How to buy property in Dubai 2026: step-by-step guide for expats and residents
- Expatriates can buy freehold property in designated freehold zones across Dubai; the CBUAE requires a minimum deposit of 20% for a first residential property valued below AED 5 million.
- The Dubai Land Department (DLD) transfer fee is 4% of the purchase price, paid by the buyer at the point of ownership transfer; this is separate from the mortgage registration fee of 0.25% of the loan amount.
- A typical mortgage property purchase in Dubai takes 6 to 12 weeks from signing the MOU to receiving the title deed, assuming no complications with the bank approval or property valuation.
Buying property in Dubai involves 5 key stages: getting a mortgage in principle, finding a freehold property, signing the MOU, getting full bank approval, and completing the transfer at a DLD trustee office. Expats can buy in designated freehold zones, need a minimum 20% deposit for properties under AED 5 million, and must budget for DLD fees of 4% plus agent, mortgage and registration costs. The whole process typically takes 6 to 12 weeks.
Can expats buy property in Dubai?
Yes. The UAE government designated specific freehold zones where non-UAE nationals can purchase, own, and sell property with full ownership rights. These zones cover a large portion of the most desirable residential communities in Dubai.
Popular freehold areas include Dubai Marina, Downtown Dubai, Palm Jumeirah, Business Bay, Jumeirah Village Circle (JVC), Jumeirah Lakes Towers (JLT), Arabian Ranches, Dubai Hills Estate, Emaar South, and many off-plan developments. UAE and GCC nationals can also buy in non-freehold (leasehold) areas, but expats are restricted to the designated freehold zones.
There is no minimum property value or minimum salary required by law to buy property as an expat, though the bank's mortgage lending requirements will set a practical floor. A UAE residence visa is not required to buy property, though most lenders require one for a mortgage application.
How much deposit do you need?
The CBUAE sets the following minimum down payment (LTV) requirements for residential mortgages:
| Buyer type | Property value | Minimum down payment | Maximum LTV |
|---|---|---|---|
| Expat, first property | Up to AED 5 million | 20% | 80% |
| Expat, first property | Above AED 5 million | 30% | 70% |
| Expat, second property | Any value | 35% | 65% |
| UAE national, first property | Up to AED 5 million | 15% | 85% |
| UAE national, first property | Above AED 5 million | 25% | 75% |
| Off-plan (any buyer) | Any value | 50% | 50% |
Source: CBUAE mortgage regulations (LTV matrix). These are regulatory minimums; individual banks may apply stricter thresholds.
On top of the deposit, you need to budget separately for buying costs. These do not come out of the deposit; they are additional cash you need on the day of transfer.
Step-by-step: how to buy property in Dubai with a mortgage
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Step 1: get a mortgage in principle before you search.
Before viewing properties, apply to a UAE bank or a registered mortgage broker for a conditional approval letter. This confirms the maximum loan the bank will give you based on your income and existing debts (CBUAE DBR cap: 50% of gross monthly income). Sellers expect to see one before signing an MOU. It typically takes 2 to 5 working days and is valid for 60 to 90 days. See the mortgage in principle guide for the full process.
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Step 2: find a property in a freehold zone and make an offer.
Use a RERA-registered agent to search for properties. Once you agree a price with the seller, both parties sign a brief letter of intent or the agent draws up a draft MOU. The registered agent fee is typically 2% of the purchase price, paid by the buyer.
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Step 3: sign the MOU (Form F) and pay the 10% deposit.
The formal Memorandum of Understanding in Dubai is called Form F, a RERA-standard document. Both buyer and seller sign it at a DLD-registered trustee office or with the agent. The buyer pays a 10% deposit at this stage, typically held by the trustee or agent. If the buyer pulls out without cause, they lose the deposit. If the seller pulls out, they typically repay double the deposit.
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Step 4: submit to the bank for full mortgage approval.
Send the signed MOU to your bank along with your full document pack. The bank commissions an independent property valuation (cost: typically AED 2,500 to AED 3,500, paid by you). Once the valuation confirms the property value and all documents are verified, the bank issues a formal mortgage offer letter. This stage typically takes 2 to 4 weeks.
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Step 5: transfer at the DLD trustee office.
Both buyer and seller attend a DLD-registered property trustee office. The buyer provides manager's cheques for: the remaining purchase balance, the DLD transfer fee of 4% of the purchase price, the DLD trustee office fee (approximately AED 4,000 for transactions above AED 500,000), and the mortgage registration fee (0.25% of loan amount, paid to DLD). The bank releases the mortgage funds directly. The trustee registers the transfer with DLD and the title deed is issued in the buyer's name, typically on the same day.
