |
Note that mortgage registration is charged on the loan, not the price. Some guides, including an earlier version of this one, applied it to the full price.
For the same purchase in Abu Dhabi, the registration fee would be AED 40,000 instead of AED 80,000, and total fees would be about 5% of the price.
The Housing Cost Toolkit below calculates these for any price.
UAE mortgage limits are set by the Central Bank of the UAE and apply in every emirate. LAW: CBUAE Regulations Regarding Mortgage Loans, as amended
| Rule | Expatriate buyer |
|---|---|
| First home, value up to AED 5 million | Up to 80% loan-to-value, so at least 20% deposit |
| First home, value above AED 5 million | Up to 70% loan-to-value |
| Second or investment property | Commonly 60% MARKET |
| Off-plan property | Commonly 50% until completion MARKET |
| Maximum term | 25 years |
| Debt burden | Total monthly debt repayments, including the new mortgage, cannot exceed 50% of your income |
| Maximum age at final payment | Set by each bank, commonly 65 for salaried and 70 for self-employed borrowers MARKET |
A residence visa and Emirates ID, a minimum salary (set by each bank), six months of bank statements, a salary certificate or audited accounts if self-employed, and a clean credit report from Al Etihad Credit Bureau. Many banks require your salary to be transferred to them.
Most UAE fixed rates last one to five years, then revert to a variable rate linked to EIBOR plus a margin. Compare the reverting rate, not just the introductory rate, and check early repayment fees.
Get pre-approval before you house-hunt. It tells you your real budget and makes your offer stronger.
Partner introduction
HSBC UAE offer current accounts and home finance for UAE residents. Compare at least three lenders, or use a licensed mortgage broker, before you choose. Relocate2UAE has a partnership with HSBC UAE. It does not affect what this guide says.
| Route | Property requirement | Duration |
|---|---|---|
| Dubai two-year property investor visa | Sole owner: no minimum property value since April 2026. Joint owners: each owner's share must be worth at least AED 400,000. Property registered with DLD. | Two years, renewable REPORTED: DLD Cube Centre, April 2026, confirmed by Fragomen |
| UAE Golden Visa through property | Property worth at least AED 2 million | 10 years, renewable OFFICIAL: u.ae |
| Abu Dhabi property residency | Abu Dhabi runs its own process through ADREC and ICP, with its own conditions | Check with ADREC before buying for a visa VERIFY |
Three things to check before you buy for a visa:
The Dubai change was published on DLD's Cube Centre platform without a separate decree. Confirm your eligibility with DLD for your specific property before you commit. VERIFY
Mortgaged and off-plan property have extra conditions for the two-year visa, such as a minimum amount paid and a no-objection letter from the bank or developer. REPORTED VERIFY with DLD
Golden Visa rules on mortgaged and off-plan property were eased in early 2026, including removal of the old upfront cash requirement. REPORTED: industry press, February 2026 VERIFY with ICP or DLD
For full visa detail, including family sponsorship and timelines, read our UAE visa requirements guide.
Off-plan dominates both markets. ADREC reported that off-plan made up 89% of Abu Dhabi residential sales value in H1 2026. OFFICIAL: ADREC It can offer payment plans and new stock, but it carries risks a resale purchase does not.
How your money is protected:
Payments must go into a project escrow account regulated by DLD, and the sale is registered on the Oqood interim register. LAW: Dubai Law No. 8 of 2007
Off-plan sales are registered with ADREC, and developers must use escrow accounts. LAW: Abu Dhabi Law No. 3 of 2015
Before you sign an off-plan contract:
| Cost | Typical range | Notes |
|---|---|---|
| Service charges | Set per building and published by the regulator. In Dubai, check DLD's service charge index | Paid even if the property is empty OFFICIAL |
| Home insurance | A small fraction of the rebuild value | Buildings insurance is usually arranged by the owners' association; contents and your own unit's fixtures are yours |
| Maintenance | Budget for AC servicing, plumbing and appliance repairs every year | AC servicing twice a year prevents most expensive failures |
| Property management | Commonly 5 to 8% of rent if you let it out | MARKET |
| Annual property tax | None in Dubai or Abu Dhabi | |
| Dubai housing fee | Dubai Municipality also levies a housing fee on expatriate owner-occupiers, calculated differently from the tenant fee. Check your DEWA bill | VERIFY |
Rental yields sound higher than they are. Advertised gross yields ignore service charges, maintenance, management and empty months. Our Dubai vs Abu Dhabi property guide works through gross to net yield with real numbers.
