Our Guide on Renting or Buying a Home in the UAE

Jump right in:

• Renting an accommodation in the UAE
• Rental process & finding housing
• Rental prices for a house or an apartment
• Short-term rentals
• Utilities
• Internet & TV

Rental contracts in the UAE typically last one year and are hard to break. Luckily, housing laws favor both the landlord and the tenant, that way you are protected should your landlord decide to break your lease early.

It is possible to find both furnished and unfurnished flats. The choice comes down to time and money. A furnished apartment costs significantly more than unfurnished, and it is easy to find reasonably priced furniture at stores across the UAE. However, if you only plan on staying in the UAE for a year, unfurnished may be the way to go as it will be less of a hassle for move-in/move-out. Most companies in the UAE will provide housing or a housing allowance for their employees.

The rental process and rules are generally the same throughout all seven emirate states, but there can be minor differences when it comes to legalizing contracts or paying deposits. Be sure to check the specifics associated with your specific emirate state.

Steps to finding accommodation in the UAE

Step One: Look online

You can begin your search by looking online, here are a list of the most popular housing agents and websites:

• Bayut
• Betterhomes
• Dubizzle
• Savills
• UD property
• Square yards UAE
• Property Finder

Even if the pictures of a place look great, it is still advisable to view a property in person. Traffic throughout the UAE can be heavy in many areas, which is best assessed in person.

Step two: Hire an agent

Many expats hire a real estate agent to navigate the UAE rental market effectively; it is best to work with a real estate agent registered with the Real Estate Regulatory Agency (RERA). It is illegal to use unlicensed freelancers.

Licensed brokers, whose credentials can be verified via the Dubai REST app, handle all legal paperwork and register your tenancy contract in the Ejari system. Your agent also negotiates better rental terms and ensures all payments are made directly to the landlord named on the title deed, not to the agent or agency.

Step three: Prepare your documents

The typical requirements and documents for renting are:

• your passport
• a copy of your residence visa
• a marriage certificate that is attested by the UAE Ministry of Foreign Affairs, if married
• work contract/salary certificate
• bank statement (proof of income)
• security deposit

Step four: Rental contract and deposit

If moving to Dubai or Abu Dhabi, rental contracts must be registered with the local authorities. Be advised that this could soon become the standard throughout all seven emirates. Expats moving to the UAE should check with their real estate agent about specific contract requirements for their emirate.

In Dubai the rental contract is called the Ejari; in Abu Dhabi it is the Tawtheeq. The Ejari is usually taken care of by the tenants. The Tawtheeq is completed by either the property owner or the real estate consultants managing the property.

Rental contracts in the UAE are typically one year long and rent can be paid monthly. Because relations between landlords and tenants used to be tumultuous, rental contracts carry heavy penalties if broken early. The penalty will be felt by whichever party terminates early. This way, both landlords and tenants are protected.

Below are some of the average monthly rent prices based on different locations:

Average monthly apartment rent

Keep in mind that Abu Dhabi and Dubai are the most expensive emirates in the UAE.

Average yearly housing rent

Some expats might choose to rent a villa or house in the UAE. Below are some of the yearly rental prices for a home:

Dubai

• A 3-bedroom costs 180,000–250,000 AED (49,000–68,000 USD)
• A 5-bedroom costs 200,000–350,000 AED (54,000–95,000 USD)

Abu Dhabi

• A 3-bedroom costs 120,000–220,000 AED (33,000–60,000USD)
• A 5-bedroom costs 170,000–320,000 AED (46,000–87,000 USD)

Fujairah

• A 3-bedroom costs 45,000–65,000 AED (12,250–17,700USD)
• A 5-bedroom costs 70,000–135,000 AED (19,000–36,800 USD)

Ras al Khaimah & Sharjah

• A 3-bedroom costs 50,000–100,000 AED (13,600–27,230 USD)
• A 5-bedroom costs 80,000–150,000 AED (21,000–40,800 USD)

Also note that utilities are not included in the rental prices

If you arrive in the UAE and are still searching for a more long-term home, a short-term rental is the best option you have.

Depending on where the accommodation is, the average price of a short-term rental in the UAE can be significantly more expensive than renting with a one-year lease. Be sure to check whether you will be renting during high or low tourist season, or over a holiday, as this can affect the price.

The average monthly cost of a rental can be anywhere between 6,000 to 15,000 AED (approx. 1,600–4,000 USD) for a one bedroom or 13,000 to 25,000 AED (approx. 3,540–6,800 USD) for a three bedroom.

Where to find short term rentals in the UAE

• Cozycozy
• Airbnb
• Dubizzle
• Driven properties
• Keysplease
• Haus & Haus

Short-term rentals: What documents do I need?

When renting a short-term rental in the UAE, the most you should need is a copy of your passport and your Emirates ID or visa. Depending on your length of stay, you may be asked to pay a tourism fee.

