Real Estate Brokerage License Dubai RERA 2026: AED Cost & Steps

Getting a real estate brokerage license Dubai RERA 2026 isn’t complicated, but it’s detail-heavy — and most guides skip the parts that actually matter when you’re writing checks. This is the breakdown I wish someone had given me: exact costs in AED, the exam reality (not the marketing fluff), visa quotas that limit your hiring, and whether you should join an existing brokerage or set up your own company.

Dubai’s real estate market remains one of the world’s most active, with transaction volumes hitting AED 520+ billion in 2025. RERA (Real Estate Regulatory Agency under Dubai Land Department) controls who can operate here, and their 2026 requirements are more structured than ever — especially with the rollout of digital licensing platforms and tighter compliance on broker conduct.

Let’s cut through the noise. This guide covers solo broker setup, company brokerage setup, year-one costs with real numbers, the RERA exam (what they don’t tell you), visa allocation limits, and a side-by-side comparison of joining a brokerage vs starting your own.

What RERA Actually Controls (And Why It Matters for Your License)

RERA is the licensing authority for all real estate activity in Dubai — developers, brokers, property managers, sales agents. If you’re dealing with property transactions for a fee, you need RERA approval. The two main credentials:

• Broker Registration Number (BRN) — Individual broker license, required to practice as an agent or run a brokerage.
• Real Estate Brokerage Company License — Corporate entity license to operate a brokerage firm.

You can’t get a BRN without being affiliated with a licensed brokerage. If you want to work solo, you still need to set up a company (or join someone else’s). There’s no freelance-broker-on-a-visa option in Dubai — your BRN is tied to your corporate sponsor.

2026 changes include mandatory digital onboarding through the Dubai REST app, biometric verification for BRN renewals, and stricter penalties for unlicensed brokerage activity (fines up to AED 100,000 for operating without a valid license).

Two Paths: Join a Brokerage vs Start Your Own Company

Most people entering Dubai real estate face this fork. Here’s the honest trade-off table:

Factor	Join Existing Brokerage	Start Your Own Company
Initial Cost	AED 3,000–7,000 (BRN exam + fees)	AED 35,000–45,000 (license, office, BRN)
Commission Split	40–60% to you (varies by brokerage)	100% to you (minus business costs)
Visa Sponsorship	Provided by brokerage	You sponsor yourself + team
Office Requirement	None (work from brokerage office)	Mandatory physical office (AED 25K–60K/yr)
RERA Exam	Required (85% pass mark)	Required (85% pass mark)
Ongoing Annual Costs	AED 2,100 BRN renewal only	AED 18,000–30,000 (license, office, renewals)
Team Hiring Limit	N/A (not your license)	Visa quota: 3–6 visas first year (office size dependent)
Lead Generation	Brokerage provides some leads	100% your responsibility
Brand Control	Limited (represent their brand)	Full control (your brand, your rules)
Exit Flexibility	Easy (resign, move to another brokerage)	Complex (close company, cancel visas, settle liabilities)

Practical reality: If you’re new to Dubai real estate or testing the market, join a brokerage for 12–18 months. Get your BRN, learn the market, build a client base, then decide if you want to spin out. If you’re coming with an existing book of business or a funded team, start your own company from day one.

Setting Up Your Own Real Estate Brokerage Company (2026 Breakdown)

Here’s the step-by-step with real costs. This assumes you’re setting up a mainland LLC (most common for brokerages because you can operate anywhere in Dubai and deal directly with clients).

Step 1: Choose Your License Type & Get DED Approval

You need a Real Estate Brokerage License from Dubai Economy and Tourism (DET, formerly DED). The activity code is Real Estate Brokerage Services (6831001). This is a mainland license — free zones don’t issue RERA-compliant brokerage licenses.

Requirements:

• Minimum 1 shareholder (can be 100% foreign ownership as of 2021 reforms).
• Office lease: minimum 200 sq ft for a solo broker, 300+ sq ft if you plan to hire agents (RERA physically inspects your office).
• Initial approval (in-principle): AED 1,000–1,500 via DET portal.

Cost: AED 1,200 average for initial approval.

Step 2: Lease an Approved Office (The Part Most Guides Ignore)

RERA will not issue your brokerage license without a physical office that meets their standards. Ejari-registered tenancy contract required. You can’t use a flexi-desk or virtual office for the initial license (though some brokerages maintain a central office and satellite desks later).