Get mortgage pre-approval, or confirm your cash position.
Choose the community and property, and check it is freehold (Dubai) or in an investment zone (Abu Dhabi).
Check the seller and the title. In Dubai, verify the title deed through the Dubai REST app. In Abu Dhabi, through ADREC (or ADGM for Al Reem). Check for existing mortgages and unpaid service charges.
Agree the price and sign the memorandum of understanding (in Dubai, the RERA Form F). The buyer usually pays a 10% deposit, held by the agency or a trustee. The MOU is binding, so read the default clauses first. There is no general cooling-off period.
Mortgage valuation and final offer. The bank values the property and issues a final offer.
Clearances. The seller obtains the developer's no-objection certificate and settles any existing mortgage.
Transfer. Both parties, or their representatives with a valid power of attorney, attend the trustee office (Dubai), ADREC (Abu Dhabi) or ADGM (Al Reem). The fees are paid and the new title deed is issued.
A cash resale purchase commonly takes four to eight weeks from offer to title deed. With a mortgage, allow longer. MARKET
For your first purchase, especially off-plan, and for any purchase where the seller has a mortgage or the title is unusual. Ask for a fixed fee in writing.
Without one, UAE inheritance rules can apply to property held here. Non-Muslim residents can register wills with the DIFC Wills Service Centre, the ADGM Courts or the Abu Dhabi Judicial Department. OFFICIAL
Answers
The landing strategy for your first weeks.
Full buying comparison, yields and liquidity.
Communities, commute and pricing.
Islands, investment zones and commutes.
Utilities, housing fee and monthly budgets.
Schools, housing and budgets for families.
Residency, Golden Visa and family sponsorship.
Opening an account and getting a chequebook.
What to sort before you fly.
Emirates ID, utilities and settling in.
Prices
These are average advertised or registered rents from named sources. Your actual rent depends on the building, floor, view, furnishing and whether chiller charges are included. For a neighbourhood-by-neighbourhood breakdown, see the Dubai area guide and map and the Abu Dhabi area guide and map.
| Area | Studio | 1 bed | 2 bed | 3 bed |
|---|---|---|---|---|
| International City | 41,000 | 61,000 | 82,000 | n/a |
| Al Nahda | 44,000 | 56,000 | 72,000 | n/a |
| Jumeirah Village Circle (JVC) | 54,000 | 79,000 | 113,000 | n/a |
| Arjan | 53,000 | 79,000 | 116,000 | n/a |
| Business Bay | 73,000 | 104,000 | 148,000 | n/a |
| Sobha Hartland | n/a | 99,000 | 154,000 | 212,000 |
| Dubai Marina | n/a | 103,000 | 157,000 | 249,000 |
| Downtown Dubai | n/a | 133,000 | 223,000 | 362,000 |
| Palm Jumeirah | n/a | 169,000 | 249,000 | 382,000 |
MARKET Bayut Dubai Rental Market Report H1 2026, average advertised rents, published July 2026.
| Area | 3 bed | 4 bed | 5 bed |
|---|---|---|---|
| DAMAC Hills 2 | 112,000 | 124,000 | 149,000 |
| Mirdif | 142,000 | 166,000 | 193,000 |
| Dubai South | 147,000 | 191,000 | 272,000 |
| The Valley | 141,000 | 181,000 | n/a |
| Arabian Ranches 3 | 170,000 | 341,000 | 419,000 |
| DAMAC Hills | 211,000 | 230,000 | 404,000 |
| Arabian Ranches | n/a | 404,000 | 619,000 |
| Dubai Hills Estate | n/a | 359,000 | 1,017,000 |
MARKET Bayut Dubai Rental Market Report H1 2026.
