Updated January 2025
Complete guide to buying and renting property in Dubai and Abu Dhabi for expats and families
This guide provides comprehensive information on UAE housing. For personalized assistance finding your perfect home in Dubai or Abu Dhabi, book a free consultation with our housing specialists.
Get Housing ConsultationComplete guide to finding and renting property in Dubai
Use property portals (Bayut, Property Finder, dubizzle) or work with a real estate agent. Viewings are typically arranged quickly.
Tip: Schedule multiple viewings in the same area to compare options efficiently.
Submit application with required documents (passport copy, visa, Emirates ID, salary certificate/bank statements).
Required: Most landlords require 1-2 months rent as security deposit.
Sign contract and register it with Ejari (Dubai Land Department's tenancy registration system). This is mandatory.
Cost: Ejari registration fee is typically AED 215-220.
Connect utilities (DEWA for electricity/water). Pay security deposit (refundable). If applicable, arrange district cooling (chiller) connection.
Deposit: DEWA deposit ranges from AED 1,000-4,000 depending on property type.
Conduct property inspection, document any existing issues, collect keys, and move in. Arrange internet/TV connection separately.
Waterfront living, restaurants, nightlife
1BR: AED 70,000-100,000/year
2BR: AED 110,000-150,000/year
City center, Burj Khalifa, premium lifestyle
1BR: AED 80,000-120,000/year
2BR: AED 130,000-180,000/year
Beachfront, The Walk, family-friendly
1BR: AED 75,000-110,000/year
2BR: AED 115,000-160,000/year
Central location, professionals, modern towers
1BR: AED 55,000-80,000/year
2BR: AED 85,000-120,000/year
Family villas, community pools, golf course
3BR Villa: AED 140,000-180,000/year
4BR Villa: AED 180,000-230,000/year
Family communities, villas with gardens
3BR Villa: AED 120,000-160,000/year
4BR Villa: AED 150,000-200,000/year
Note: Prices are approximate and vary based on property condition, amenities, and market conditions. Contact us for current pricing and availability.
| Cost Item | Amount | When Paid |
|---|---|---|
| Security Deposit | 5-10% of annual rent | At signing |
| Agency Commission | 5% of annual rent | At signing |
| Ejari Registration | AED 215-220 | At contract signing |
| DEWA Deposit | AED 1,000-4,000 | When connecting utilities |
| First Rent Payment | 1-4 cheques upfront | At move-in |
Important: Most landlords require rent payment via post-dated cheques (typically 1-4 cheques for the year). Ensure you have a UAE bank account before renting.
Guide to renting property in the UAE capital
Modern apartments, waterfront, expatriate hub
1BR: AED 50,000-75,000/year
2BR: AED 75,000-110,000/year
Entertainment hub, family-friendly, beaches
1BR: AED 55,000-80,000/year
2BR: AED 80,000-120,000/year
Cultural district, beaches, upscale living
1BR: AED 65,000-95,000/year
2BR: AED 95,000-140,000/year
Family villas, community amenities, affordable
2BR Villa: AED 75,000-95,000/year
3BR Villa: AED 90,000-120,000/year
Established area, villas and apartments, schools
2BR Apt: AED 50,000-70,000/year
3BR Villa: AED 100,000-135,000/year
Beachfront community, modern towers, lifestyle
2BR: AED 85,000-115,000/year
3BR: AED 110,000-150,000/year
Note: Abu Dhabi rental prices are typically 15-30% lower than comparable areas in Dubai, making it an attractive option for families and professionals.
The rental process in Abu Dhabi is similar to Dubai, with a few key differences:
Instead of Ejari (Dubai), Abu Dhabi uses Tawtheeq system for contract registration. Similar process, typically AED 170-200 fee.
Abu Dhabi uses ADDC (Abu Dhabi) or AADC (Al Ain) for utilities instead of DEWA. Similar deposit requirements.
Typically 1-4 cheque payments per year. Some landlords more flexible with payment terms than Dubai.
Generally 15-30% lower rent than Dubai for similar properties. Agency fees and deposits follow similar structure.
MOST POPULAR FOR EXPATS
Foreign ownership opportunities and investment guide
Full freehold ownership in designated areas - no local sponsor needed
Properties over AED 750K qualify for investor visa
Rental yields 5-8% annually + capital appreciation
Research freehold areas, property types, and prices. Work with a registered real estate agent or browse portals. Consider location, amenities, developer reputation, and resale potential.
What to verify:
Submit offer through agent. If accepted, sign Memorandum of Understanding (MOU) and pay booking deposit (typically AED 5,000-10,000 or 10% of property value).
Important: The MOU is legally binding. Ensure all terms are clear before signing. Standard cooling-off period does not apply in UAE.
Apply for mortgage with UAE banks. Foreigners can typically get 75-80% LTV (loan-to-value) for properties under AED 5M, 65-70% for properties over AED 5M. Process takes 2-4 weeks.
