Dubai Annual Rent, what you really pay
Enter your listed annual rent. We show your real first payment and your true monthly total with core mandatory fees.
Planning figures reviewed · Q2 2026
What each fee means
Long-term agency fee (Ejari leases) — market convention
When an agent is involved, many Dubai leases use 5% of annual rent as commission, and that commission attracts 5% VAT, so the typical one-time planning line is annual rent × 0.05 × 1.05 (paid upfront). Note this is a market convention, not a regulated rate — RERA does not fix agent commission, and it is negotiable.
Dubai Municipality housing fee — official
Tenants pay a housing fee of 5% of yearly rent, which Dubai Municipality splits into 12 instalments collected through your monthly DEWA bill. In this calculator it is shown as (annual rent × 0.05) ÷ 12 so you see it as a recurring monthly line alongside base rent. UAE nationals may qualify for a lower rate.
Official fee · UAE Government / Dubai Municipality · checked 2026-07-31
Ejari — estimate, not a published tariff
Tenancy registration is mandatory for long-term contracts. We use about AED 220 as a planning figure for typing-centre and trustee channels, but the Dubai Land Department does not publish a consolidated Ejari fee on its service pages, and digital totals differ. Confirm at your trustee centre.
Security deposit
Landlord security is modelled at 5% of annual rent for unfurnished homes and 10% for furnished. That split is a common Dubai pattern set by landlords, not a regulated rate — pick the band in the form. Where utilities are not bundled we add the DEWA refundable security deposit, which DEWA publishes as AED 2,000 for a flat and AED 4,000 for a villa, plus the AED 155 DEWA supply activation fee.
Official fee · DEWA · checked 2026-07-31
Short-term (holiday home) agency fee
Platforms and operators often quote a service fee as a percentage of the booking total (here default 10%) or a flat fee. You can switch modes in the form.
Tourism Dirham (short stays)
Dubai charges a Tourism Dirham per night of occupancy, capped at 30 consecutive nights, ranging from AED 7 to AED 20 depending on the establishment's category. We default to AED 10 per unit per night. Studio and 1 BR count as one billable unit and from 2 BR onward each bedroom adds a unit — that unit model is ours, not the regulation's wording, which charges per room per night. Confirm the exact category on your listing.
Sponsored placement
Recommended services
Tools people usually need right after this step.
DEWA Connect
Set up electricity and water before move-in day so you are not chasing approvals while movers wait downstairs.
Ejari Online
Complete Ejari registration with guided steps and avoid missing a required tenancy field.
Rental Insurance
Tenant coverage starts from AED 299 per year and helps when accidental damage claims come up.
Common questions
- How much extra should I budget beyond annual rent in Dubai (long-term)?
- Expect meaningful upfront cash: agency (5% of annual + 5% VAT on that commission), Ejari, refundable deposit, plus the first slice of monthly rent and the housing fee portion. Use the move-in and effective monthly sections to separate timing.
- Can I avoid agent commission in Dubai?
- You can if you rent directly from an owner with no broker. Many deals still go through an agent. In that case 5% of annual rent plus VAT on the commission is a common planning reference.
- Do I get the security deposit back?
- Refundable deposits are returned subject to your contract and final utility settlement timelines. Always confirm in your Form B.
- Is the municipality fee paid every year?
- For long-term leases it is linked to your rent and typically appears on DEWA throughout the year. Here it is expressed as a monthly amount for budgeting.
- Is the municipality housing fee always 5%?
- Many tenants pay 5% of annual rent monthly via DEWA. UAE nationals may qualify for a lower rate (often described as 2.5%). Confirm with Dubai Municipality / DEWA if you are eligible.
- How is the refundable deposit calculated?
- Landlord security is modelled as 5% of annual rent (unfurnished) or 10% (furnished), which is a landlord convention rather than a regulated rate. Where utilities are not bundled we add the DEWA refundable security deposit, published by DEWA as AED 2,000 for a flat and AED 4,000 for a villa, plus the AED 155 DEWA supply activation fee.
- The ad says all inclusive or chiller free. Does the long-term view still apply?
- Use the utilities/chiller inclusive toggle. It removes the municipality housing fee and the refundable deposit from the model because those are often bundled into “inclusive” rent.
- Do short-term guests pay Ejari or the long-term municipality housing fee?
- This planner treats those as long-term lease items only. Use short-term mode for booking service fees and Tourism Dirham-style charges instead.
Related articles
Annual vs Monthly Rent in Dubai: Which Is Actually Cheaper? (2026)
Fewer rent cheques mean a lower price in Dubai — but paying annually ties up cash and short-term flexibility costs a premium. Here is how to compare the true cost of each.
Read more→Dubai Rent Hidden Costs Explained: What You Really Pay in 2026
A complete breakdown of the extra rental costs in Dubai the listing never shows: agency commission and VAT, the 5% municipality housing fee, Ejari, DEWA deposits, and chiller charges — with a worked AED 100,000 example.
Read more→DEWA Deposit Guide 2026: Exact Fees, Refunds & Hidden Costs
DEWA security deposit and activation charges for Dubai residential accounts, with official schedule amounts and links.
Read more→Try another calculator
Costs overlap across rent, business, and family life. Check the rest before you commit.