What is the security deposit for a furnished apartment in Dubai?

10% of annual rent — double the unfurnished rate (5%). For an AED 100,000/year furnished rental, the deposit is AED 10,000.

How much more is furnished rent vs unfurnished in Dubai?

Typically 10-25% premium. A 1BR Marina at AED 110k unfurnished is usually AED 125-140k furnished.

Do I need an inventory list for a furnished rental in Dubai?

Yes — make it part of the contract's Additional Terms section. Photograph every item at move-in and have the landlord co-sign. This is your protection at deposit refund time.

Can I add furniture to an unfurnished contract later and convert it?

No. The classification is set at signing and tied to the deposit amount. Mid-contract conversions would require a new contract with a new deposit calculation.

What counts as 'furnished' in Dubai?

All major furniture (bedroom, living, dining), all major appliances (fridge, oven, washing machine), and basic kitchen contents. 'Semi-furnished' typically means major appliances only — clarify in writing what's included.

Which is cheaper long-term — furnished or unfurnished?

Unfurnished is cheaper long-term if you stay 2+ years; the rent premium on furnished compounds. Furnished is cheaper short-term (under 1 year) because you skip furniture purchase costs.

Furnished vs Unfurnished Tenancy Contract Dubai: Deposit, Rent, Inventory (2026)

Choosing between furnished and unfurnished in Dubai isn't just a lifestyle decision — it changes your security deposit, your rent, your inventory paperwork, and several clauses in the DLD tenancy contract. Here's what differs and what to negotiate.

The Deposit Difference

Dubai law caps security deposits at:

Unfurnished: 5% of annual rent
Furnished: 10% of annual rent (double)

Example: For an AED 100,000/year rental, deposit is AED 5,000 unfurnished or AED 10,000 furnished. The doubled deposit reflects the landlord's higher exposure to damage and missing items.

The Rent Premium

Furnished units in Dubai typically command a 10-25% rent premium vs equivalent unfurnished:

1BR Marina: AED 110k unfurnished vs AED 130k furnished
Studio Business Bay: AED 70k unfurnished vs AED 85k furnished
2BR JVC: AED 110k unfurnished vs AED 135k furnished

The Inventory List (Furnished Only)

Furnished contracts must include a comprehensive inventory list as part of the Additional Terms. Standard inventory:

Bedroom: bed frame, mattress, bedside tables, lamps
Living: sofa, coffee table, TV, TV stand, curtains
Dining: table, chairs
Kitchen: refrigerator, oven, microwave, dishwasher (if any), washing machine
Storage: wardrobes (built-in usually noted separately)
Soft goods: bedsheets, pillows, towels (sometimes excluded)
Cookware: pots, pans, cutlery (usually excluded — clarify)

Verify each item physically at handover and have the landlord co-sign the inventory list. Missing or damaged items at move-out get deducted from your deposit.

Fit-Out Differences in Additional Terms

The Additional Terms section should differ:

Furnished: inventory list, replacement value rules for damaged items, normal wear & tear allowance
Unfurnished: tenant alteration rights (paint, install fixtures), reinstatement requirements at end of term

Which Should You Choose?

Choose furnished if: you're new to Dubai, planning to stay 6-18 months, don't want to buy furniture, expecting work-related relocation
Choose unfurnished if: you're staying 2+ years, you want to make the place your own, total cost over time matters more than upfront cost, you already own furniture

When generating your contract, the choice automatically adjusts the deposit calculation in our generator. See the security deposit rules in detail.

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