Dubai Moving Costs: 11 Extra Expenses to Budget for Beyond Your Annual Rent

Found your dream apartment or villa? Before you sign the tenancy contract and collect the keys, you need a budget that goes beyond the rent. In this guide, we walk you through the 11 Dubai moving costs that tenants most often meet, the amounts to expect, which ones you get back and how to keep the total under control.

Some charges are refundable, some are one-off and some repeat every month. Counting all your Dubai moving costs before you sign can spare you a shock on moving day, because deposits, utility connections, commissions and moving fees can add thousands of dirhams. The figures below are estimates, so confirm them with your property management or a licensed real estate agent.

Dubai Moving Costs at a Glance

• Ejari registration: about Dh177.75 online or Dh220 at a trustee centre
• Security deposit: 5 per cent (unfurnished) or 10 per cent (furnished) of annual rent, refundable
• DEWA deposit: Dh2,000 for an apartment or Dh4,000 for a villa, refundable, plus about Dh130 activation
• Municipality housing fee: 5 per cent of annual rent, paid monthly
• Agent commission: around 5 per cent of annual rent, often with a Dh5,000 minimum
• Movers: Dh1,000 to Dh1,500 for a one-bedroom, Dh2,000 to Dh3,000 or more for a larger home
• Cooling, cleaning, building permits, telecom and gas: vary, with gas connection at about Dh600 to Dh800

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Which Dubai Moving Costs Do You Get Back?

• Usually refundable: the landlord's security deposit, the DEWA deposit once you close your account and settle bills, a refundable gas deposit in buildings with central gas, and some building deposits
• One-off and not refundable: Ejari, DEWA activation, agent commission, movers, cleaning and repairs, telecom setup and gas connection charges
• Recurring: the municipality housing fee and any separate cooling bills

1. Ejari Registration Fees

Your tenancy contract must be registered through Ejari, Dubai's official rental contract registration system, managed by the Dubai Land Department (DLD). Ejari is the first of the Dubai moving costs you will meet, and you cannot skip it: an Ejari certificate is essential for services such as DEWA connections and certain residency procedures.

• Online registration: approximately Dh177.75 through Dubai REST or the DLD's digital channels
• Real Estate Services Trustee Centres: approximately Dh220, including service fees

The tenant typically pays the fee unless the contract says otherwise, although the responsibility for Ejari registration sits with the landlord. Ask who will pay before you sign.

2. Refundable Security Deposit

Landlords usually ask for a deposit to cover possible damage or unpaid bills.

• Unfurnished property: 5 per cent of annual rent
• Furnished property: 10 per cent of annual rent

If your landlord holds back the money later, read our guide to the Dubai security deposit.

3. DEWA Connection and Deposit

Once your Ejari is registered, you can activate electricity and water through the Dubai Electricity and Water Authority (DEWA) Move In service. This is usually the largest utility item among your Dubai moving costs.

• Apartment security deposit: Dh2,000
• Villa security deposit: Dh4,000
• Activation charges: approximately Dh130 for smaller connections, with higher charges possible

DEWA deposits are refundable when you close your account, after outstanding bills are settled.

4. Dubai Municipality Housing Fee

Unlike one-off charges, the Dubai Municipality housing fee repeats. For residential tenants it is generally five per cent of annual rent, collected in 12 monthly instalments through your DEWA bill. Treat it as part of your monthly household budget rather than your one-off Dubai moving costs.

5. Air Conditioning and Chiller Charges

Cooling arrangements differ from building to building, and they can change your monthly bills.

• Chiller-free: cooling costs are generally covered by the landlord or building management
• District cooling: you may need to register with a provider such as Empower or Tabreed, pay a deposit and receive separate cooling bills

Cooling can quietly raise both your Dubai moving costs and your monthly bills, so confirm before you sign whether it is included in the rent and whether connection or consumption charges apply.

6. Real Estate Agent Commission

If you rent through an agent, you will usually pay a brokerage commission when the deal is finalised. Among all Dubai moving costs, this is one of the biggest, and it is negotiable. Confirm it before you sign.