Office costs in 2026:

• Business Bay / JLT small office (200–300 sq ft): AED 25,000–35,000/year.
• Dubai Marina / Downtown: AED 40,000–60,000/year.
• Deira / Bur Dubai: AED 18,000–28,000/year (cheaper, but less client prestige).
• Security deposit: 5–10% of annual rent (one-time, refundable).
• Ejari registration: AED 220.

Visa quota note: Your office size determines how many visas you can sponsor. A 200 sq ft office typically allows 3 visas (including yourself). 300 sq ft = 6 visas. 500 sq ft = 10 visas. RERA and immigration both check this.

Cost: AED 25,000–35,000 first-year average (mid-range office + deposit).

Step 3: Get Your Trade License from DET

Once you have the office lease, submit for your mainland trade license. DET processes this in 2–5 business days now (2026 digital reforms sped this up significantly).

License fees:

• Trade license issuance: AED 1,070 (solo proprietor) or AED 1,200 (LLC with multiple shareholders).
• RERA pre-approval certificate (required before DET issues license): AED 3,000.
• Memorandum of Association (MOA) drafting + notarization: AED 2,000–3,500 if using a licensed typing center.

Cost: AED 6,000–7,500 for license issuance + RERA pre-approval.

Step 4: Apply for RERA Brokerage Company License

Now you take your DET trade license + office lease + company documents to RERA (via Dubai REST app or in person at Dubai Land Department).

RERA brokerage license fees (2026):

• Brokerage company registration: AED 10,000 (first year).
• Annual renewal: AED 10,000/year.
• Bank guarantee: AED 100,000 (held by RERA as security deposit; you get it back if you close the company cleanly). Some banks issue this as a letter of guarantee for a fee of AED 1,500–3,000/year instead of freezing AED 100K.
• Office inspection fee: AED 500 (RERA sends an inspector to verify your premises meet standards).

Processing time: 5–10 business days after office inspection.

Cost: AED 12,000–14,000 (license + inspection + bank guarantee arrangement fee).

Step 5: Pass the RERA Broker Exam & Get Your BRN

Even as the company owner, you need a personal Broker Registration Number (BRN). You can’t hire agents or close deals without it.

Eligibility:

• Minimum high school diploma (attested by UAE Ministry of Foreign Affairs if issued outside UAE).
• 2 years documented real estate experience (employment contracts, reference letters) OR completion of RERA’s 90-hour training course (AED 3,500–4,500, offered by approved training centers like Bayut Academy, Zoom Property, etc.).

The exam reality: RERA exam is 100 questions, multiple choice, 2 hours. Pass mark is 85%. Topics: Dubai property law, RERA regulations, ethical conduct, contract types, Oqood vs title deed, mortgage basics, off-plan transaction flow.

Pass rate is around 60–65% on first attempt (RERA doesn’t publish official stats, but training centers report this). The exam isn’t conceptually hard, but it’s detail-specific — you need to know Law No. 26 of 2007 (RERA’s founding law), rental dispute procedures, and escrow account regulations.

Exam fees:

• RERA exam attempt: AED 2,000 (includes one retake within 6 months if you fail).
• BRN issuance: AED 2,100/year.
• Training course (if required): AED 3,500–4,500.

If you fail twice, you wait 6 months to re-register (this is the 2026 rule change — used to be immediate re-sits).

Cost: AED 4,100–8,600 (exam + BRN + optional training).

Step 6: Register with Dubai Land Department & Get Portal Access

Your RERA license gives you access to Dubai REST (Real Estate Self Transaction) platform. This is where you:

• Register sales/rental transactions.
• Generate MOU (Memorandum of Understanding) for off-plan sales.
• Track commission releases from escrow.
• Renew your BRN and company license.

Portal access is automatic once your RERA brokerage license is active. No separate fee.

Step 7: Open a Corporate Bank Account

You need a UAE business bank account to receive commission payments (developers and landlords won’t pay into personal accounts for documented transactions).

Bank account requirements (2026):

• Trade license copy.
• RERA brokerage license.
• Ejari tenancy contract.
• Passport + Emirates ID of all shareholders/signatories.
• Initial deposit: AED 5,000–25,000 (varies by bank; Emirates NBD, Mashreq, and CBD are common for real estate companies).

Processing time: 1–3 weeks (in-person meetings required for most banks).