Read these as asking rents, not what you will pay. Bayut's figures are trimmed averages of advertised listings. Registered transaction rents are often lower: in the same report, Downtown Dubai averaged AED 226,000 advertised against about AED 175,000 transacted. Use the tables to shortlist areas, then price individual buildings on the portals and check them against the Rental Index in the Dubai REST app.
Direction of travel in Dubai. Rents have steadied after the sharp rises of 2022 to 2024. Bayut reported a broadly stable first half of 2026, with modest rises in Palm Jumeirah, Sobha Hartland and Arjan and more competitive pricing in Dubai Marina and Downtown. Villas stayed firm because ready family homes remain in short supply. MARKET: Bayut H1 2026
| Area | 1 bed apartment | 2 bed apartment | 4 bed villa |
|---|---|---|---|
| Al Reem Island | 74,000 | 104,100 | n/a |
| Saadiyat Island | 87,800 | 142,700 | n/a |
| Yas Island | 90,800 | 134,900 | n/a |
| Mohammed Bin Zayed City | n/a | n/a | 137,300 |
| Al Reef | n/a | n/a | 145,300 |
| Khalifa City | n/a | n/a | 166,000 |
REPORTED ADREC data for 2026, as published by Engel & Völkers, September 2026.
Why Abu Dhabi rents are harder to read in 2026. ADREC's own H1 2026 report shows new-lease prices up 17% for apartments and 9% for villas year on year, and 21% and 16% within investment zones. OFFICIAL: ADREC The freeze means that sitting tenants renewing now pay far less than the "market" rate for a new lease, and new leases on previously rented units should reference the last registered rent. Two identical flats in the same tower can therefore have very different rents.
Is Abu Dhabi cheaper than Dubai? For comparable apartments, usually yes, but by less than older guides claim, and the gap varies by community. Compare a Yas Island 2-bed (about AED 135,000) with a JVC 2-bed (about AED 113,000) and Abu Dhabi is dearer. Compare Saadiyat with Downtown Dubai and it is far cheaper. Compare like with like, community by community.
Decision two
The rent is only part of the cash you need. These are the other costs, and which of them you get back.
| Cost | Typical amount | Refundable? |
|---|---|---|
| Security deposit | 5% of annual rent unfurnished, 10% furnished | Yes, less fair deductions MARKET |
| Agency commission | 5% of annual rent plus 5% VAT, often with a minimum of about AED 5,000 | No MARKET |
| Ejari registration | About AED 180 to 220 depending on channel. Cheapest in the Dubai REST app | No MARKET |
| DEWA security deposit | AED 2,000 apartment, AED 4,000 villa | Yes OFFICIAL: DEWA |
| DEWA activation | AED 100 to 125 small meter, AED 300 large meter, plus about AED 30 in registration, knowledge and innovation fees | No OFFICIAL: DEWA, check current figure |
| District cooling (chiller) deposit, if the building uses it | AED 1,000 to 6,000 depending on provider and unit | Usually yes MARKET |
| First rent payment | 25% to 100% of annual rent, depending on the number of cheques | No |
DEWA connects supply within 15 working hours of payment once your Ejari is registered. OFFICIAL: DEWA
| Cost | Typical amount | Refundable? |
|---|---|---|
| Security deposit | Commonly 5% of annual rent | Yes, less fair deductions MARKET |
| Agency commission | Commonly 5% of annual rent plus VAT | No MARKET |
| Tawtheeq registration | Usually arranged by the landlord or agent through TAMM. Confirm who pays in writing | No VERIFY |
| ADDC security deposit | Reported at AED 1,000 for residential units, charged on the first bill | Yes REPORTED: Gulf News. VERIFY on TAMM |
| First rent payment | Many Abu Dhabi landlords ask for one or two cheques | No MARKET |
Dubai
Annual rent AED 157,000 (Bayut H1 2026 average), unfurnished, paid in four cheques.
| First cheque (one quarter of the rent) | 39,250 |
| Security deposit (5%) | 7,850 |
| Agency commission (5%) plus VAT | 8,243 |
| Ejari | about 220 |
| DEWA deposit and activation | about 2,160 |
| Cash needed on day one | about 57,700 |
| Of which refundable when you leave | about 9,850 |
If the landlord wants one cheque, the day-one figure rises to about AED 175,500. That is why the number of cheques matters as much as the headline rent.