• Typical commission: around 5 per cent of annual rent, often subject to a minimum fee of Dh5,000, depending on the agency and property

7. Professional Moving Company Fees

Movers save time, especially with bulky furniture or several rooms. Their fees are the most visible of all Dubai moving costs.

• One-bedroom apartment: Dh1,000 to Dh1,500
• Two-bedroom apartment or villa: Dh2,000 to Dh3,000 or more

Prices depend on distance, volume and extras such as packing, dismantling furniture and unpacking. Compare quotations and check what is included.

8. Cleaning, Painting and Minor Repairs

You may want professional cleaning before you move in, particularly if the property has been vacant.

• Deep cleaning for a one-bedroom apartment: Dh200 to Dh600
• Painting and minor repairs: varies with the size and condition of the property

Check which preparation costs are the landlord's responsibility before you pay for any work yourself.

9. Building Move-In Permits and Access Cards

Some towers and gated communities require a move-in permit from building management before movers can enter, and you may need lift bookings, security clearance or extra access cards. These can be free or involve charges or refundable deposits. Ask building management about the procedure before you confirm your moving date.

10. Internet, TV and Telecom Setup

You will need to arrange internet through a provider such as etisalat or du. If your provider serves the new property, you may be able to transfer your connection. Otherwise you may have to cancel your plan and open a new account. Depending on your contract, charges can include installation, activation, equipment or early termination fees. Telecom is a small but easy-to-miss part of your Dubai moving costs, so contact your provider before the move.

11. Gas Connection Charges

If your property uses gas for cooking or heating, you may need a separate connection.

• Apartments: buildings with central gas systems may require account registration and a refundable deposit
• Villas and older properties: some use gas cylinders from licensed providers

A new connection or transfer can cost approximately Dh600 to Dh800, depending on the supplier and installation. Cylinder-based arrangements may cost differently.

Dubai Moving Costs Example: A Dh80,000 Annual Rent

This illustration uses the figures above for an unfurnished one-bedroom apartment with annual rent of Dh80,000. It is our own estimate, not a quote.

• Security deposit at 5 per cent: Dh4,000
• Agent commission at the Dh5,000 minimum: Dh5,000
• Ejari: Dh177.75 to Dh220
• DEWA deposit and activation: Dh2,130
• Movers: Dh1,000 to Dh1,500
• Deep cleaning: Dh200 to Dh600

That adds up to roughly Dh12,500 to Dh13,500 before internet, gas, building fees and cooling. Of that, Dh6,000 is deposits you can get back. The housing fee comes on top, at about Dh4,000 a year, or around Dh333 a month. Your own Dubai moving costs will differ, but the exercise shows why rent alone is a poor guide.

How to Keep Your Dubai Moving Costs Down

• Get at least two moving quotations and check what each includes
• Negotiate the agent commission before you sign
• Ask the landlord who pays for Ejari, cleaning and repairs
• Confirm whether cooling is included in the rent
• Book your move-in permit and lift early, so you avoid delays
• Contact your internet provider to ask about transferring your connection

Planning your whole budget? See our guide to the cost of living in Dubai and our picks of the best areas to live in Dubai. Thinking ahead to leaving? Read our guide to Dubai rental contract early termination.

Dubai Moving Costs FAQs

How much are typical Dubai moving costs beyond rent?

It depends on your home. Using the figures reported here, a one-bedroom apartment can need roughly Dh12,500 to Dh13,500 upfront at Dh80,000 annual rent, before telecom, gas, building fees and cooling. Much of that is refundable deposits.

Who pays the Ejari fee?

The tenant typically pays unless the contract says otherwise, although the responsibility for registration sits with the landlord.

Which charges are refundable?

The security deposit, the DEWA deposit after you close your account and settle bills, and some gas and building deposits.

Conclusion: Budget for Dubai Moving Costs Before You Sign

Rent is only the start. Dubai moving costs include Ejari, deposits, utility connections, commission, movers and more, and some of them repeat every month. Add up each item, ask your landlord and agent who pays what, and keep every agreement in writing. This guide is informational only, so check with your property management or a licensed real estate agent for the latest details.