Cost: AED 5,000–10,000 initial deposit (liquid, your working capital).

Total Year-One Costs: Solo Broker vs Small Team Setup

Here’s what you’ll actually spend if you’re setting up your own brokerage company in Dubai (not joining someone else’s).

Solo Broker (Just You, No Employees)

Expense	Cost (AED)
DET initial approval	1,200
Office rent (year 1, 200 sq ft) + deposit	28,000
Ejari registration	220
Trade license issuance	1,200
RERA pre-approval + company license	13,000
Bank guarantee arrangement fee	2,000
RERA exam + BRN (including training course)	6,600
MOA drafting/typing center	2,500
Bank account opening deposit	5,000
Visa issuance (your own investor visa)	3,500
Emirates ID	370
Total Year 1	AED 63,590

Year 2 onwards: AED 40,000–42,000/year (office renewal AED 25K–30K + RERA license renewal AED 10K + BRN renewal AED 2,100 + bank guarantee fee AED 2K).

Small Team Setup (You + 2 Agents)

Expense	Cost (AED)
All solo broker costs above	63,590
Larger office (300 sq ft, 6 visa quota)	+7,000
2 employee visas (AED 3,500 each)	7,000
2 employee Emirates IDs	740
Health insurance (basic, 3 people)	4,500
RERA exam/BRN for 2 agents	13,200
Total Year 1 (3-person team)	AED 96,030

This excludes salaries (most brokerages pay agents commission-only or base + commission, typically AED 3K–5K base + 20–40% of deal commission).

Joining an Existing Brokerage: The Simpler (But Less Lucrative) Path

If AED 60K+ upfront feels steep, or you want to learn the market first, join an established brokerage. You still need your BRN, but the company sponsors your visa and provides the office.

Costs to join a brokerage:

• RERA exam + BRN: AED 4,100–6,600 (you pay this).
• Visa processing: Usually covered by the brokerage (some charge AED 2K–3K and deduct from first commission).
• Desk fee: AED 0–1,500/month depending on the brokerage (premium brokerages like Allsopp & Allsopp, Hamptons, Driven Properties typically don’t charge desk fees; smaller firms might).

Commission splits (Dubai market standard 2026):

• New agents: 40–50% of commission to you.
• Experienced agents (3+ years): 50–70% to you.
• Top performers: 70–80% (negotiated after consistent deal flow).

Example: You close a AED 2M apartment sale. Standard commission is 2% (AED 40,000). At 50/50 split, you take home AED 20,000. The brokerage keeps AED 20,000 to cover office, RERA fees, marketing, admin.

If you’re doing 2–3 deals per month (achievable for active agents in a good market), you’re earning AED 40K–60K/month personally, with zero overhead. That’s the trade-off.

The RERA Exam: What Nobody Tells You (But Should)

The exam is passable, but it’s not a formality. Here’s the honest breakdown:

Content areas (approximate weight):

• RERA laws and regulations (Law 26/2007, broker code of conduct): 30%
• Dubai property transaction process (Oqood, title deed transfer, NOC procedures): 25%
• Rental laws (RERA rental index, dispute resolution, tenancy contracts): 20%
• Ethical scenarios (conflict of interest, escrow account handling, client confidentiality): 15%
• Mortgage and financing basics: 10%

Study resources:

• RERA’s official training course (90 hours, online or in-person) covers 90% of exam content. Worth it if you’re new to UAE real estate.
• Bayut Academy and Zoom Property offer crash courses (2–3 days, AED 2,500–3,500) focused purely on exam prep.
• Dubai Land Department’s e-Services portal has sample questions (20 questions, gives you a flavor).

Pass strategies from agents who’ve taken it:

• Memorize the RERA rental index calculation (it’s a common question type).
• Know the difference between Oqood (interim sale contract for off-plan) and title deed (final ownership document).
• Understand broker responsibilities around escrow accounts (you can’t touch client funds until deal closes).
• Review ethical scenarios: what do you do if a seller wants to hide property defects, or a buyer asks you to facilitate a cash-under-table payment? RERA tests judgment here.

If you fail the first time, you get one free retake within 6 months. Use it wisely — take the training course if you didn’t the first time.

Visa Quotas and Hiring Limits (The Constraint Nobody Warns You About)

Your office size directly limits how many people you can hire. This is a combined rule from RERA, Dubai Economy & Tourism, and GDRFA immigration.