Short-term rentals: Things to know

• Solo expats may look for shared housing, but be aware that Sharia law does not allow unmarried men and women to live together, even in separate bedrooms

• Authorities largely turn a blind eye to this practice for expats and non-Muslims, but you are taking a risk

• The practice is frowned upon and could lead to serious consequences if you draw unwanted attention to yourself for other infractions.

As such a lucrative country, buying property can often be, not just a sound financial solution for you and your family, but it can also prove to be a profitable investment. Additionally, you do not need a residency permit in order to buy property in the UAE.

How can I buy property in the UAE as a foreigner?

Current legislation allows foreigners of any nationality to own property in the UAE, although some emirates only allow a freehold while others permit a leasehold.

Freehold (100% ownership): Allows the buyer complete and absolute ownership of the property including the structure and the land it stands on. Freehold property owners in Dubai can upgrade or make changes to their property and have full rights to sell or lease it.

Leasehold (right of use): Implies that a property can be leased by a freeholder for a period of 30–99 years, leasehold properties are usually priced 15-20% lower and are a “budget investment”. Tenants must buy the right to occupy or live on property for a set period of time. This period of time should be stated in the lease contract. At the end of the lease, property ownership reverts back to the owner.

Recently the UAE introduced a new visa linked to property ownership: if you purchase real estate worth 2 million AED (approx. 545,000 USD) or more, you (and potentially your family) are eligible for a 10-year Golden visa

UAE house prices

The cost depends on the emirate and type of housing:

• On average you can buy a home from anywhere between 500,000 AED (approx. 136,130 USD) to multiple millions.

• The median asking price for a house is around 3.5 million AED (approx. 950,000 USD)

Process and steps for buying a house in the UAE

For the purposes of this guide, we will only discuss Abu Dhabi and Dubai as they are the emirates most popular among expats.

Abu Dhabi

Once you find a property you like and have agreed to the terms with the seller, the next steps would be as follows:

Step one: The Offer and MoU

• Once you find a property, you and the seller sign a Memorandum of Understanding (MoU), also known as Form F.

• You will typically pay a 10% security deposit, which is held by the real estate brokerage (in a certified escrow or as a manager's cheque) until the transfer is complete.

Step two: The NOC (No Objection Certificate)

• The seller must apply for an NOC from the property’s developer (e.g., Aldar or IMKAN).

• This certificate proves that the seller has no outstanding service charges or late fees. This can be done digitally through the developer's own portal and linked to DARI.

Step three: Digital Registration

• This is the "Transfer of Ownership" stage. This can also be done through the DARI app.

• The seller initiates the "Sell Property" service, enters the buyer's details (Emirates ID or UID), and uploads the required documents.

• You will receive a notification to "Accept" the transaction and pay the government fees digitally.

Step four: Final Settlement & Title Deed

The final payment is usually exchanged at the moment of the digital transfer.

Once the Department of Municipalities and Transport (DMT) approves the transaction, the system automatically generates a new Title Deed (Sanad Al Milkiya) in your name. You can download this instantly as a digital file.

Dubai

In comparison with the process in Abu Dhabi, buying property in Dubai requires a few more steps.

Here is the step-by-step process for buying a property in Dubai:

Step one: Finances and pre-approval

• Beyond the property price, you must budget an extra 7% to 10% for fees (DLD fees, commission, etc.).

• If you are financing, obtain a Mortgage Pre-Approval. Residents typically need a 20% down payment, while non-residents require 50%.

Step two: Choose the property and sign "Form F"

Once you find a house in a Freehold Area, you and the seller sign the Memorandum of Understanding (MoU) also known as Form F.

You pay a 10% deposit (usually by manager’s cheque) to be held by the real estate agency in an escrow-like manner until the final transfer.

Step three: No Objection Certificate (NOC)

• Similarly to other emirates, the seller must apply for an NOC from the developer (e.g., Emaar, Nakheel, or Damac).

• The developer checks that all service charges are paid in full. Most developers issue this digitally via the Dubai REST app within 1 to 5 working days.

Step four: The transfer appointment

Both parties (or their Power of Attorney holders) meet at a Registration Trustee Office.

Payment: You provide a Manager’s Cheque for the remaining balance to the seller and separate cheques (or digital payments) for the government fees.

Verification: The trustee verifies the NOC, the MoU, and the identities of both parties using UAE PASS.

Step five: Issuance of the title deed

• The Trustee processes the transfer in the DLD system. Once approved (usually within 30 to 60 minutes), the DLD issues a new Digital Title Deed.
• You will receive the deed via email, and it will instantly appear in your Dubai REST app profile.
• Ownership is now officially yours.

