What the Dubai property transfer fee is
When a property in Dubai changes owner, the sale must be registered with the Dubai Land Department (DLD). Registration is what makes you the legal owner. The DLD issues a new title deed in your name and records the sale in its land register. For this service it charges a transfer fee of 4% of the sale value, plus a few small fixed fees.
The 4% fee is by far the largest government charge in a Dubai purchase. On a AED 1.5 million flat, it comes to AED 60,000. But it is not the only cost. A registered trustee office handles the transfer and charges a service fee. If you use an estate agent, you pay commission. If you use a mortgage, the DLD charges a fee to register the bank’s charge over the property, and the bank adds its own fees.
This calculator brings all of these into one list, so you know how much cash to have ready on transfer day. Every percentage and fee box can be edited if your deal is different.
Who pays the fees
The DLD fee schedule shows the 4% split as 2% for the seller and 2% for the buyer. However, in most Dubai resales the buyer agrees to pay the full 4%. This is written into the memorandum of understanding, often called Form F, that the buyer and seller sign through their agents. It is a market custom, not a legal rule, so you can negotiate it.
For other fees the usual pattern is:
- Buyer pays: DLD transfer fee (usually all 4%), title deed and map fees, trustee office fee, mortgage registration, bank and valuation fees, and the buyer’s agent commission.
- Seller pays: the developer’s no objection certificate (NOC) fee, any unpaid service charges, the cost of releasing the seller’s own mortgage, and the seller’s agent commission if they used one.
Use the “Who pays the DLD fee” box in the calculator to see your costs under a 50/50 split. The result also shows the seller’s share so both sides can see the numbers.
These fees apply to everyone who buys in Dubai: UAE nationals, GCC citizens and expats. Expats can buy freehold property in designated areas. The fees are the same whether you live in the UAE or abroad.
DLD fee table for 2026
These are the amounts shown on the Dubai Land Department’s service pages for property sale registration and mortgage registration, checked in October 2026.
| Fee | Amount | Notes |
|---|---|---|
| Transfer (registration) fee | 4% of sale value | Listed as 2% seller + 2% buyer |
| Title deed certificate issuance | AED 250 | Ready property |
| Map / unit fee | AED 250 for villas and apartments | AED 225 for land plots under Dubai Municipality; AED 100 for land outside it |
| Knowledge fee | AED 10 | Fixed |
| Innovation fee | AED 10 | Fixed |
| Service partner (trustee office) fee | AED 4,000 + VAT | Sale value AED 500,000 or more |
| Service partner (trustee office) fee | AED 2,000 + VAT | Sale value below AED 500,000 |
| Mortgage registration | 0.25% of mortgage value | Plus admin charges (about AED 290 is commonly quoted) |
| Off-plan (Oqood) registration | 4% of sale value | Listed as 2% + 2%; usually all paid by buyer |
Many guides say the DLD admin fee is “AED 580”. That figure is close to the sum of the title deed, map, knowledge and innovation fees (AED 520) plus small extras. Our calculator lists each part separately so you can see exactly what you pay.
VAT at 5% is added to the trustee office fee and the agent commission. The DLD’s own government fees do not carry VAT. You can check any VAT amount with our UAE VAT Calculator.
How to calculate the total cost
Here is the method the calculator uses for a ready property.
Step 1: The transfer fee
Your share = all of it, or half if split
Step 2: Fixed DLD fees
(land plot: 250 + 225 + 20 = AED 495)
Step 3: Trustee office fee
If price < 500,000 → 2,000 × 1.05 = AED 2,100
Step 4: Mortgage registration (if any)
Step 5: Agent commission
Step 6: Add them up
Cash needed = Total costs + (Price − Loan)
Worked examples
Each example uses the default fee boxes. Type the same numbers and you will see the same totals.
Example 1: Ready apartment for AED 1.5 million with a mortgage
Priya and her husband buy a resale apartment for AED 1,500,000. They take a AED 1,200,000 mortgage. They pay all of the DLD fee and use an agent at 2%.
- DLD transfer fee: 1,500,000 × 4% = AED 60,000.00
- Title deed: AED 250.00; map fee: AED 250.00; knowledge and innovation: AED 20.00
- Trustee office fee: AED 4,200.00 (price is over AED 500,000)
- Mortgage registration: 1,200,000 × 0.25% + 290 = AED 3,290.00
- Agent commission: 1,500,000 × 2% × 1.05 = AED 31,500.00
- Total: AED 99,510.00, which is about 6.63% of the price
With their AED 300,000 deposit, they need AED 399,510 in cash before bank fees. The bank’s arrangement and valuation fees come on top. You can add those with our UAE Mortgage Calculator, which also shows the monthly payment.
Example 2: Studio under AED 500,000 bought with cash
Hassan buys a studio for AED 450,000 in cash. Because the price is below AED 500,000, the trustee fee is the lower rate.
- DLD transfer fee: AED 18,000.00
- Fixed DLD fees: AED 520.00
- Trustee office fee: AED 2,100.00
- Agent commission: AED 9,450.00
- Total: AED 30,070.00
Example 3: Off-plan apartment bought direct from a developer
Elena books an off-plan flat for AED 2,000,000 directly with the developer, so there is no agent. She sets the agent box to 0 and chooses “Off-plan”.
