GUIDE · RELOCATION · checked: November 2026
How Much Does Moving to Dubai Cost? Real First-Month Expenses
SETTRA team
In short: in the first month a family pays roughly 40% of the annual rent up front. For a two-bedroom apartment in Dubai Marina that is about AED 65,000; for a four-bedroom villa in Dubai Hills, about AED 137,000. Visas and school fees are extra.
The biggest surprise when moving to Dubai is not restaurant prices but the amount due in the first two weeks. Rent is paid in advance by cheque, and on top of it come deposits, agent commission, DEWA connection and insurance. Below are all the essential costs, with sources, and two worked budgets for a family of four.
Why the first month is so expensive
Rent in Dubai is usually paid not monthly but by cheques covering the year ahead — most often 1, 2 or 4 cheques. The fewer the cheques, the larger the first payment, although landlords sometimes offer a discount for it. A refundable security deposit, agent commission and utility deposits are also due straight away.
One-off move-in costs
| Item | Amount | Source |
|---|---|---|
| Landlord security deposit | 5% of annual rent (unfurnished), 10% (furnished), refundable | Bayut, market practice |
| Agent commission | usually 5% of annual rent + 5% VAT | Bayut, market practice |
| Ejari (tenancy registration) | AED 177.75 online / AED 220 at service centres | Dubai Land Department |
| DEWA deposit | AED 2,000 apartment / AED 4,000 villa, refundable | DEWA |
| DEWA connection | AED 100 (small meter) or AED 300 (large) + about AED 30 in fees | DEWA |
| Chiller (cooling) deposit | about AED 2,000 apartment / AED 3,000 villa, if not included in rent | Bayut, market estimate |
| Movers | about AED 1,500–2,500 for 1–2 bedrooms, more for villas | Bayut, market estimate |
| Visa medical test | AED 320–370 per adult | DHA |
| Emirates ID | AED 100 per year of visa validity + service fees | ICP |
| Health insurance | mandatory in Dubai; basic plans about AED 525–750 a year per person | DHA |
Amounts are indicative and change. Checked: November 2026.
Budget 1. Two-bedroom apartment in Dubai Marina
Family of four, rent AED 156,000 a year (area average, first half of 2026), unfurnished, through an agent, 4 cheques, 2-year visa.
| Item | AED |
|---|---|
| First rent cheque (1 of 4) | 39,000 |
| Landlord deposit 5% | 7,800 |
| Agent commission 5% + VAT | 8,190 |
| Ejari | 220 |
| DEWA deposit | 2,000 |
| DEWA connection | 130 |
| Chiller deposit | 2,000 |
| Movers | 2,000 |
| Internet, first month incl. installation | 350 |
| Basic insurance, 4 people, one year | 2,550 |
| Medical test, 2 adults | 690 |
| Emirates ID, 4 people × 2 years | 800 |
| Total | ≈ 65,700 |
That is about 42% of the annual rent. After that, each month adds the 5% municipality housing fee (≈ AED 650 a month on the DEWA bill) plus electricity and water.
Budget 2. Four-bedroom villa in Dubai Hills Estate
Family of four, rent AED 355,000 a year (area average for 4 bedrooms, first half of 2026), unfurnished, through an agent, 4 cheques, 2-year visa.
| Item | AED |
|---|---|
| First rent cheque (1 of 4) | 88,750 |
| Landlord deposit 5% | 17,750 |
| Agent commission 5% + VAT | 18,638 |
| Ejari | 220 |
| DEWA deposit | 4,000 |
| DEWA connection (large meter) | 330 |
| Movers | 3,000 |
| Internet, first month incl. installation | 350 |
| Basic insurance, 4 people, one year | 2,550 |
| Medical test, 2 adults | 690 |
| Emirates ID, 4 people × 2 years | 800 |
| Total | ≈ 137,100 |
That is about 39% of the annual rent. The municipality fee will be ≈ AED 1,480 a month. In summer, DEWA bills for cooling a villa are noticeably higher.
Monthly costs after moving in
- Dubai Municipality housing fee: 5% of annual rent, billed monthly through DEWA.
- Home internet: from ~AED 260–350 a month + 5% VAT, usually on a 24-month contract; installation takes up to 7 days.
- Electricity and water: by consumption, higher in summer.
- School (if you have children): see below.
What schools cost
In the 2026–27 academic year, fees at the 23 KHDA “Outstanding” schools range from AED 29,488 to AED 111,799 a year depending on curriculum and grade. British curriculum: AED 43,084–111,799; IB: AED 44,616–89,889. KHDA has confirmed that private school fees in Dubai will not rise in 2026–27. Places at popular schools fill early, so apply before you move.
What the budgets do not include
- The visa itself — the cost depends on the route (employment, company, Golden Visa, family sponsorship).
- Flights, shipping your belongings, buying furniture and a car.
- School fees.
Confirm your residency route with ICP or GDRFA Dubai — the rules depend on your situation.
5 ways to pay less at the start
- Negotiate the number of cheques. 4 cheques instead of one cut the first payment by three quarters.
- Register Ejari online: AED 177.75 instead of AED 220.
- Check whether cooling is included in the rent. If not, it means a separate deposit and monthly bills.
- Compare insurance through a licensed broker: basic and comprehensive plans differ several times over.
- Apply to schools early — before you sign the tenancy contract.
Questions
How much money does a family of four need to move to Dubai?
Budget about 40% of the annual rent for the first month: roughly AED 65,000 for a two-bedroom apartment in Dubai Marina and about AED 137,000 for a four-bedroom villa in Dubai Hills, excluding visas and school.
Can I pay rent monthly?
Rent is usually paid in 1–4 cheques a year. Monthly payment is less common and usually costs more — check with the landlord before signing.
Is the DEWA deposit refundable?
Yes. The AED 2,000 apartment or AED 4,000 villa deposit is refunded when you close the account.
Is health insurance mandatory in Dubai?
Yes, for residents and their dependants. Basic plans cost about AED 525–750 a year per person; confirm terms with DHA and a licensed broker.
How much does school cost in Dubai?
At “Outstanding” schools, from AED 29,488 to AED 111,799 a year in 2026–27; fees are not rising this academic year.