2026 visa quota guidelines:

• 200 sq ft office: 3 visas maximum (you + 2 employees).
• 300 sq ft office: 6 visas maximum.
• 500 sq ft office: 10 visas maximum.
• 1,000 sq ft office: 20 visas maximum.

If you want to scale a 10-person team, you need at least 500 sq ft from day one, which pushes your annual office cost to AED 50K–80K depending on location. You can’t start in a 200 sq ft office and just add visas later — immigration will reject the visa applications if your Ejari doesn’t support the headcount.

This is why many brokerages start with 2–3 people, prove the model, then upgrade office space in year 2.

Corporate Tax (2026 Context): What Real Estate Brokerages Owe

UAE corporate tax launched in 2023 (for financial years starting June 1, 2023 onward) at 9% on taxable profits above AED 375,000. Real estate brokerages are not exempt (unlike some free zone entities under QFZP rules).

Practical impact:

• If your brokerage’s net profit (revenue minus allowable expenses) is under AED 375K/year, you pay 0% corporate tax.
• Above AED 375K, you pay 9% on the excess. Example: AED 600K profit = AED 225K taxed at 9% = AED 20,250 tax liability.

Allowable expenses include office rent, employee salaries, RERA fees, marketing costs, software subscriptions (CRM tools like Property Finder’s CRM, Bayut CRM, etc.). Commission payouts to agents are deductible.

You file via the Federal Tax Authority (FTA) portal. Due date is 9 months after your financial year-end. Most brokerages align their financial year with the calendar year (Jan 1–Dec 31) for simplicity.

If you’re running a small solo or 2-person brokerage doing AED 1–2M in annual revenue with typical cost structures, you’ll likely stay under the AED 375K profit threshold in the first couple of years. But plan for tax once you scale.

Renewal & Ongoing Compliance (What Happens After Year One)

RERA licenses and BRNs are annual. Here’s the renewal calendar:

Annual renewals:

• DET trade license: Renew 30 days before expiry. AED 1,200/year. Late renewal penalty: AED 1,000 + AED 100/day delay.
• RERA brokerage license: Renew before expiry (system blocks you from registering new transactions if expired). AED 10,000/year.
• BRN (personal broker license): Renew annually. AED 2,100/year. If expired, you can’t sign MOUs or represent clients until renewed.
• Bank guarantee: Most banks charge AED 1,500–2,000/year to maintain the AED 100K guarantee letter.
• Office lease: Renew before Ejari expiry. Rent typically increases 5–10% annually in high-demand areas.

Ongoing compliance tasks:

• Register every transaction on Dubai REST within 3 days of MOU signing (for sales) or tenancy contract signing (for rentals).
• Maintain client escrow account records (RERA audits these).
• Attend mandatory CPD (Continuing Professional Development) — RERA requires 10 hours/year of approved training (free sessions offered by RERA + paid courses from training providers).

Failure to register transactions = AED 10,000 fine per violation. Failure to maintain escrow compliance = license suspension (RERA is strict about client fund handling after high-profile fraud cases in 2019–2021).

Why This Matters for Your Dubai Business Setup Beyond Real Estate

If you’re exploring starting a business in Dubai in other sectors (trading, consulting, e-commerce), the real estate brokerage setup process offers useful parallels: mainland vs free zone trade-offs, visa quota planning, corporate tax considerations, and the importance of physical office requirements for certain regulated activities.

Real estate is one of the few sectors where free zones don’t offer a competitive advantage (you need mainland access to serve Dubai clients directly). But if you’re in free zone vs mainland license decision-making for other industries, the licensing cost structure and visa flexibility are similar. Understanding RERA’s strict compliance model also prepares you for other regulated sectors in the UAE (financial services, healthcare, legal consulting) where regulators enforce similarly detailed requirements.

For those considering business setup in Sharjah or other emirates, note that RERA licenses only cover Dubai. Sharjah has its own real estate regulatory body (Sharjah Real Estate Registration Department), and licenses aren’t transferable. If you want to operate across emirates, you need separate registrations — another reason many brokerages stay Dubai-focused initially.

Final Take: Is It Worth It in 2026?

Dubai’s real estate market is competitive, but it’s also one of the few markets globally where a solo broker can realistically earn AED 30K–50K/month within 12–18 months if you’re good at networking and closing. The barrier to entry (AED 60K–65K for solo setup, or AED 4K–7K to join a brokerage) is real but not insurmountable.