On top of this every month: the 5% Dubai Municipality housing fee (about AED 654 a month on this rent), electricity and water, chiller if the building bills it separately, and internet.
Abu Dhabi
Annual rent AED 104,100 (ADREC 2026 average), paid in two cheques.
| First cheque (half the rent) | 52,050 |
| Security deposit (5%) | 5,205 |
| Agency commission (5%) plus VAT | 5,465 |
| ADDC deposit | about 1,000 |
| Cash needed on day one | about 63,720 |
Monthly on top: the municipality fee (about AED 260 a month at 3%, or AED 434 at 5%, see the note above), utilities and internet.
Rule of thumb: keep cash equal to your first rent payment plus 15 to 20% of the annual rent, plus one month of living costs, before you start viewing.
Partner introduction: the landing weeks. Most newcomers are better off in furnished short-stay accommodation for four to eight weeks while they test commutes and wait for their Emirates ID. Maison Privée provide furnished short-stay rentals across Dubai. Our First 90 Days of Housing guide explains the landing strategy.
Post-dated cheques are still the norm, usually one to four per year. Some landlords and developers accept more cheques, direct debit or card payments for a fee.
Fewer cheques can buy a lower rent, but only if you have the cash. Ask what discount a one-cheque payment would secure before offering it.
A bounced cheque is serious. Since January 2024, most bounced cheques for insufficient funds are no longer treated as a criminal offence in themselves, but the landlord can enforce the cheque directly as a debt, and it can still lead to eviction and a travel ban. LAW: Federal Decree-Law No. 50 of 2022 VERIFY your own situation with a lawyer If you know a cheque will bounce, talk to the landlord before the date.
Decision three
A landlord can only increase rent at renewal, not during a lease, and must give you written notice at least 90 days before the lease ends. LAW: Dubai Law No. 26 of 2007, Article 14 The maximum increase depends on how far your current rent is below the average rent for similar units in the RERA Rental Index. LAW: Decree No. 43 of 2013
| Your rent compared with the index | Maximum increase |
|---|---|
| Up to 10% below | No increase |
| 11% to 20% below | 5% |
| 21% to 30% below | 10% |
| 31% to 40% below | 15% |
| More than 40% below | 20% |
How to check: open the Dubai REST app or the DLD website, find the Rental Index calculator, and enter your Ejari details. Since January 2025 the Smart Rental Index rates individual buildings on a star scale, so the result is specific to your building. OFFICIAL: DLD
If the landlord asks for more than the calculator allows, reply in writing with the calculator result. If they refuse, you can file at the Rental Dispute Center.
Since 2 June 2026, the permitted annual rent increase in Abu Dhabi is 0% for residential, commercial and industrial properties, for a temporary period and until further notice. All renewals and new agreements reference the rent in the property's last registered Tawtheeq contract. OFFICIAL: ADREC, 3 June 2026
What this means in practice:
Once you are in
In Dubai, if neither side gives notice and you stay on after the lease ends, the lease is treated as renewed on the same terms for the same period or one year, whichever is shorter. LAW: Dubai Law No. 26 of 2007, Article 6 Do not rely on this. Renew and re-register Ejari each year, because an expired Ejari can hold up visa renewals.
A landlord can only evict you during the lease for specific reasons, such as unpaid rent after a 30-day written notice, unauthorised subletting, illegal use, or serious damage. LAW: Law No. 26 of 2007 as amended by Law No. 33 of 2008, Article 25(1)
At the end of the lease, a landlord can only evict for one of these reasons, with at least 12 months' notice served through a notary public or by registered mail: LAW: Article 25(2)
"I want a higher rent" is not a legal reason to evict. A WhatsApp message or email is not valid notice for an eviction at expiry.