- Oqood fee: 2,000,000 × 4% = AED 80,000.00
- Developer / Oqood admin fee: AED 1,000.00 (default; her contract may differ)
- Knowledge and innovation fees: AED 20.00
- Total: AED 81,020.00
There is no trustee fee or title deed fee at this stage. A title deed fee is paid later, when the project is finished and the Oqood is converted into a full title deed.
Example 4: Villa for AED 3 million with the DLD fee split
A buyer and seller agree to share the DLD fee on a AED 3,000,000 villa. The buyer pays cash and uses an agent.
- Buyer’s half of the DLD fee: AED 60,000.00 (the seller pays the other AED 60,000.00)
- Fixed DLD fees: AED 520.00
- Trustee office fee: AED 4,200.00
- Agent commission: AED 63,000.00
- Buyer’s total: AED 127,720.00
Notice how large the agent’s commission becomes at higher prices. On this villa it is bigger than the buyer’s share of the government fee.
Off-plan property and Oqood fees
Oqood is the DLD’s register for off-plan property, meaning homes that are sold before they are finished. When you buy off-plan, the developer registers your purchase in Oqood. This protects you, because the sale is recorded and your payments go into a regulated escrow account for the project.
The Oqood registration fee is the same 4% of the price. The DLD lists it as 2% for the seller (the developer) and 2% for the buyer. In practice, most developers ask the buyer to pay the full 4%, often together with the first instalment. Some developers run promotions where they pay part or all of it. Read your sale and purchase agreement (SPA) to see what applies.
The DLD also lists a self-registration fee of AED 1,000 for developers using the Oqood portal. Some developers pass this, or their own admin fee, to the buyer. Amounts we have seen quoted range from small fixed sums to around AED 1,000 or more. That is why the calculator has an editable box for it.
When the building is complete, the Oqood is converted into a title deed. At that point you usually pay a title deed fee of a few hundred dirhams. If you sell an off-plan property before completion, the new buyer pays a fresh 4% fee on the resale, and the developer normally charges a transfer or NOC fee.
Mortgage registration fees
If you buy with a mortgage, the bank’s charge over the property must also be registered with the DLD. The DLD fee is 0.25% of the mortgage value. On a AED 1,000,000 loan that is AED 2,500. Guides and banks commonly add an admin charge of about AED 290. When the mortgage is registered on its own at a trustee centre, the DLD service page also lists a service partner fee of AED 4,000 plus VAT, and AED 5,000 plus VAT for an Oqood mortgage. Your bank or trustee office will give you the exact figure.
The bank will also charge its own costs, which are not DLD fees:
- Arrangement or processing fee: often up to 1% of the loan, plus VAT. Some banks offer lower or zero fees.
- Valuation fee: usually about AED 2,500 to AED 3,500, plus VAT.
- Insurance: life insurance on the borrower and property insurance are normally required.
When you later pay off your mortgage, a release fee is charged to remove the bank’s charge from the title deed.
What happens on transfer day
Knowing the order of events helps you have the right payments ready. A typical resale in Dubai goes like this:
- Sign the MOU. Buyer and seller sign Form F through their agents. The buyer usually gives a security cheque of about 10% of the price, held by the agent until transfer.
- Get the NOC. The seller applies to the developer for a no objection certificate. This confirms there are no unpaid service charges.
- Arrange the mortgage. If you are borrowing, the bank values the property and issues a final offer. If the seller has a mortgage, their bank must also agree to release it.
- Prepare payments. Most trustee offices ask for manager’s cheques: one to the seller for the price, one to the DLD for the transfer fee and other DLD fees, and a payment for the trustee office fee. Ask your trustee office for the exact list a few days before.
- Attend the trustee office. Buyer, seller (or their legal representatives) and any banks meet at a DLD-registered trustee office. The office checks documents, collects payments and submits the transfer.
- Receive the title deed. The new title deed is issued in your name, usually electronically on the same day.
The whole process often takes four to eight weeks from MOU to transfer, depending on the NOC and mortgage approvals. Keep your fee money in a UAE account so that cheques can be issued in time.
Other costs to budget for
| Cost | Typical amount | Usually paid by |
|---|---|---|
| Developer NOC (resale) | About AED 500 to 5,000 + VAT | Seller |
| Conveyancing or lawyer | Varies; often several thousand dirhams | Buyer, optional |
| DEWA deposit | About AED 2,000 (flat) to 4,000 (villa), refundable | Owner or tenant |
| Service charges | Per square foot each year | Owner |
| Moving and furnishing | Your choice | Buyer |
These amounts come from published market guides and vary by building and provider. Ask for quotes before you sign.
Special cases
Price exactly AED 500,000
The DLD uses the higher trustee fee when the sale value is AED 500,000 or more. A flat at exactly AED 500,000 pays AED 4,000 plus VAT. A flat at AED 499,000 pays AED 2,000 plus VAT.
