In this guide, we outline how long-term apartment rentals work in Dubai and what tenants should expect when entering the market.

In upcoming publications, we will also cover key aspects of long-term rental from the property owner’s perspective and legal instruments that provide stronger protection for landlords.

In Dubai, Ejari registration is the foundation of legal protection for both tenants and landlords.

How Long-Term Rental Works in Dubai

For a lease to be legally valid and protected, three elements are required:

  • A written tenancy contract
  • Registration through Ejari
  • Rent payments made by cheques issued in the owner’s name

Without Ejari registration, DEWA services cannot be connected and legal protection does not apply.

Required Documents

Tenant: passport, visa or employer letter, Emirates ID, cheques.

Landlord: title deed, passport, broker details if applicable.

Entry Costs: Market Benchmarks

Example: 1-bedroom apartment rented at AED 100,000 per year.

  • Security deposit: AED 5,000–10,000
  • Agent commission: AED 5,000
  • Ejari registration: AED 220
  • DEWA deposit: AED 2,000
  • DEWA connection fee: approximately AED 140
  • Housing fee: approximately AED 5,000 per year (5% of rent, charged via DEWA)

Initial budget: AED 12,000–15,000 plus the first rent cheque.

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General Market Ranges

  • Studio: AED 55,000–75,000 per year
  • 1BR: AED 85,000–130,000
  • 2BR: AED 130,000–200,000
  • 3BR: AED 180,000–350,000
  • Villa (3–4BR): AED 250,000–500,000

Pro Tip

Always confirm whether the rent includes chiller costs — this can materially affect annual expenses.

Ejari and DEWA

Ejari registration is usually handled by the tenant.

Once Ejari is completed, DEWA connection is automatic in approximately 80% of buildings.

Some buildings require a Move-in Form; without it, technicians and deliveries may be denied access.

Ejari is a government-registered tenancy record and is frequently requested by banks as proof of residence in the UAE.

Maintenance Responsibilities

Landlord: air conditioning systems, major repairs, core utilities.

Tenant: minor repairs up to approximately AED 500, cleaning, and general upkeep.

Move-Out and Deposit Return

Final inspection is followed by damage assessment and deposit refund after DEWA account closure.

Standard refund timeline is 1–4 weeks.

The deposit may be partially withheld if damages or unpaid bills are identified.

Can Rent Be Increased?

Yes, but strictly under regulated conditions:

  • 90 days’ written notice
  • Rent adjustment based on the RERA rental calculator

Can the Contract Be Terminated Early?

Only under specific conditions:

  • By mutual agreement
  • With proper notice
  • In cases of violations such as non-payment, illegal use, or subleasing

If the owner intends to move in personally or sell the property vacant, a 12-month notice is required.

What to Check When Choosing an Apartment

  • Building condition and quality of property management
  • Air conditioning type (chiller vs. non-chiller)
  • Renovation quality, noise levels, nearby construction
  • Parking availability
  • Sun exposure
  • Dust levels in the area
  • Odors on floors and number of elevators