If a Dubai landlord evicts you to live in the property or to sell, and then re-lets it, you may have a claim. Get legal advice.
Abu Dhabi has its own tenancy law (Law No. 20 of 2006, as amended) and its own grounds and notice periods for eviction. They are not the same as Dubai's. If you receive an eviction notice, check it against the current rules on TAMM or with the Abu Dhabi Judicial Department before you respond or agree to leave. VERIFY
The landlord must return the deposit at the end of the lease, less the cost of repairing damage beyond normal wear and tear. LAW: Dubai Law No. 26 of 2007, Article 20 To protect yourself:
Your contract should say who pays for what. As a general pattern, the landlord handles major maintenance and structural repairs, and the tenant handles minor day-to-day items. MARKET If the contract is silent and the landlord will not fix something that makes the home unfit to live in, such as a failed air-conditioning system in summer, put your request in writing first. That gives you evidence if you later need to file a dispute.
Early termination is governed by your contract. Many Dubai leases use a clause of two months' rent as the penalty, with notice. MARKET If your contract has no early termination clause, you may be liable for the rent to the end of the term, although many landlords agree a settlement if you help find a replacement tenant.
Negotiate the early termination clause before you sign, especially if your job or visa is not secure. A clause of one or two months' rent with 60 days' notice is common and reasonable.
Your deposit is not automatically forfeited when you leave early. It is held against actual losses and damage. Check what your contract says.
When it goes wrong
Rental disputes go to the Rental Dispute Center (RDC) at DLD, which you can reach through the DLD website, the Dubai REST app or a trustee centre.
The filing fee is 3.5% of the annual rent, with a minimum of AED 500 and a maximum of AED 20,000, plus small administrative fees. Money-only claims, such as an unreturned deposit, are 3.5% of the amount claimed, minimum AED 500. REPORTED: confirm the current schedule on the DLD website
Documents not in Arabic need legal translation. You need a registered Ejari to file.
Rental disputes go to the Rental Disputes Settlement Committee under the Abu Dhabi Judicial Department, and you can start through TAMM or the ADJD. The lease must be registered on Tawtheeq to file. OFFICIAL
For freeze breaches, you can also report directly to ADREC.
Before filing, always put your complaint in writing to the landlord and keep the reply. Cases turn on paperwork.
In person
Security at the entrance, lift condition and waiting times at 8am, parking (allocated bay or first come), gym and pool condition, cleanliness of corridors and bin rooms, and whether the building uses district cooling and who bills it.
Run every air-conditioning unit for ten minutes and check it blows cold. Check water pressure and hot water in every bathroom. Look for damp, mould or water staining on ceilings, around windows and under sinks. Test appliances. Check the sun direction: west-facing rooms get very hot in summer.
Do the commute at rush hour before you commit. Check the school run, supermarkets, and noise at night from roads, construction and venues.
Title deed, landlord ID or power of attorney, the draft contract, and the Rental Index result or last registered Tawtheeq rent.
Bring evidence. In Dubai, the Rental Index result for the building. In Abu Dhabi, the last registered rent. Comparable listings in the same building are your strongest argument.
Offer fewer cheques if you can afford it, and ask what that is worth.
Negotiate more than the rent: a fresh paint and deep clean before move-in, AC servicing, chiller charges included, a second parking bay, an early termination clause, or a longer rent-free period at the start.
Timing helps. The market is typically quieter in the summer months, when fewer people move, so landlords may be more flexible. MARKET This is a tendency, not a rule, and it varies by community.
Month by month
| Cost | Dubai | Abu Dhabi |
|---|---|---|
| Municipality housing fee | 5% of annual rent, in 12 instalments on the DEWA bill OFFICIAL | 5% of annual rent (minimum AED 450 a year) on the ADDC bill REPORTED |
| Electricity and water | Slab tariffs. Summer bills can be two to three times winter bills | Tariffs set by the Department of Energy |
| District cooling | Billed separately in many towers and communities unless the lease says "chiller free" | Billed separately in some developments |
| Internet and TV | Two providers, e& and du | Same |
| Service charges | Paid by the owner, not the tenant | Paid by the owner, not the tenant |
Chiller-free matters more than people expect. In a building where cooling is billed separately, the chiller bill can add a large monthly amount in summer. Ask whether the rent is chiller-free before comparing two flats. For a full breakdown of DEWA bills and realistic monthly utility costs, see our UAE Cost of Living Guide 2026.
