Housing in Dubai & Abu Dhabi for Western-Trained Clinicians: Clean Steps, Budgets & Hidden Fees

Your licence activation, insurance enrollment, banking and family sponsorship often pause until Residency is active and a tenancy is registered. Treat housing as a mini-project with clear dependencies—done right, it removes weeks of noise from your first month.

The clean sequence (signals, not guarantees)

1. Residency first → Entry/Work Visa → Medical Fitness → Biometrics → Residence active.

2. Bank & proof of income → salary letter/contract from HR.

3. Lease signing → tenancy contract in your passport-exact name.

4. Registration → Ejari (Dubai) or Tawtheeq (Abu Dhabi).

5. Utilities & mobile → DEWA/AADC/ADDW, internet; some require ID/residence number.

6. Insurance & school → many providers/schools request ID + tenancy proof.

Documents to prepare (carry originals + PDFs)

• Passport + residence page/ID application.

• Employment contract or HR salary letter.

• Local bank IBAN (or salary certificate).

• For families: legalised marriage/birth certificates (translated after legalisation).

Realistic monthly budgets (single clinician; conservative)

• Dubai (well-located 1-bed near a major private hospital): AED 6.5k–9.5k rent.

• Abu Dhabi (central 1-bed near Corniche/Reem/Al Maryah): AED 5.5k–8k rent.

• Utilities & internet: AED 500–900.

• Parking/transport: AED 300–700 depending on commute.
  Adjust ±15–25% for building amenities, new vs older stock, and peak season.

Up-front & hidden costs (avoid surprises)

• Security deposit: typically 5% (unfurnished) or 10% (furnished).

• Agency fee: often 2–5% of annual rent (or one week’s rent).

• Ejari/Tawtheeq: small admin fee; pay and keep receipt.

• Cheques: 1–12 post-dated cheques; fewer cheques may secure a discount.

• Chiller/AC: verify if included; separate cooling can add AED 300–600 monthly.

• Move-in NOC: building management may charge a refundable deposit + booking slot for lifts.

• Parking: confirm availability, cost, and if it’s tied to your unit.

Neighbourhood signals clinicians actually use

Dubai

• Near major hospitals/clinics: Dubai Healthcare City, Al Jaddaf, Business Bay, Jumeirah 1/2, Al Barsha, JLT.

• Trade-off: shorter commutes vs newer buildings farther out (Dubai Hills, JVC, MBR City).

Abu Dhabi

• Clinical hubs: Al Maryah Island (Cleveland Clinic area), Reem Island, Corniche.

• Trade-off: Corniche = walkable/coastal; Reem = newer towers, parking simpler.

Lease hygiene (small habits, big wins)

• Names on contract must be passport-exact (all middle names).

• Confirm cooling/chiller terms and meter numbers in writing.

• Add break clause or diplomatic clause if possible (licensing/timing shifts happen).

• Photolog of condition at handover (walls, appliances, meters); email the log to landlord/agent same day.

• Keep one PDF with contract, cheques list, deposit receipts, Ejari/Tawtheeq certificate.

For families (timelines & schools)

• Time housing to school terms; many schools need Emirates ID application + tenancy proof.

• Prepare immunisation records and previous report cards; some require legalised transfer certificates.

• Reserve seats early; expect deposits and assessment days.

Safety & commute choices (quiet reliability)

• Prioritise lighting, security, parking and building management responsiveness.

• Test commute in peak hours; a 10-minute map estimate can be 25 minutes at 07:30.

• For shifts, confirm 24/7 access to your parking/entrance.

Common pitfalls—and calm fixes

• Signing before Residency → utilities/registrations stall; sign after residence is active.

• Name mismatch → request corrected lease before Ejari/Tawtheeq.

• Underestimating cooling → ask for last 3–6 months bills; choose efficient buildings.

• Cheques logistics → open bank account early; if delayed, negotiate monthly transfers temporarily.

Copy-paste checklists

Viewing day

• Commute in peak time tested

• Cooling included? If not, last bills seen

• Parking spot confirmed (number/location)

• Noise check (weekday evening + weekend afternoon)

• Building management contact noted

Signing day

• Contract name = passport-exact

• Cheques list + deposit receipt emailed

• Break/diplomatic clause agreed

• Handover photolog sent to agent/landlord

First 72 hours

• Ejari/Tawtheeq completed; certificates saved as PDF

• Utilities & internet requested (reference numbers saved)

• Insurance/school updated with tenancy proof

Short FAQs