Required documents for mortgage:
Sign formal Sale & Purchase Agreement with seller. Pay additional deposit (typically bringing total to 20-30% of purchase price). Agree on completion date.
Complete property transfer at Dubai Land Department. Pay remaining balance, transfer fees (4% buyer, admin fees), and register title deed in your name. Seller and buyer must be present (or have POA).
Costs at DLD transfer:
Register with property management/homeowners association, connect utilities (DEWA), obtain occupancy permit if new build, arrange insurance, and if renting out - register rental contract.
These are the most sought-after areas where foreign buyers can own property with full freehold rights:
Waterfront towers, vibrant lifestyle, high rental demand
1BR: AED 900K-1.5M
2BR: AED 1.5M-2.5M
3BR: AED 2.5M-4M
Iconic location, Burj Khalifa views, premium prices
1BR: AED 1.2M-2M
2BR: AED 2M-3.5M
3BR: AED 3.5M-6M+
Iconic island, luxury villas and apartments, beach access
Apt 2BR: AED 2M-4M
Townhouse: AED 4M-8M
Villa: AED 8M-50M+
Master community, golf course, family-friendly, villas
3BR Villa: AED 3M-5M
4BR Villa: AED 4.5M-7M
5BR Villa: AED 6M-10M+
Central location, mixed-use, good investment potential
Studio: AED 500K-800K
1BR: AED 800K-1.3M
2BR: AED 1.3M-2M
Established villa community, golf, schools, families
3BR Villa: AED 2.5M-3.5M
4BR Villa: AED 3.5M-4.5M
5BR Villa: AED 4.5M-6M
Note: Prices are approximate and subject to market conditions, property condition, views, and specific location within the area. Contact us for current market pricing and investment analysis.
| Cost Item | Amount/Percentage | Paid By | When |
|---|---|---|---|
| DLD Transfer Fee | 4% of property value | Buyer | At transfer |
| Trustee/Admin Fee | AED 4,000 + VAT | Buyer | At transfer |
| Mortgage Registration | 0.25% + AED 290 | Buyer | If mortgage |
| Real Estate Agent | 2% of property value | Typically seller | At completion |
| Property Valuation | AED 2,500-3,500 | Buyer | If mortgage |
| Bank Processing Fee | ~1% of loan amount | Buyer | If mortgage |
| NOC from Developer | AED 500-3,000 | Typically seller | Before transfer |
DLD Transfer Fee (4%): AED 80,000
Trustee Fee: AED 4,200
Registration: AED 2,000
Mortgage Registration: AED 5,290
Valuation: AED 3,000
Total Buyer Costs: ~AED 94,500 (4.7%)
CAPITAL CITY INVESTMENT
Investment zones and foreign ownership opportunities in the capital
15-25% lower than comparable Dubai properties
Government hub, long-term growth potential
Expanding rental demand and lifestyle amenities
Abu Dhabi has designated specific investment zones where foreigners can purchase freehold property with 100% ownership rights:
Most popular expat area, modern towers, waterfront
1BR: AED 600K-900K
2BR: AED 900K-1.4M
3BR: AED 1.4M-2.2M
Beachfront community, family-oriented, good schools
2BR Apt: AED 1M-1.5M
3BR Apt: AED 1.5M-2.2M
Villa: AED 2.5M-4M
Cultural district, Louvre Abu Dhabi, luxury living
2BR Apt: AED 1.2M-1.8M
Villa: AED 3M-8M
Beachfront: AED 8M+
Entertainment hub, theme parks, family activities
1BR: AED 700K-1M
2BR: AED 1M-1.6M
3BR Villa: AED 2M-3.5M
Affordable villas, community living, families
2BR Villa: AED 900K-1.2M
3BR Villa: AED 1.2M-1.6M
4BR Villa: AED 1.6M-2M
Sustainable city, innovation hub, eco-friendly
1BR: AED 650K-950K
2BR: AED 950K-1.4M
Villa: AED 2M-3.5M
Important: Only designated investment zones allow foreign freehold ownership in Abu Dhabi. Always verify the area's ownership status before purchasing.
The buying process in Abu Dhabi is similar to Dubai with some key differences:
Properties are registered with Abu Dhabi Department of Municipalities and Transport (DMT) instead of Dubai Land Department.
Transfer Fee: 2% (buyer) + 2% (seller) = 4% total, but split between parties
Abu Dhabi uses Oqood (off-plan) and Title Deed (completed) registration systems. Ensure proper documentation from Abu Dhabi Municipality for investment zone properties.
Total transfer costs in Abu Dhabi typically 2-3% compared to 4-5% in Dubai, making it more cost-effective for buyers.