Partner introduction
Choosing on a school run and a commute is a different exercise from browsing portals. It helps to work with someone who knows which buildings bill chiller separately and which landlords actually maintain their units. Altura Property handle rental and purchase searches across Dubai and Abu Dhabi. Relocate2UAE has a partnership with Altura Property. It does not affect what this guide says.
Part two
Foreign nationals can buy freehold property in designated freehold areas, which include most of the communities expats know, such as Dubai Marina, Downtown Dubai, Palm Jumeirah, JVC, Business Bay, Dubai Hills Estate and Arabian Ranches. LAW: Dubai Law No. 7 of 2006 Always confirm the specific plot is freehold before you sign.
Since 2019, foreigners can own freehold property in designated investment zones, including Al Reem Island, Saadiyat Island, Yas Island, Al Raha Beach, Al Reef and Masdar City. LAW: Abu Dhabi Law No. 13 of 2019, amending the real estate registration law Some older developments were sold on long leases or usufruct rather than freehold. Check what your title will actually say.
It falls under ADGM, and since 1 January 2025 its property register has been run by the ADGM Registration Authority under the ADGM Real Property Regulations 2024, not by ADREC. LAW Your transfer, mortgage and any disputes follow the ADGM process.
Fees and taxes
| Cost | Amount | Who usually pays |
|---|---|---|
| DLD transfer fee | 4% of the price. DLD's schedule splits it 2% buyer and 2% seller, but by market convention the buyer usually pays all 4% | Buyer OFFICIAL: DLDMARKET for convention |
| Title deed and map fees | About AED 520 to 580 | Buyer OFFICIAL: DLD |
| Registration trustee fee | AED 4,000 plus VAT at AED 500,000 or more; AED 2,000 plus VAT below | Buyer OFFICIAL: DLD |
| Mortgage registration | 0.25% of the loan, plus title deed and map fees of a few hundred dirhams | Buyer OFFICIAL: DLD |
| Agency commission | Commonly 2% of the price plus VAT | Usually the buyer, on resale MARKET |
| Bank valuation | About AED 2,500 to 3,500 | Buyer MARKET |
| Bank arrangement fee | Up to 1% of the loan plus VAT | Buyer MARKET |
| Developer NOC on resale | Varies by developer, commonly AED 500 to 5,000 | Usually the seller MARKET |
| Cost | Amount |
|---|---|
| Registration fee | 2% of the price, through ADREC (or ADGM for Al Reem Island). Confirm in the contract which party pays OFFICIAL: ADRECVERIFY split |
| Mortgage registration | Reported at 0.1% of the loan REPORTEDVERIFY with ADREC |
| Agency commission | Commonly 2% plus VAT MARKET |
| Valuation and bank fees | Similar to Dubai MARKET |
This corrects a common error. Abu Dhabi's registration fee is 2% of the price in total, not "2% from each side, 4% in total".
| Item | AED |
|---|---|
| Deposit (20%) | 400,000 |
| DLD transfer fee (4%) | 80,000 |
| Title deed and map fees | about 560 |
| Registration trustee fee (AED 4,000 plus VAT) | 4,200 |
| Mortgage registration (0.25% of AED 1.6 million, plus fees) | about 4,290 |
| Agency commission (2% plus VAT) | 42,000 |
| Valuation | about 3,000 |
| Bank arrangement fee (up to 1% of the loan plus VAT) | up to 16,800 |
| Total cash needed | about 550,850 |
| Of which fees and costs, not equity | about 150,850, or 7.5% of the price |
Note that mortgage registration is charged on the loan, not the price. Some guides, including an earlier version of this one, applied it to the full price.
