The 10 most common mistakes first-time buyers make in dubai

A first home in Dubai can feel like a big adventure, but it can also be a little overwhelming. With so many neighbourhoods, buildings, and options to choose from, it is easy to get lost in the process and overlook important details. Many first-time buyers make mistakes that could have been avoided with a little guidance. That is exactly what this guide is about. 

We will walk you through the ten most common mistakes people make when buying their first home and share practical tips to help you avoid them, so you can move forward with confidence and make the process a lot less stressful.

A Lack of Financial Preparation

One of the most common mistakes first-time buyers make is starting the property search without having a clear picture of their finances. You might find a property you love online, only to later learn it is out of your budget, which wastes time and causes disappointment. That’s why it is so important to know your true spending power before you start looking. Getting your financial readiness checked gives you a clear idea of how much you can comfortably spend and makes your search much more focused. It also shows sellers and agents that you are serious and ready to move forward.

Ignoring the Hidden Costs

The listed price of a property is only part of the story. Many buyers focus solely on this number, failing to account for additional fees. These costs add up quickly. They can create a cash flow problem for an unprepared buyer. The largest is the Dubai Land Department (DLD) transfer fee, which is 4% of the property's purchase price. For properties valued at AED 500,000 or more, a registration fee of AED 4,000 applies, while a fee of AED 2,000 applies for properties under AED 500,000. A buyer should also prepare for the real estate agent's commission, a standard fee of 2% of the purchase price. To finalise a purchase, you must also get a No Objection Certificate from the developer. This fee can range from AED 500 to AED 5,000.

Poor Research on the Community

When buying a property, the home's value matters, but the neighbourhood around it is just as important. A property might look like a great deal, but if the location doesn’t match your lifestyle, it can quickly become a problem. That’s why it’s important to take a closer look at the area before making a decision. Consider whether the community is quiet and residential or busy and urban. Think about your daily commute, access to schools, shops, healthcare, and other services.

Prices can vary a lot across Dubai, so it’s helpful to compare. For example, a property in Downtown Dubai could cost over AED 3,500 per square foot, while a similar unit in Jumeirah Village Circle might be around AED 1,238 per square foot. Even if the price seems good, it’s not truly a good value if the location doesn’t meet your needs.

Not Getting a Mortgage Pre-Approval in Advance

Getting mortgage pre-approval in advance is a step worth repeating, because buyers who skip it often waste a lot of time and may miss out on their preferred home. They spend time looking at properties they cannot finance. A pre-approval confirms your ability to buy. It shows sellers and agents that you are ready to proceed with a purchase, which makes your offer much stronger.

A pre-approval letter provides a clear starting point for your home-buying process. It also makes you aware of your financial requirements. For off-plan properties, down payments range from 20% to 50%, depending on the bank and property type, while ready properties usually require a 20% down payment. These requirements show the need for a buyer to be financially ready. Getting this step done helps you move forward with confidence and streamlines the whole buying process.

Focusing Only on Off-Plan Properties

Many buyers focus only on off-plan properties because the payments seem easier and the starting prices look low. But ready properties have their own benefits that are easy to miss. These homes are fully built, so you can move in right away or start renting them without waiting for construction to finish. You also know exactly what you’re getting, with no surprises about how the building or community will turn out.

Off-plan properties can be appealing because they usually cost less upfront and may offer higher returns later. In early 2025, nearly 69% of property sales in Dubai were off-plan. But if you want a home you can move into right away, with no waiting or surprises, a ready property is often the better choice. Think about what fits your needs and timeline before making a decision.

Trying to Handle the Process Alone

Some buyers try to handle the whole process on their own to save on agent fees, but that can end up costing more in the long run. The Dubai property market can be tricky to navigate, and having a professional agent makes a big difference. A RERA-certified agent knows the market inside out, can help you find the right property, and even negotiate a better price. They also guide you through all the legal steps and help you avoid common mistakes. Working with a good agent takes a lot of stress off your shoulders and gives you confidence throughout the buying process. 

Ignoring the Legal Details

Dubai has clear rules for buying property, and it’s important to understand them before making a purchase. Overlooking the legal details or ignoring the process can lead to delays, unexpected costs, or even financial loss, and fixing these problems later can be difficult.

When buying property, there are a few key things to keep in mind. First, the property must be registered with the Real Estate Regulatory Agency (RERA). It’s also wise to verify the credentials of both the developer and the seller to ensure you are dealing with a legitimate party. Always read all documents carefully before signing, especially the Memorandum of Understanding (MOU), which outlines the agreed price, terms, and payment schedule. If you are buying an off-plan property, your funds are protected in an escrow account. The developer only receives payments as construction milestones are completed, giving you added security. Understanding these rules helps make the buying process safe, clear, and stress-free, so you can move forward with confidence.

Not Physically Inspecting the Property

It seems obvious, but many buyers choose a property solely based on online photos. They make an offer without seeing the home in person. Even if you are buying a brand-new home, you should visit it and look it over carefully. Do not rely solely on brochures and online listings.

When you visit a property, look for any potential issues. Check for signs of water damage or cracks in the walls. Ensure the windows and doors open and close properly. You might also consider hiring a professional inspector to thoroughly inspect the property. Inspectors have the right tools to spot issues you might miss, and their report can give you leverage to ask the seller for repairs or a lower price. Paying a small fee for an inspection can save you from much bigger repair costs down the line.

Underestimating Service and Maintenance Charges

When you own a property, you are responsible for its upkeep, and in Dubai, these expenses are referred to as service charges. They cover the maintenance of common areas like pools, gyms, security, and landscaping. These fees are calculated per square foot and can vary widely between different communities. For example, a luxurious building with many amenities will have a higher fee, while a simpler one will have a lower one. The fees can range from AED 3 per square foot to AED 30 per square foot or more. Many first-time buyers forget about service and maintenance charges when planning their annual budget, but these costs are just part of owning a home in Dubai. You can get a rough idea of what to expect by checking the RERA service charge index on the Dubai Land Department website. Knowing these fees in advance makes it easier to plan your finances and avoid surprises when you sign the contract.

Rushing the Decision

Buying a home is a major decision and one of the most important financial choices you will make. With Dubai’s fast-paced market, it’s easy to get caught up in the urgency, but it’s important to take your time. Don’t let market trends or an agent’s push rush you into a decision you might regret.

A buyer should do a lot of research, like visit several properties, talk to different agents, and ask a lot of questions. The more informed you are, the better your decision will be. A good decision requires careful thought, but it saves you from stress and regret later. Taking your time with the process helps you make a choice you will be happy with for years to come.

Conclusion

Buying your first home in Dubai can be a very rewarding experience. Being prepared with the right knowledge is extremely helpful. We hope this guide has provided you with a clear roadmap for a successful purchase. Remember these key points. A well-informed decision leads to a confident transaction. By taking the time to do your homework, you can avoid common mistakes. This ensures a smooth journey toward owning a property in a city with a very active real estate market. It is an exciting time to be a buyer here.

Turn your first Dubai property purchase into a success story, not a learning curve.  Contact us today for trusted guidance through every detail of your purchase.