What to check before buying a penthouse
Judge a penthouse on its space, outdoor area, view and privacy, because the word itself has no fixed definition. Two units marketed as penthouses can differ greatly in size and finish.
- Layout and size: compare internal and terrace areas separately, and check ceiling heights and whether it is single-level or a duplex.
- Outdoor space: confirm whether the terrace or roof is part of your title or a shared area, and whether a private pool is permitted and included.
- Views: look at plans for neighbouring plots, as a future tower can change an outlook.
- Access and privacy: ask about lifts, parking allocation and how many units share your floor.
- Running costs: service charges are set per building, so check the RERA-approved figures in DLD's Service Charge Index.
For a ready penthouse, you can also apply to DLD's property valuation service; the fee for a residential apartment is AED 4,000 plus AED 10 knowledge and AED 10 innovation fees. Branded options are grouped in our luxury branded residences collection.
Ready or off-plan penthouse?
Buy ready if you want to see the exact view, finishes and light before paying; buy off-plan if you are comfortable choosing from plans in exchange for a staged payment schedule and a brand-new home. For a penthouse, seeing the finished space matters more than for a standard unit, so weigh that carefully.
A ready penthouse is registered at a DLD trustee office. In freehold areas, the developer must issue an electronic no-objection certificate first, and the buyer and seller show Emirates ID or, for non-resident foreigners, a passport.
An off-plan penthouse is bought from the developer and paid in instalments under its payment plan. Dubai Law No. 8 of 2007 requires a developer selling off-plan to open a project escrow account, and buyers' payments are deposited into it. Check the specification schedule in your contract carefully, since a penthouse's value depends on finishes and terrace details that are hard to change after handover.
Read our off-plan vs ready guide and how to judge a developer.
Costs and mortgages for penthouse buyers
Expect a 4% DLD registration fee plus fixed charges, and a larger deposit if the penthouse is worth more than AED 5 million or bought off-plan. Plan both before you make an offer.
DLD's fee schedule for a sale lists 4% of the sale value (shown as 2% from the buyer and 2% from the seller; your contract sets who pays), AED 250 for the title deed, AED 250 for the map, knowledge and innovation fees of AED 10 each, and a trustee office fee of AED 4,000 plus VAT for sales of AED 500,000 or more. If you borrow, mortgage registration costs 0.25% of the mortgage value.
The Central Bank of the UAE caps loan-to-value at:
- 70% for an expatriate's first home above AED 5 million (80% below it).
- 75% for a UAE national's first home above AED 5 million (85% at or below it).
- 60% for expatriates and 65% for nationals on a second or investment property.
- 50% for any off-plan purchase.
The maximum term is 25 years. Read how to get a mortgage in Dubai and our DLD fees guide.
Where to find penthouses in Dubai
Penthouses are found wherever there are high-rise residential towers, so the choice is really about outlook: city skyline, marina, creek or sea. Choose the outlook and lifestyle you want first, then compare buildings within that area.
- City skyline: Downtown Dubai and Business Bay.
- Marina and beach: Dubai Marina and Emaar Beachfront.
- Island living: Palm Jumeirah, master-developed by Nakheel, where the trunk is home to residential apartments.
- Creek views: Dubai Creek Harbour.
A penthouse purchase can also be relevant to a long-term residency application: the UAE government portal lists a minimum capital of AED 2 million, which can be through property ownership, for its real estate investor Golden Visa category. Confirm current conditions, especially for off-plan or mortgaged homes, and see our Golden Visa guide.