For the same purchase in Abu Dhabi, the registration fee would be AED 40,000 instead of AED 80,000, and total fees would be about 5% of the price.
Work out your own numbers in the Housing Cost ToolkitBorrowing
UAE mortgage limits are set by the Central Bank of the UAE and apply in every emirate. LAW: CBUAE Regulations Regarding Mortgage Loans, as amended
| Rule | Expatriate buyer |
|---|---|
| First home, value up to AED 5 million | Up to 80% loan-to-value, so at least 20% deposit |
| First home, value above AED 5 million | Up to 70% loan-to-value |
| Second or investment property | Commonly 60% MARKET |
| Off-plan property | Commonly 50% until completion MARKET |
| Maximum term | 25 years |
| Debt burden | Total monthly debt repayments, including the new mortgage, cannot exceed 50% of your income |
| Maximum age at final payment | Set by each bank, commonly 65 for salaried and 70 for self-employed borrowers MARKET |
A residence visa and Emirates ID, a minimum salary (set by each bank), six months of bank statements, a salary certificate or audited accounts if self-employed, and a clean credit report from Al Etihad Credit Bureau. Many banks require your salary to be transferred to them.
Most UAE fixed rates last one to five years, then revert to a variable rate linked to EIBOR plus a margin. Compare the reverting rate, not just the introductory rate, and check early repayment fees.
Get pre-approval before you house-hunt. It tells you your real budget and makes your offer stronger.
Partner introduction
HSBC UAE offer current accounts and home finance for UAE residents. Compare at least three lenders, or use a licensed mortgage broker, before you choose. Relocate2UAE has a partnership with HSBC UAE. It does not affect what this guide says.
Visa routes
| Route | Property requirement | Duration |
|---|---|---|
| Dubai two-year property investor visa | Sole owner: no minimum property value since April 2026. Joint owners: each owner's share must be worth at least AED 400,000. Property registered with DLD. | Two years, renewable REPORTED: DLD Cube Centre, April 2026, confirmed by Fragomen |
| UAE Golden Visa through property | Property worth at least AED 2 million | 10 years, renewable OFFICIAL: u.ae |
| Abu Dhabi property residency | Abu Dhabi runs its own process through ADREC and ICP, with its own conditions | Check with ADREC before buying for a visa VERIFY |
The Dubai change was published on DLD's Cube Centre platform without a separate decree. Confirm your eligibility with DLD for your specific property before you commit. VERIFY
Mortgaged and off-plan property have extra conditions for the two-year visa, such as a minimum amount paid and a no-objection letter from the bank or developer. REPORTEDVERIFY with DLD
Golden Visa rules on mortgaged and off-plan property were eased in early 2026, including removal of the old upfront cash requirement. REPORTED: industry press, February 2026 VERIFY with ICP or DLD
For full visa detail, including family sponsorship and timelines, read our UAE visa requirements guide.
Sequence
Get mortgage pre-approval, or confirm your cash position.
Choose the community and property, and check it is freehold (Dubai) or in an investment zone (Abu Dhabi).
Check the seller and the title. In Dubai, verify the title deed through the Dubai REST app. In Abu Dhabi, through ADREC (or ADGM for Al Reem). Check for existing mortgages and unpaid service charges.
Agree the price and sign the memorandum of understanding (in Dubai, the RERA Form F). The buyer usually pays a 10% deposit, held by the agency or a trustee. The MOU is binding, so read the default clauses first. There is no general cooling-off period.
Mortgage valuation and final offer. The bank values the property and issues a final offer.
Clearances. The seller obtains the developer's no-objection certificate and settles any existing mortgage.
Transfer. Both parties, or their representatives with a valid power of attorney, attend the trustee office (Dubai), ADREC (Abu Dhabi) or ADGM (Al Reem). The fees are paid and the new title deed is issued.
A cash resale purchase commonly takes four to eight weeks from offer to title deed. With a mortgage, allow longer. MARKET
For your first purchase, especially off-plan, and for any purchase where the seller has a mortgage or the title is unusual. Ask for a fixed fee in writing.
