Published 9 June 2026 · Updated 9 June 2026

UAE mortgage fees calculator 2026: all buying costs on one page

By David Chen, Senior Mortgage Analyst · 9 min read

Total fees by property price

The table below shows indicative total upfront fees for properties at different price points, using a 20% deposit and a bank arrangement fee capped at AED 15,000. Fees outside Dubai may differ slightly; the DLD transfer fee is specific to Dubai-registered property.

Mortgage registration = 0.25% of loan + AED 290. Bank arrangement fee = 1% of loan, capped at AED 15,000 (most major lenders). Valuation fees are indicative; they vary by lender and property type. Table does not include agency commission (typically 2%) or building insurance. AED 5M row uses 20% deposit; above AED 5M expats must put down 30%, so the loan would be lower if you are buying above AED 5M. Source: DLD official fee schedule, CBUAE mortgage regulations, MortgageCompare.ae analysis, June 2026.

What each fee is and who charges it

DLD transfer fee (4% of property price)

The Dubai Land Department charges 4% of the registered sale price to transfer ownership into your name. This is the largest single fee in most transactions. It is set by law and is not negotiable. You pay it once, at registration, and it does not repeat unless you sell or transfer the property.

In Abu Dhabi, the fee for registering a property under a mortgage is typically 2% plus a smaller registration charge. In Sharjah and other emirates the fees differ from Dubai. Check with the relevant land department for your emirate.

DLD admin fee (AED 4,200)

The DLD charges a fixed administrative fee for processing the transfer. For most residential properties in Dubai the admin fee is AED 4,200. This is paid at the DLD registration office alongside the 4% transfer fee.

Mortgage registration fee (0.25% of loan + AED 290)

Separately from the property transfer, the DLD charges 0.25% of the mortgage loan amount to register the bank's charge against the property. This is a CBUAE-regulated fee. The AED 290 is a fixed admin charge per registration. Every time you refinance to a new lender, this fee is paid again on the new loan.

On a AED 1.6M loan: 0.25% = AED 4,000 + AED 290 = AED 4,290.

Bank arrangement or processing fee (up to 1% of loan, capped at AED 15,000)

The bank charges a one-time fee when the mortgage completes. The standard market rate is 1% of the loan amount, but most major lenders cap this at AED 15,000 for salaried borrowers. The cap means it applies to all loans above AED 1.5M. Some banks charge less (AED 5,000 to AED 10,000 flat fee for some products), and some reduce or waive the fee for certain salary levels or employer categories. This fee is not usually negotiable once a product is chosen, but it can be a factor when comparing lenders.

Property valuation fee (AED 2,500 to AED 3,500)

Before approving your mortgage, the bank commissions an independent valuation of the property from a RICS-accredited or DLD-approved valuer. The cost is typically AED 2,500 to AED 3,500 for standard residential properties, and higher for larger or unusual properties. You pay the valuation fee upfront, whether or not your mortgage proceeds. If you refinance, the new lender commissions and charges for a new valuation.

Building insurance (ongoing annual cost)

UAE lenders require building insurance as a condition of the mortgage. The bank often arranges this through an affiliated insurer, typically at 0.03% to 0.05% of the insured value per year. On a AED 2M property the annual building insurance premium is approximately AED 600 to AED 1,000. You can arrange your own building insurance as long as the policy meets the bank's requirements.

Life insurance (often required, ongoing)

Many UAE banks require a decreasing-term life assurance policy as a condition of the mortgage, covering the outstanding balance. Premiums vary widely by age, health, and insurer, typically 0.20% to 0.60% of the outstanding balance per year. On a AED 1.5M outstanding balance, the annual premium can range from AED 3,000 to AED 9,000. Shop around: bank-arranged life cover is often more expensive than going directly to an insurer.

Fees when refinancing

When you refinance your mortgage to a new lender, you pay a subset of the fees again. The DLD transfer fee (4%) does not apply again, because you are not buying a new property. But you do pay:

• New mortgage registration fee: 0.25% of the new loan + AED 290 to register the new lender's charge with the DLD.
• New lender arrangement fee: Up to 1% of the new loan, capped at AED 15,000 (varies by lender).
• New valuation fee: AED 2,500 to AED 3,500 for a fresh valuation commissioned by the new lender.
• Early exit fee (if within 3 years): Up to 1% of outstanding balance from the outgoing bank, capped at AED 10,000. After year 3 this fee is zero.

