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The parts nobody quotes upfront.
Everything below is the answer to a question a buyer actually asks, given directly. If you read nothing else, read the costs section and the one on service charges — those are where the returns quietly go.
Eligibility
Who can actually buy.
Can foreigners buy property in Dubai?
Yes. Any nationality can buy freehold property in Dubai's designated freehold areas, which include Downtown, Dubai Marina, Palm Jumeirah, Business Bay, JVC, Dubai Hills and many others. You do not need to be a resident, you do not need a UAE visa, and there is no restriction on repatriating proceeds when you sell.
Do you need a residence visa to buy property in Dubai?
No. Buying property in a freehold area requires a valid passport and nothing else. A residence visa is a possible consequence of buying, not a prerequisite for it — property above the current investor-visa threshold can qualify you to apply, but the purchase itself is open to non-residents.
What is the difference between freehold and leasehold?
Freehold means you own the unit and your name is on the title deed at the Dubai Land Department, indefinitely. Leasehold means you hold rights for a fixed term, commonly 99 years, after which ownership reverts. Almost all investor-grade stock sold to foreign buyers is freehold — but confirm which you are being offered, because the word is used loosely in marketing.
The real number
What it costs on top.
The advertised price is not the price. Budget 6–7% above it.
What does it actually cost to buy property in Dubai?
Budget roughly 6–7% on top of the price. The Dubai Land Department transfer fee is 4%, agency commission is typically 2%, and there are fixed charges for the registration trustee, title deed issuance and, on off-plan, developer administration. If you are mortgaging, add a 0.25% mortgage registration fee plus bank arrangement fees.
| Dubai Land Department transfer fee | 4% of purchase price |
|---|---|
| Agency commission | 2% typical |
| Registration trustee fee | Fixed, tiered by price band |
| Title deed issuance | Fixed |
| Mortgage registration (if financing) | 0.25% of loan + bank fees |
| Developer NOC (resale) | Varies by developer |
Fees are set by the Dubai Land Department and developers and change from time to time. Confirm current figures before budgeting — these are indicative, not a quotation.
What are service charges and why do they matter?
Service charges are the annual building maintenance levy, quoted per square foot and payable regardless of whether the unit is occupied. They vary enormously — a serviced tower can run several times a simple apartment block — and they come straight off your net yield. Always check the RERA service charge index for the specific building, and look at three years of history rather than the current figure.
This is the most common way a projected yield quietly fails to materialise. A building whose charges rise 15% a year erodes the return you underwrote, and you cannot vote your way out of it.
Off-plan
Payment plan or mortgage.
Is off-plan or ready property the better buy?
They solve different problems. Off-plan gives you a payment plan instead of a mortgage and entry below current market, at the cost of construction risk, delay risk and no income until handover. Ready property gives you rent from day one and a unit you can physically inspect, at full price and requiring the capital now. Neither is universally better.
What is escrow and why does it matter for off-plan?
Every registered off-plan project in Dubai must hold buyer payments in a project-specific escrow account regulated by RERA, released to the developer against certified construction milestones. It is the single most important protection you have, and verifying that the project is registered and the escrow account exists is the first thing to check before any payment.
What happens if the project is delayed or cancelled?
Delay is common and usually survivable — because instalments track construction milestones rather than dates, a slow site defers your payments too. Cancellation is the serious case: RERA can cancel a project and order escrow funds returned to buyers, but recovery takes time and is rarely complete. This is why developer track record matters more than the brochure.
Returns & residency
Yield, net of everything.
What rental yields does Dubai property produce?
Gross yields commonly quoted are in the 5–8% range depending on area and unit type, with smaller units in mid-market communities at the higher end. Net yield is the number that matters: subtract service charges, roughly 5% management if you are not local, maintenance, and realistic vacancy. That typically takes a headline 7% closer to 4–5%.
How much property do you need for a Golden Visa?
The long-term investor visa threshold has been AED 2 million in property value, and unlike earlier rules it can apply to off-plan and mortgaged property under certain conditions. Thresholds and conditions have changed several times, so confirm the current requirement with a licensed agent or the ICP before buying specifically to qualify.
Is there tax on Dubai property?
There is no annual property tax and no personal income tax on rental income in the UAE. That does not mean the income is untaxed — most investors remain taxable in their country of residence, and UAE-source rental income is usually reportable there. Take advice in your own jurisdiction; the absence of local tax is frequently oversold.
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Bring a building and we'll model it.
Send a project you are considering and you will get back the service-charge history, the developer's handover record, and what the resale depth actually looks like.