Without one, UAE inheritance rules can apply to property held here. Non-Muslim residents can register wills with the DIFC Wills Service Centre, the ADGM Courts or the Abu Dhabi Judicial Department. OFFICIAL
Quick answers
Keep reading
The landing strategy for your first weeks.
Read guideFull buying comparison, yields and liquidity.
Read guideNeighbourhood by neighbourhood.
Read guideWhere families and professionals actually settle.
Read guideUtilities, housing fee and monthly budgets.
Read guideSchools, housing and budgets for families.
Read guideResidency, Golden Visa and family sponsorship.
Read guideOpening an account and getting a chequebook.
Read guideAlso useful: Pre-Arrival Checklist, the First 30 Days Guide, the Business Setup Guide and our guide to choosing schools in the UAE.
Method
We checked every rule against the body that sets it: Dubai Land Department and RERA, the Abu Dhabi Real Estate Centre, the ADGM Registration Authority, the Central Bank of the UAE, DEWA, TAQA Distribution and the UAE Government portal. Where a rule appears only in credible reporting and not in a primary document we could access, we have tagged it REPORTED. Where sources disagree, or a rule is changing, we have tagged it VERIFY and said what to check.
Rent and price figures come from Bayut's H1 2026 market reports and ADREC's 2026 data. We use these because they are dated, methodical and publicly available. They are averages, not quotes for a specific home.
Agency, developer and free zone marketing pages were used only as leads, never as sources.
General information only. This guide provides general information about renting and buying property in the UAE as at 27 September 2026. It is not legal, financial, mortgage, tax, immigration or investment advice, and it does not take account of your personal circumstances. Reading it does not create a client, advisory or professional relationship with Relocate2UAE or Relocate 2 FZC LLC.
Not a licensed adviser. Relocate2UAE is not a law firm, a licensed real estate broker, a mortgage adviser or a financial adviser, and does not act as any of these.
Accuracy. We research this guide carefully and cite our sources, but laws, fees, rents and procedures change, sometimes without notice, and sources can be wrong or disagree. We do not guarantee that any information is complete, accurate or current. Figures, examples and calculator results are estimates for illustration only. Your own contract, lender or the relevant authority may apply different terms.
Your responsibility. Before signing a lease, making a payment, buying property, applying for a mortgage or visa, or starting a dispute, confirm the current position with the relevant authority or a qualified, licensed professional. Any decision you make is your own.
Limitation of liability. To the fullest extent permitted by law, Relocate2UAE, Relocate 2 FZC LLC and their owners, contributors and partners accept no liability for any loss, damage, cost or expense arising from use of, or reliance on, this guide, the Housing Cost Toolkit or any linked content.
Third parties. Links to government, market and partner websites are provided for convenience. We are not responsible for their content, availability or services. Relocate2UAE has commercial partnerships with some businesses named in this guide. They are disclosed where they appear, do not affect our editorial content, and any service you take from them is a matter between you and that business.
Use of this guide is also subject to our Terms of Use.
Interactive
Three quick calculators from the Housing Guide. Figures are estimates based on rules checked on 27 September 2026. Always confirm with the landlord, agent, bank and authority before you pay.
Uses the bands in Decree No. 43 of 2013. Get the index figure for your unit from the Rental Index calculator in the Dubai REST app.
From the Dubai REST app or DLD website
Abu Dhabi: rent increases are 0% while the ADREC freeze announced on 2 June 2026 remains in force. Check adrec.gov.ae.
Day-one cash for a new lease, and what comes back when you leave.
Enter 0 if the building is chiller-free
Resale purchase of a completed property. Off-plan fees differ.
Expat first home: up to 80% to AED 5m, 70% above
Relocate2UAE Housing Guide 2026/27. General information only, not legal, financial or investment advice. Results are estimates; confirm figures with your landlord, bank and the relevant authority before paying. Relocate2UAE accepts no liability for reliance on these calculations. Rules last verified 27 September 2026. Sources: Dubai Land Department, ADREC, Central Bank of the UAE, DEWA.