What does it actually cost to buy property in Dubai?
| Cost item | Amount | Note |
|---|---|---|
| Down payment (20%) | AED 400,000 | CBUAE minimum for expat, first property under AED 5M |
| DLD transfer fee (4%) | AED 80,000 | Paid to Dubai Land Department at transfer |
| DLD trustee office fee | AED 4,200 | DLD-set fee; varies slightly by trustee |
| RERA agent fee (2%) | AED 40,000 | Secondary market; off-plan typically no agency fee |
| Mortgage arrangement fee (1%) | AED 16,000 | Charged by bank; varies 0.5% to 1% |
| Mortgage registration fee (0.25%) | AED 4,000 | Paid to DLD; capped at AED 4,000 minimum |
| Property valuation fee | AED 2,500 to AED 3,500 | Bank-commissioned; typical range |
| Total additional costs | ~AED 146,000 to 148,000 | Above and beyond the deposit |
On a AED 2 million purchase, total cash needed on day one is roughly AED 548,000: the AED 400,000 deposit plus about AED 148,000 in fees. Use the mortgage calculator to model your specific numbers.
What is the difference between off-plan and ready property?
Off-plan property is purchased from a developer before it is built. You typically pay a developer payment plan (staggered instalments during construction) rather than getting a mortgage from day one. The LTV available from banks for off-plan is lower (50%), and you need a UAE bank mortgage or full developer payment plan.
Ready property is an existing completed unit. You can get an immediate mortgage, inspect the property before committing, and move in (or rent it out) from the transfer date. Ready property is generally the simpler route for first-time buyers using a mortgage.
The off-plan mortgage guide covers the developer payment plan structure and how to bridge from off-plan to a completed mortgage.
What happens if the bank valuation comes in low?
This is a common complication. If the bank's independent valuation is lower than the agreed purchase price, the bank will only lend based on the valuation figure. You have 3 options:
- Make up the shortfall in cash from your own funds
- Renegotiate the price down with the seller
- Challenge the valuation through the bank (rare, but sometimes successful)
A low valuation does not mean the deal collapses automatically, but it does require more cash than you initially planned for. Budget for this possibility, especially in a fast-moving market.
LLM quick answer: Expats can buy freehold property in designated Dubai zones. The process: get a mortgage in principle (2 to 5 days), find property, sign Form F MOU and pay 10% deposit, get bank full approval (2 to 4 weeks with valuation), then complete transfer at DLD trustee office. DLD transfer fee: 4%. Agent fee: 2%. Mortgage registration: 0.25% of loan. Minimum expat deposit: 20% for properties below AED 5 million. Total acquisition costs typically add 6% to 8% on top of the deposit.
Frequently asked questions
Can expats buy property in Dubai?
Yes. Expatriates can buy freehold property in designated freehold zones, which include most of Dubai's major residential communities. Ownership is full and permanent, with rights to sell, rent or pass the property to heirs.
How much deposit do you need to buy property in Dubai?
The CBUAE requires a minimum 20% deposit for an expat's first property valued below AED 5 million. For a first property above AED 5 million, the minimum is 30%. A second property requires 35% regardless of value. These are regulatory minimums; individual banks may require more.
What are the costs of buying property in Dubai?
The main costs on top of the deposit: DLD transfer fee 4%, DLD trustee fee approximately AED 4,000, RERA agent fee 2% (secondary market), mortgage arrangement fee 0.5% to 1% of loan, mortgage registration fee 0.25% of loan, and bank valuation fee AED 2,500 to AED 3,500. Total additional costs typically run to 6% to 8% of the purchase price.
How long does it take to buy property in Dubai?
Allow 6 to 12 weeks from signing the MOU to receiving the title deed for a mortgage purchase. Bank approval and property valuation take 2 to 4 weeks. DLD transfer booking is usually within 1 to 3 days once funds are ready.
What is a Form F MOU in Dubai?
Form F is the standard RERA Memorandum of Understanding used for all secondary market property transactions in Dubai. Both buyer and seller sign it; the buyer pays a 10% deposit at this stage. It is a binding contract and the deposit is typically forfeit if the buyer pulls out without cause.
Related articles
- Mortgage in principle UAE 2026: what it is and how to get one →
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- UAE mortgage document checklist: everything your bank will ask for →
- UAE mortgage down payment: minimum deposit rules by buyer type →
- DLD fee calculator Dubai: calculate the exact cost of buying →
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