Land plots
For land under Dubai Municipality, the map fee is AED 225 instead of AED 250. Choose “Land plot” in the calculator. Land outside Dubai Municipality jurisdiction has a AED 100 map fee instead; change the result by hand if that applies.
Gifts and transfers within a family
Transfers between close family members, such as from a parent to a child, can have a lower registration fee. The rules depend on the relationship, so check the DLD gift registration service.
Buying through a company
Company purchases may need extra documents and can involve different fees. Ask a trustee office in advance.
Outside Dubai
This calculator uses Dubai fees only. Abu Dhabi, Sharjah, Ajman and Ras Al Khaimah have their own land departments and different rates.
Common mistakes
- Assuming the seller pays half. In most deals the buyer pays all 4%. Check your Form F.
- Forgetting VAT. 5% VAT is added to agent commission and the trustee fee.
- Counting the deposit as the only cash needed. Fees usually add 6% to 8% on a ready purchase through an agent.
- Mixing up the loan and the price. The 0.25% mortgage fee is charged on the loan, not on the price.
- Leaving off-plan admin fees out. Developer admin fees are small but real. Read the SPA.
- Paying with the wrong method. Trustee offices usually need manager’s cheques or approved payment channels. Arrange them early.
Practical tips and where to get official help
- Ask your agent for a written cost sheet before you sign the MOU. Compare it with this calculator.
- Negotiate the agent’s commission, especially on high-value homes.
- If you are renting while you search, know your renewal rights. Our Dubai Rent Increase Calculator shows the legal limit on rent rises.
- If you plan to use savings from your job to buy, check what you will receive when you leave with the UAE Final Settlement Calculator.
- Use only DLD-registered trustee offices and RERA-licensed brokers. You can check a broker’s licence on the DLD website or the Dubai REST app.
- Never transfer large sums to a personal account. Off-plan payments should go to the project’s escrow account.
For official answers, contact the Dubai Land Department through its website, the Dubai REST app or its call centre. A registered real estate trustee office can confirm the fees on your transfer day. For contract questions, speak to a lawyer licensed in Dubai.
Frequently asked questions
What is the DLD transfer fee in Dubai?
4% of the sale value. The Dubai Land Department lists it as 2% for the seller and 2% for the buyer, but in most resale deals the buyer agrees to pay the full 4%. Check your sales agreement.
Who pays the 4% transfer fee, buyer or seller?
Officially each side pays 2%. In practice, the market custom in Dubai is for the buyer to pay all 4%, and this is written into the memorandum of understanding (Form F). It can be negotiated.
How much is the trustee office fee?
AED 4,000 plus 5% VAT (AED 4,200) if the sale value is AED 500,000 or more, and AED 2,000 plus VAT (AED 2,100) if it is below AED 500,000. The Dubai Land Department calls this the service partner fee.
How much is the title deed fee in Dubai?
The DLD charges AED 250 to issue the title deed, plus a map or unit fee of AED 250 for villas and apartments (AED 225 for land plots under Dubai Municipality), and AED 10 knowledge and AED 10 innovation fees. That is AED 520 for a typical apartment.
What is the mortgage registration fee?
The Dubai Land Department charges 0.25% of the mortgage amount. An admin charge of about AED 290 is commonly added, and trustee or service partner fees can apply. A AED 1,200,000 loan costs AED 3,000 plus the admin charge.
What is Oqood and how much does it cost?
Oqood is the DLD register for off-plan sales. The registration fee is 4% of the sale value, listed as 2% seller and 2% buyer, but developers usually pass the full 4% to the buyer. Knowledge and innovation fees of AED 20 and a developer admin fee are added.
Is VAT charged on the DLD transfer fee?
No. The government fees charged by the Land Department do not carry VAT. VAT at 5% is charged on the trustee office fee, the agent commission and bank fees.
How much should I budget on top of the price?
For a ready home bought through an agent, plan for about 6.5% to 8% of the price in fees. Most of this is the 4% DLD fee and the 2% plus VAT agent commission. Mortgage and bank fees add more. Off-plan purchases direct from a developer are usually closer to 4%.
Is there a discount on transfer fees for first-time buyers?
Dubai has run programmes that let some first-time buyers delay or spread the 4% fee. These change over time and have conditions, so ask the Dubai Land Department or your developer what is available on your purchase date.
When are the fees paid?
For a resale, they are paid at the trustee office on transfer day, usually by manager’s cheque. For off-plan, the 4% Oqood fee is usually paid at or shortly after booking, when the developer registers the sale.
Disclaimer
This calculator and guide give estimates for general information only. They are not legal or financial advice. Dubai Land Department fees, trustee charges, developer fees and commissions can change or differ for your deal. Confirm all amounts with the DLD, your trustee office, your bank or a licensed adviser before you pay.
Sources and references
Dubai Land Department service fee pages: Property sale registration, Mortgage registration, Initial (off-plan) sale registration and Sale with initial mortgage; Law No. 13 of 2008 Regulating the Interim Real Property Register in the Emirate of Dubai (Oqood); Federal Decree-Law No. 8 of 2017 on Value Added Tax.