Fees you might expect to pay in the process:

The paperwork has been digitized through the Dubai REST (Dubai) or TAMM (Abu Dhabi) apps. To buy a property you will need:

• digital title deed (or the good certificate for off-plan)
• your passport
• copy of the SPA (Sales and Purchase Agreement)
• police clearance certificate from the local police
• passport-sized digital photo (matching UAE visa standards)
• medical fitness certificate
• health insurance

Other requirements to buy property

Besides the required fees, MoU, and NOC, the only other document required to buy in the UAE is your passport. As stated earlier, a residency visa is not required to own property in the UAE. However, you can buy property in the UAE in order to get a visa. To obtain the visa, there are several requirements you must meet:

• The property must be residential, not commercial.
• The property can only be freehold.
• The value of the property must not be less than two million AED (approx. 545,000 USD).
• You need to show your source of funds (under the Anti-Money Laundering (AML) laws)
• You can apply for a 2-year investor visa if the property is valued at least 750,000 AED (approx. 204,000 USD)
• The property must be completed; it cannot be under construction.
• You can buy any property under construction; but if you want to apply for a golden visa your property must be valued at two million AED (approx. 545,000 USD) and you would only gain full ownership rights once the construction is completed

You can read more about how buying property can get you and your family UAE residency in our Visa and work permits guide.

How can I get a mortgage or bank loan in the UAE?

Generally, banks will require proof that you can maintain payments for a minimum of seven years. You will also be required to make a cash down payment of at least 30-50% for non-residents and 20-30% for residing expats.

Other documentation banks will require for a property loan or mortgage:

• records of other financial commitments you may have at the time of the loan / mortgage application (this includes credit card debts and limits
• statement of your current income
• loan amount compared to the value of the property you intend to purchase
• lifestyle factors such as your spouse and number of dependents
• type of loan requested
• record of general living expenses
• current savings and other assets
• life and property insurance

Once you have found your ideal home, it is time to set-up utilities such as electricity and water in order to feel fully settled. You can’t choose your utility company, as all utilities are state-controlled and supplied.

However, when paying for utilities, do not be surprised when there are extras fees for expats when compared with Emirati nationals.

Required documents

The required documents for utilities differ from emirate to emirate and are different depending on if you are a tenant or owner. In general, you will need your:

• passport
• Emirates ID card
• House ID and number
• rental/lease contract or title deed (issued by the emirate municipal authority)
• account closing letter from the previous tenant for the property you are moving into (usually needed only in Abu Dhabi and Sharjah)
• security deposit

Step-by-step activation

• Get your Ejari (Dubai) or Tawtheeq (Abu Dhabi).
• Wait for the automated "Welcome" email/SMS from the utility provider.
• Use the UAE PASS app to log into the DEWA or ADDC portal for instant identity verification.
• Pay the deposit and activation fees via Apple Pay, credit card, or the provider’s app.
• Your water and electricity will typically be active within 15 hours of payment.

Public utility providers in the UAE

• Abu Dhabi – Abu Dhabi Distribution Company and Al-Ain Distribution Company
• Dubai – Dubai Electricity and Water Authority
• Sharjah – Sharjah Electricity and Water Authority
• Northern Emirates – Etihad Water and Electricity

For more information, visit the UAE government website.

Estimates for utilities range from 600–1,200 AED (approx. 160–330 USD) per month. Keep in mind that your bill will be higher in the hottest months when air conditioning is crucial. Utilities for water and electricity throughout the emirates can be paid online, through a UAE bank, or at a kiosk machine.

The primary internet providers are Etisalat and du.

Do not be surprised if not everything on your phone works like it did back at home. Popular VoIP (Voice over Internet Protocol) services like WhatsApp, FaceTime, and Messenger have their voice and video calling features restricted in the UAE. While messaging functionality on these apps generally works, calls are blocked on local Wi-Fi and mobile data networks due to regulatory restrictions. However, apps like Telegram or business tools such as Teams, Google Meets and Slack operate with restrictions.

Required documents to get a cell phone or internet in the UAE

To apply for internet or cell phone service, the main documents you will need are:

• passport
• residency visa

Watching TV in the UAE

Expats will find plenty of familiar shows to watch in the UAE. The most popular option is the Shahid-Disney-OSN bundle, which combines local Arabic hits with Disney favorites and HBO blockbusters which costs 92 AED (approx. 25 USD) or you can opt to pay for induvial streaming services such as

• OSN+
• Starzplay
• Disney+
• Netflix
• Apple TV
• Amazon prime

Or local channels or sites such as Dubai+, Shahid VIP or Viu

If you still want to know how to watch your home country’s TV in the UAE, a VPN may be the best option. Be advised, though, that this may be difficult in a country where video and voice calls from certain apps are still restricted/banned. Most importantly using a VPN to commit a crime or bypass government blocks on prohibited content (like gambling or illegal sites) carries massive fines (up to 2 million AED).