The RERA exam is fair — it tests actual knowledge you’ll use, not obscure trivia. The ongoing costs are predictable (AED 40K–42K/year for solo brokerages). The visa quota constraint is the main operational headache if you want to scale quickly, so plan your office size ahead of hiring ambitions.

If you’re coming from abroad and don’t have UAE real estate experience, join a brokerage for year one. Get your BRN, learn the Dubai REST system, understand how developers and landlords work, build a client pipeline. Then decide if you want to spin out your own brand.

If you’re already in Dubai with a network (consultants, mortgage brokers, property managers), and you can commit AED 60K–70K upfront, starting your own brokerage gives you better margins and brand equity. Just don’t underestimate the office inspection rigor — RERA really does show up, and they will reject your license if your “office” is a WeWork hot desk.

The market opportunity is real. Dubai recorded 171,000+ property transactions in 2025 (up 31% from 2024). Off-plan launches are hitting record volumes. RERA estimates there are ~8,000 active licensed brokers in Dubai — plenty of room for competent new entrants who understand compliance and can close deals professionally.

But go in clear-eyed about the costs, the exam, and the ongoing compliance load. This isn’t a passive business — it’s high-touch, relationship-driven, and RERA-regulated at every step.

Frequently Asked Questions

How much does it cost to get a real estate brokerage license in Dubai in 2026?

Solo setup costs AED 63,590 in year one (including office, RERA company license at AED 10,000, BRN exam and issuance at AED 6,600, trade license, visa, and bank guarantee arrangement). Joining an existing brokerage costs AED 4,100–6,600 (just exam + BRN), with the brokerage covering office and visa. Annual renewal for your own company is AED 40,000–42,000.

What is the RERA exam pass rate and how hard is it?

The pass rate is approximately 60–65% on first attempt. The exam has 100 multiple-choice questions with an 85% pass mark. It covers RERA laws (Law 26/2007), Dubai property transaction procedures, rental regulations, ethics, and mortgage basics. Most candidates who take the 90-hour RERA training course pass on first or second attempt (you get one free retake within 6 months).

Can I operate a real estate brokerage from a free zone in Dubai?

No. RERA-compliant real estate brokerage licenses must be mainland (DET-issued) licenses. Free zone licenses don’t allow you to conduct property transactions directly with Dubai clients or register deals on Dubai REST. You need a physical mainland office that RERA inspects and approves.

How many employees can I hire with my brokerage license?

Your visa quota depends on office size. A 200 sq ft office allows 3 visas (you + 2 staff). 300 sq ft allows 6 visas. 500 sq ft allows 10 visas. 1,000 sq ft allows 20 visas. Immigration and RERA both verify your Ejari tenancy contract before approving additional visas, so plan your office size based on hiring goals.

What is the AED 100,000 bank guarantee for RERA brokerage licenses?

RERA requires a AED 100,000 bank guarantee as security when you apply for your brokerage company license. You don’t pay this as a fee — it’s held by RERA and returned if you close your company cleanly with no client disputes. Most banks issue a guarantee letter for an annual fee of AED 1,500–2,000 instead of freezing AED 100,000 in your account.

Do I need real estate experience before applying for a BRN in Dubai?

Yes, you need either 2 years documented real estate work experience (with employment contracts and reference letters attested by MOFA) OR completion of RERA’s approved 90-hour training course (AED 3,500–4,500). If you have neither, take the training course — it also prepares you well for the 85% pass-mark exam.

What is the commission split if I join an existing brokerage vs starting my own?

Joining a brokerage: you typically earn 40–60% of commission as a new agent, 50–70% with experience, up to 80% if you’re a top performer. Starting your own brokerage: you keep 100% of commission but pay all business costs (office AED 25K–35K/year, RERA license AED 10K/year, renewals, etc.). Break-even depends on deal volume — if you’re closing 2+ deals/month, your own company is more profitable.

Does my real estate brokerage pay UAE corporate tax in 2026?

Yes, if your net taxable profit exceeds AED 375,000/year. UAE corporate tax is 9% on profits above that threshold. Below AED 375K profit, you pay 0%. Real estate brokerages are not exempt (unlike some qualifying free zone entities). Allowable deductions include office rent, salaries, RERA fees, marketing costs, and agent commission payouts.