Total refinancing cost (outside exit fee window): approximately AED 3,500 to AED 6,000 in new registration and valuation fees. Inside the exit fee window, add up to AED 10,000 exit fee plus the new lender's arrangement fee. The total switching cost can reach AED 25,000 for a large loan refinanced in years 1 to 2.

Fees in Abu Dhabi and other emirates

The 4% DLD transfer fee applies to properties registered with the Dubai Land Department. Other emirates have their own registration bodies and fee structures:

• Abu Dhabi: Abu Dhabi Municipality charges 2% of the property value for ownership registration, plus a mortgage registration fee. Total upfront fees are typically lower than Dubai on a percentage basis.
• Sharjah: Sharjah Real Estate Registration Department charges differ. Typically around 2% for property registration.
• Ras Al Khaimah, Ajman, Fujairah: Each emirate has its own authority. Fees are generally 1% to 2% for property transfer, lower than Dubai.

The bank arrangement fee, mortgage registration fee (0.25%), and valuation fee apply uniformly across all emirates as they are governed by CBUAE regulations and standard bank policy.

How to reduce your total buying costs

You cannot avoid the DLD transfer fee, mortgage registration fee, or valuation fee. But there are a few ways to reduce the overall cost:

• Negotiate the bank arrangement fee. Some banks reduce or waive this for salaried employees of approved employers, for salary transfer customers, or for high loan amounts. Ask directly when getting a mortgage quote.
• Choose your own insurer for life and building cover. Bank-arranged insurance is convenient but often overpriced. You typically have the right to provide equivalent cover from an independent insurer. Compare premiums before accepting the bank's default policy.
• Buy off-plan from a developer. Off-plan property does not require a mortgage at the time of purchase (you pay in instalments to the developer). No DLD transfer fee is paid until the property is completed and registered in your name, which can defer the fee by 2 to 4 years. When the oqood (off-plan registration) converts to a title deed, the transfer fee applies.
• Use a mortgage broker. A broker who works with multiple lenders may secure a reduced or waived arrangement fee as part of their bank relationships. See our guide on UAE mortgage brokers for more on how this works.

Fees as a percentage of property price

As a quick planning guide, budget for total upfront fees (excluding agency commission) as follows:

• Properties under AED 1.5M: approximately 6% to 7% of property price in fees.
• Properties AED 1.5M to AED 5M: approximately 5.5% to 6.5% (arrangement fee cap reduces the percentage).
• Properties above AED 5M: approximately 5% to 6% (all three fixed caps apply).

Add 2% for agency commission if buying through a broker. Total cash outlay is your deposit plus fees, so on a AED 2M property with 20% deposit: AED 400,000 deposit + approximately AED 107,000 fees + optional AED 40,000 commission = total cash needed of approximately AED 547,000 before the mortgage completes.

Frequently asked questions

How much are total fees when buying with a mortgage in the UAE?

For a AED 2M property with a 20% deposit, total upfront fees are approximately AED 106,000 to AED 115,000. The biggest cost is the 4% DLD transfer fee (AED 80,000). Other fees are the DLD admin fee (AED 4,200), mortgage registration (AED 4,290), bank arrangement fee (up to AED 15,000), and valuation (AED 2,500 to 3,500). Budget 6% to 8% of property value for fees on top of your deposit.

What is the DLD fee in Dubai?

The DLD charges 4% of the purchase price as a transfer fee, plus a fixed AED 4,200 admin fee. On a AED 1.5M property that is AED 60,000 + AED 4,200 = AED 64,200 for the DLD alone, before any other fees.

What is the mortgage registration fee in the UAE?

0.25% of the loan amount plus AED 290. On a AED 1.5M loan: AED 3,750 + AED 290 = AED 4,040. This fee is paid every time you register a mortgage or refinance.

What is the bank arrangement fee in the UAE?

Typically 1% of the loan amount, capped at AED 15,000 by most major lenders. On any loan above AED 1.5M the cap applies. Some banks charge less or waive the fee for approved employer categories. Not negotiable post-offer in most cases, but worth comparing across lenders before choosing.

Do I pay fees again if I refinance?

You pay the new mortgage registration fee (0.25% + AED 290), the new lender's arrangement fee (up to AED 15,000), and a new valuation fee (AED 2,500 to 3,500). You do not pay the DLD transfer fee again. If you are within the first 3 years, you also pay an exit fee of up to AED 10,000 to the outgoing lender. After year 3, no exit fee applies.