Dubai Guide•15 min read

Complete Guide to Renting an Apartment in Dubai

Everything you need to know about finding and renting an apartment in Dubai. From understanding areas and costs to RERA regulations and the rental process.

Last updated: August 8, 2025

Overview

Dubai's rental market offers everything from affordable studios to luxury penthouses, with most properties being relatively new and well-maintained. The market is well-regulated by the Real Estate Regulatory Authority (RERA), providing strong tenant protections.

The rental process in Dubai is straightforward but requires understanding local practices, from the use of post-dated cheques to EJARI registration. This guide covers everything you need to successfully rent an apartment in Dubai.

Understanding Dubai's Rental Market

Key characteristics of Dubai rentals:

  • Payment structure - Annual or bi-annual payments via post-dated cheques
  • Newer properties - Most buildings less than 20 years old
  • Furnished options - Limited but growing, especially in tourist areas
  • Utilities - DEWA (electricity/water) usually tenant responsibility
  • Cooling charges - District cooling fees in newer developments
  • High standards - Modern amenities, gyms, pools common even in mid-range
  • Fast turnover - Properties rent quickly in popular areas

Understanding Rental Costs

Upfront Costs Breakdown

When renting in Dubai, prepare for these initial expenses: **Security Deposit:** • Typically 5% of annual rent (unfurnished) • 10% for furnished properties • Refundable (minus any damages) • Paid via cheque or transfer **Real Estate Commission:** • Usually 5% of annual rent + 5% VAT • Paid once upon signing • Some landlords offer "No Commission" deals • Negotiable in slow market **EJARI Registration:** • AED 220 (online) or AED 370 (typing center) • Mandatory for all rentals • Required for visa, utilities, internet **DEWA Connection:** • AED 2,000 deposit (refundable) • AED 130 connection fee • Required for electricity/water **Total Initial Cost Example (AED 80,000/year apartment):** • Rent (1st payment): 40,000 (if bi-annual) • Deposit: 4,000 • Commission: 4,200 • EJARI: 220 • DEWA: 2,130 • **Total: AED 50,550**

Monthly Ongoing Costs

**Utilities (DEWA):** • Studio: AED 150-250/month • 1BR: AED 200-400/month • 2BR: AED 350-600/month • Includes electricity, water, sewerage **District Cooling (if applicable):** • AED 500-1,500/month • Common in newer developments • Sometimes included in rent **Internet:** • AED 300-400/month • Etisalat or Du providers • 250-500 Mbps typical **Gas (if applicable):** • AED 50-100/month • For cooking and hot water • Some buildings have central gas

Step-by-Step Rental Process

1

Determine Budget & Requirements

Calculate total costs, choose area, decide on amenities needed

2

Search for Properties

Use Property Finder, Bayut, Dubizzle, or work with agents

3

View Properties

Schedule viewings, typically need 3-5 days to see options

4

Make an Offer

Negotiate price and terms, request maintenance if needed

5

Sign Tenancy Contract

Review RERA-approved contract, sign with landlord

6

Make Payments

Provide cheques, pay deposit and commission

7

Register with EJARI

Complete online registration for legal tenancy

8

Connect Utilities

Activate DEWA, internet, and gas services

9

Move In

Document property condition, get keys and access cards

RERA Laws and Tenant Rights

Key Tenant Protections:

Rent Increases:

  • Regulated by RERA Rent Calculator
  • No increase if rent is below market rate
  • Maximum increases: - 5% if rent is 11-20% below market - 10% if rent is 21-30% below market - 15% if rent is 31-40% below market - 20% if rent is over 40% below market
  • 90 days notice required for any increase

    Eviction Protection:

  • 12 months notice for owner self-use
  • 12 months notice for property sale
  • 12 months notice for major renovations
  • Must be via registered mail or notary

    Maintenance Responsibilities:

  • Landlord: Structure, major systems
  • Tenant: Minor repairs under AED 500
  • AC maintenance often tenant responsibility
  • Detailed in tenancy contract

    Contract Renewal:

  • Automatic renewal unless notice given
  • 90 days notice from either party
  • Same terms unless mutually agreed changes

    • If issues arise with your landlord: 1. Try direct negotiation first 2. File complaint with RERA 3. Rental Dispute Center (RDC) for mediation 4. RDC tribunal for binding decision • Costs: AED 100-500 for filing • Timeline: 2-8 weeks typically • Decisions are legally binding

    How to Find Properties

    Online Portals:

    Property Finder

  • Largest selection
  • Verified listings
  • Direct from landlords and agents
  • Mobile app available

    Bayut

  • Comprehensive listings
  • Virtual tours common
  • Good filtering options
  • Price trends data

    Dubizzle Property

  • Mix of agents and direct
  • More budget options
  • Watch for scams

    Direct from Developers:

  • Emaar, Damac, Nakheel websites
  • New properties
  • Sometimes better payment terms
  • Developer incentives

    Real Estate Agents:

  • Area specialists
  • Can negotiate on your behalf
  • Access to off-market properties
  • Handle paperwork
  • Free for tenants (paid by landlord)

    • Property Viewing Checklist

    Essential Checks During Viewing:

    Building & Location:

  • Parking availability (free or paid?)
  • Distance to Metro/bus stops
  • Nearby supermarkets and pharmacies
  • Noise levels (construction nearby?)
  • Building maintenance quality
  • Security and access control

    Apartment Condition:

  • AC functionality (critical in Dubai)
  • Water pressure and hot water
  • Kitchen appliances condition
  • Windows and curtains
  • Balcony safety and condition
  • Storage space availability

    Amenities:

  • Gym equipment and hours
  • Pool maintenance
  • Children's play area
  • BBQ areas
  • Community retail options

    Financial Aspects:

  • Exact cheque requirements
  • What's included (chiller, parking?)
  • Maintenance response time
  • Any upcoming building work

    • • How many cheques does landlord accept? • Is chiller/AC included in rent? • When was the last maintenance? • Are pets allowed? • Can I register EJARI immediately? • Any special building rules? • Is there a building WhatsApp group? • Previous tenant's feedback?

    Negotiating Your Rental

    Negotiation Points:

    Price Negotiations:

  • Offer 5-10% below asking in normal market
  • More negotiable in summer months
  • Annual payment gets better rates than bi-annual
  • Multiple year contracts get discounts

    Terms to Negotiate:

  • Number of cheques (1, 2, 4, or 12)
  • Inclusion of utilities/chiller
  • Maintenance responsibilities
  • Painting/cleaning before move-in
  • Furniture or appliances inclusion
  • Parking spots (additional spots)
  • Early termination clause

    Leverage Points:

  • Long-term lease (2+ years)
  • Upfront payment
  • Corporate tenant
  • No pets/children
  • Immediate move-in
  • Off-season rental (summer)

    • Moving and Settling In

    Moving Companies:

  • Cost: AED 800-2,500 for 1-2BR move
  • Book 1-2 weeks in advance
  • Get 3 quotes minimum
  • Check for insurance coverage
  • Confirm building moving rules

    Move-in Checklist:

  • Document everything with photos/video
  • Test all appliances and AC
  • Check for water leaks
  • Note any existing damage
  • Get all keys and access cards
  • Obtain building management contact
  • Join building WhatsApp/Facebook groups

    Setting Up Services:

  • DEWA: Online or customer center
  • Internet: 2-5 days installation
  • Gas: If applicable, same day usually
  • Maintenance: Get contacts from building
  • Home insurance: Highly recommended

    • Special Tips for Expats

    Before Arrival:

  • Can view virtually but risky
  • Consider temporary accommodation first
  • Hotel apartments for first month
  • Some companies provide temporary housing

    Banking Requirements:

  • Need Emirates ID for bank account
  • Salary certificate for chequebook
  • Some agents accept manager's cheques initially
  • Digital payments slowly becoming available

    Family Considerations:

  • Check school bus routes
  • Proximity to preferred schools
  • Community family facilities
  • Nearby parks and play areas
  • Healthcare facilities access

    Cultural Considerations:

  • Respect for family areas
  • Quiet hours (10 PM - 8 AM)
  • Balcony usage restrictions
  • Guest registration in some buildings
  • Alcohol license for home consumption

    • FAQs

    Technically no - you need a residence visa for a standard lease and EJARI registration. However, many hotel apartments and some furnished apartments offer monthly rentals for tourists. For long-term stays, you'll need a residence visa.

    EJARI is the official rental contract registration system in Dubai. It's mandatory and required for getting utilities connected, sponsoring dependents, getting internet, and proving your address for various services. It costs AED 220 online and protects both tenant and landlord rights.

    This varies widely. Single cheque (annual payment) gets the best rates. 2-4 cheques is common. 12 cheques (monthly) is rare and usually comes with a 5-10% premium. The number of cheques is negotiable and depends on market conditions and landlord preferences.

    A bounced cheque is a criminal offense in UAE and can lead to legal action, travel bans, and jail time. Always ensure sufficient funds before cheque dates. If facing financial difficulties, communicate with your landlord immediately to arrange alternatives.

    Rent increases are regulated by RERA and limited based on market rates. Eviction requires 12 months notice and valid reasons (owner use, sale, or major renovation). You have strong tenant protections under Dubai law. Always check the RERA Rent Calculator for allowable increases.

    Both have advantages. Agents know the market, handle negotiations, and manage paperwork, but charge 5% commission. Direct dealings save money but require more effort. For first-time renters in Dubai, agents often provide valuable assistance navigating the process.

    Typically just the apartment itself. Utilities (DEWA), internet, and district cooling are usually separate. Some newer buildings include chiller/AC in the rent - always clarify. Maintenance under AED 500 is usually tenant responsibility unless otherwise agreed.

    Only if there's an early termination clause in your contract (negotiate this upfront). Standard penalty is 2 months rent. Without a clause, you're liable for the full contract term unless the landlord agrees to release you or you find a replacement tenant.

    Related Resources

    RERA Rent Calculator

    Check if your rent is at market rate

    Learn more →

    EJARI Online Registration

    Official tenancy contract registration

    Learn more →

    Property Finder Dubai

    Largest property portal in UAE

    Learn more →