Dubai Mortgage Buyers: UAE Central Bank Rule Means You Must Pay DLD + Broker Fees in Cash (How to Budget in 2026)

Dubai's property market is still moving fast in 2026—but the way mortgage purchases are funded has shifted. A UAE Central Bank instruction means many buyers can no longer include the Dubai Land Department (DLD) registration fee (4%) and the broker commission (often ~2%) inside their mortgage financing. In practical terms: if you're buying with a home loan, you'll likely need more cash on day one.

This matters because it directly changes affordability, the type of property you choose (ready vs off-plan), and how you negotiate. Below is a clear, buyer-focused breakdown—plus how BrokeryHero can help you plan the smartest route.

What changed: the "extra 6% cash" reality for mortgage buyers

Historically, some banks allowed buyers to finance certain transaction costs alongside the mortgage. Under the new approach, banks have been instructed to stop financing the DLD fee and broker fee as part of the mortgage package, increasing the cash you need upfront in addition to your standard down payment.

That doesn't mean buying is impossible—it means budgeting must be more precise, and your strategy matters more than ever.

How much more cash do you need? A simple budgeting example

Let's use a straightforward example to show the impact. (Exact costs vary by deal structure, lender, and whether you negotiate fees.)

Example: AED 2,000,000 property with a mortgage

• Down payment: depends on your profile and property price bracket (commonly 20%+ for many expat buyers)
• DLD fee: 4% = AED 80,000
• Broker fee: ~2% = AED 40,000
• Other typical costs: trustee/admin fees, mortgage registration, valuation, etc.

The key takeaway: even if your down payment is ready, you should plan for a meaningful additional cash buffer so the transaction doesn't stall late in the process.

Ready vs off-plan: why this rule can change your property choice

This is where many buyers will feel the difference most.

Ready properties (secondary market) often require you to pay major transaction costs close to transfer day. If you're tight on liquidity, the new cash requirement can reduce the price range you can realistically target.

Off-plan properties may feel more accessible for some buyers because payment plans can spread out cash flow over time (though you still need to confirm exactly when DLD/admin fees are due and how the developer structures payments).

Actionable tip: If you're deciding between ready and off-plan, compare both options using the same lens: "total cash needed in the next 30–90 days," not just the headline price.

Buyer strategies to stay competitive (without over-stretching)

If you're buying with a mortgage in 2026, the best move is to adapt your approach early—before you fall in love with a property that doesn't fit the new cash math.

• Increase your cash buffer: aim to hold extra liquidity beyond the down payment to cover DLD + broker + admin costs.
• Negotiate smartly: focus negotiations on price and payment timing (and clarify any fee splits in writing).
• Get lender clarity upfront: ask your mortgage advisor/bank for a written breakdown of what can and cannot be financed.
• Re-check affordability: if your budget was "maxed out" before, consider lowering target price to avoid last-minute financing stress.
• Plan your timeline: cash-transfer logistics can be a hidden risk—especially for overseas buyers moving money internationally.

What this means for investors: yields vs liquidity

For investors, the rule doesn't directly change rental yields—but it can change entry cost and therefore your cash-on-cash returns and portfolio planning.

If you're optimizing for ROI, you'll want to model scenarios where you keep more cash liquid (for fees and reserves) versus stretching for a higher-priced unit. In a market where speed matters, liquidity can be a competitive advantage.

Actionable tip: If you're comparing two investment options, calculate your returns using the full upfront cash outlay (down payment + DLD + broker + all one-time fees), not just the down payment.

Conclusion: plan the new "true upfront cost" with BrokeryHero

Dubai remains one of the world's most active real estate markets—but in 2026, mortgage buyers need to plan for a more cash-heavy closing. The upside: with the right budgeting and property selection, you can still buy confidently and avoid surprises.

If you want a buyer-side plan that matches your goals (end-user or investor), BrokeryHero can help you compare neighborhoods, shortlist properties, and map your true upfront costs before you commit.