Properties over AED 1M qualify for investor residency visa in Abu Dhabi (compared to AED 750K in Dubai).
| Factor | Dubai | Abu Dhabi |
|---|---|---|
| Average Property Prices | Higher | 15-25% Lower |
| Transfer Fees | 4% (buyer pays all) | 4% total (2% buyer, 2% seller) |
| Rental Yields | 5-7% | 5-8% |
| Investor Visa Threshold | AED 750K+ | AED 1M+ |
| Lifestyle | Fast-paced, cosmopolitan | More relaxed, family-oriented |
| Market Liquidity | Higher (easier resale) | Moderate (growing) |
| Best For | Investment, resale, lifestyle | Lower entry, long-term, families |
Understanding UAE property laws and your rights as a tenant or owner
All rental contracts MUST be registered with Ejari (Dubai) or Tawtheeq (Abu Dhabi). An unregistered contract is not legally enforceable. You cannot connect utilities, sponsor family members, or renew visas without registered tenancy contract.
Freehold:
Leasehold:
From Seller:
From Buyer:
Always verify the title deed authenticity before purchasing. Check for:
For purchases, especially first-time buyers, hiring a UAE property lawyer (AED 5,000-15,000) provides legal protection, contract review, due diligence verification, and ensures smooth transfer process.
Handled by Dubai Rental Dispute Center (RDC) at Dubai Land Department
Handled by Abu Dhabi Judicial Department - Rental Disputes Settlement Center
Understanding the true cost of ownership and renting beyond the initial price
| Cost Item | Typical Range | Frequency | Notes |
|---|---|---|---|
| Rent | Varies by location | Annual (1-4 cheques) | Paid in advance |
| DEWA (Electricity/Water) | AED 300-1,500/month | Monthly | Higher in summer (AC) |
| Chiller/District Cooling | AED 200-1,000/month | Monthly (if applicable) | Some buildings only |
| Internet & TV | AED 300-600/month | Monthly | Etisalat or du packages |
| Parking | AED 0-500/month | Annual or monthly | Often included in rent |
| Housing Fee (Dubai) | 5% of rent | Annual (via DEWA) | Included in DEWA bill |
| Gas (if applicable) | AED 50-150/month | Monthly | Only some properties |
| Maintenance/Repairs | Varies | As needed | Tenant responsibility (minor) |
Rent (monthly): AED 10,000
DEWA: AED 600
Chiller: AED 500
Internet/TV: AED 400
Housing Fee: AED 500
Parking: Included
Total: ~AED 12,000/month
Plus food, transport, lifestyle
| Cost Item | Typical Range | Frequency | Notes |
|---|---|---|---|
| Service Charges | AED 10-25/sq ft/year | Annual (quarterly bills) | Community maintenance |
| Homeowners Association (HOA) | AED 1,000-5,000/year | Annual | Villa communities |
| Property Insurance | 0.1-0.3% of property value | Annual | Recommended (fire, damage) |
| Utilities (if vacant) | AED 2,000-6,000/year | Monthly | If not rented out |
| Property Management | 5-8% of annual rent | Monthly/Annual | If renting out |
| Mortgage Payment | Varies by loan | Monthly | If financed |
| Maintenance Reserve | 1-2% of property value | Annual budget | AC, appliances, repairs |
| Property Tax | NONE | - | No property tax in UAE! 🎉 |
Service charges cover building/community maintenance including:
Annual ownership costs:
AED 200-500 per AC unit annually. Critical in UAE climate. Neglect causes expensive repairs.
If unfurnished: AED 30,000-100,000+ for full furniture, appliances, and setup costs.
Local move: AED 500-3,000. International shipping: AED 10,000-50,000+ depending on volume.
Safe installation, security systems, childproofing if needed: AED 1,000-5,000.
Move-in/move-out repairs and painting: AED 2,000-10,000 depending on property size.
Breaking lease early: typically 1-2 months rent penalty plus forfeiting security deposit.
Expert tips to avoid common mistakes and make smart housing decisions
View properties during weekdays AND weekends, daytime AND evening. Check traffic patterns, noise levels, parking availability, and neighborhood activity at different times before committing.
Best negotiating power: June-August (summer) when many expats leave. Landlords more flexible to avoid vacancy.
Offer 2-year lease for 5-10% discount. Landlords value stability and avoiding re-letting costs.
Offer 1-2 cheques instead of 4 for small discount. Cash flow matters to landlords.
Best for Negotiation
Many expats leave, more inventory, lower demand
More Choices
Higher availability, landlords eager to fill units
Very Hot Weather
40-45°C makes viewing properties less comfortable
Pleasant Weather
20-30°C, comfortable for viewings and moving
Higher Demand
Peak moving season, less negotiating power
Less Inventory
Properties get snapped up quickly
Start property search in May-June, negotiate in July-August, and move in August-September. You get summer discounts but avoid peak heat for moving day. For buying, monitor market Q2-Q3 for better deals.
Quick answers to common UAE housing questions
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