Dubai only
Dubai only
Tenqira is a document service for Dubai tenants. The free check adds up what the listing leaves out — commission, cooling, Ejari, deposits — and tells you which of it is movable before you sign. If something is there, AED 299 buys the finished paperwork — written on your figures, in your name, back within one business day.
Step 1 of 4 · Your situation
Your number
On the figures you entered.
AED0
Leverage Score
Calculating…
Not ready? Have the rest emailed to you.
The other findings, the figures behind each one, and the single thing worth doing today — in writing, so you can quote it back at somebody.
Indicative only, based on what you entered. Not legal advice and not a review of your documents.
Tenqira is not a law firm. Nothing here is legal advice.
Works whether the notice has landed or you’re still viewing
Every dirham marked not owed or negotiable — never blurred together
Free, and it says so plainly when the answer is nothing
One bedroom at AED 110,000, one cheque, five per cent commission. The same tenancy, paid differently.
Cash before keys
AED 100,833 of difference on the same flat at the same rent. Landlords price the flexibility, so it is a negotiation rather than free money — but nothing else moves this much cash, and the free check runs it on your numbers.
No card, and no email needed for your headline number.
The part most people leave out. A new lease is freely negotiated. No cap applies, no index binds either side, and nothing here is owed to you — which is exactly why every line on this page is marked negotiable and none of it is marked secured. Anyone telling a newcomer they have a right to a lower rent is inventing one.
There are no testimonials here. We have none we are permitted to publish, and a story is the easiest thing in the world to write. Here is the method instead — realistic figures, every step shown, nothing rounded in our favour.
The situation
A one-bedroom apartment advertised at AED 115,000. Unfurnished, one cheque, five per cent commission quoted, cooling billed separately by the building.
Secured is zero, and that is not a mistake. A new lease has no cap and no index behind it. Nothing is owed to you, so nothing is marked secured — every line here needs the other side to agree. A page that told you otherwise would be lying to you on the first screen.
What goes out. A pre-signing email putting the offer, the commission and the six comparable contracts. A written list of what must be confirmed before signature — cooling, deposit, Ejari, parking, service charge. Twenty scripts for the second reply. All in the client’s name, sent by the client.
No settlement figure is printed here, because we will not invent one. When we have a result we are permitted to show, it appears in this space and not before.
This is the part you are actually paying for — so here is one, run properly, with the building anonymised.
Anonymised, and published with permission. The figures are what the register shows, not what we would like it to show.
The same worked case, laid out to keep. Nothing else unless you ask.
Not a guide explaining what a good letter contains. The letter itself, your figures already in it, ready to send this afternoon. One price, one product — no cheaper version that leaves out the part you need, and nothing we upsell you to later.
AED299
One price. Everything in it. No add-ons, no upgrade you find out about later.
Worked from your own documents and returned within one business day, or same day if you are about to sign.
Judge the writing before you spend anything. Bracketed parts are filled from your own paperwork; the complete documents are what you receive.
On the rent. The unit is advertised at AED [advertised]. Units of the same type and size in [building or community] have recently let at AED [range]. On that basis I would like to offer AED [offer] for a twelve-month term, and I am ready to proceed this week.
On the commission. You have quoted [x]%. My understanding is that this is customary rather than fixed, and commonly settles at 3%. If the landlord is dealing directly, I would expect no commission to arise.
On what is not in the advertised figure. Before I sign, please confirm in writing: whether cooling is billed separately and the approximate annual cost; the security deposit; who pays for the Ejari registration; and any service charge payable by the tenant.
تحية طيبة وبعد،
بالإشارة إلى معاينتي للوحدة [رقم الوحدة، المبنى، المنطقة] بتاريخ [التاريخ]، أود إبداء اهتمامي والمضي قدماً سريعاً.
بخصوص العمولة؛ تم ذكر نسبة [x]%. وحسب علمي فإن هذه النسبة عرفية وليست ملزمة، وكثيراً ما تستقر عند 3%.
On the listings, B looks AED 7,000 dearer a year than C. Once agency commission and district cooling are added, the real difference is AED 500. The advertised gap was almost entirely cooling, which is billed by the building and appears in neither advert.
Ranked on true first-year cost: C, then B, then A. A is cheapest on the advert and dearest to live in — one cheque, five per cent commission and cooling billed separately.
The figures are the ones you entered. Each line is marked negotiable, because on a new lease no rule caps anything and nothing here is owed to you.
Why there is only one price. A cheaper version would have to leave out the Position Statement — the only document here that reaches the landlord’s side of the table. Selling you the rest without it would be selling you a case you cannot make.
Dubai’s published tenancy law for the rules, and the Land Department’s rental index — built on registered contracts — for the comparables. Public information that nobody puts in front of you at the moment you need it. Not an inside line.
Used to produce your file and nothing else. Not published, shared, sold, or used as examples. Ask us to delete them after delivery and we will, same day. The extracts above were written for publication, not taken from a customer.
We will not contact your landlord for you. We will not tell you a reduction is owed. We will not cover an emirate we have not researched. And if the sums warrant a lawyer, we will say so.
Tenqira is operated by [OPERATOR NAME], Dubai trade licence [LICENCE NUMBER], registered at [REGISTERED ADDRESS]. Card payments are processed by [PAYMENT PROVIDER]; we never see or store your card details.
Questions before you buy go to hello@tenqira.com and are answered by the person who would work your file.
Then you send it. Not us. Every message goes from your address, in your name — corresponding with a landlord on your behalf edges into representation, and we are not licensed for that. You get the paperwork, finished, and the scripts for what comes back.
Nought point two three per cent of what the first year actually costs, on the worked case above. Run the free check first — plenty of people find nothing worth chasing, and we would rather you were one of them and knew it before you signed.
Back within one business day. Or check free first — ninety seconds, no card.
Fair. Take it — the cheque arithmetic is yours and you owe us nothing for it. Holding the biggest lever on your money hostage would have been a poor way to treat you.
What you still cannot do on your own is see what units in that building actually transacted at — that sits in registered contracts and never appears in a listing, and without it every number you put to an agent is your opinion against theirs. Nor do you have the email, on your figures, in the register that gets a reply.
Then we say so in writing, and you sign knowing the price is fair and the fees are what they are. On a first lease that is worth having — the rent you sign becomes the base for every renewal after it.
The free check runs first and is built to say “limited leverage here” when that is the answer.
Every licensed broker in Dubai has a registration number. You can check it in the official Dubai REST app in under a minute, and the regulator runs a public helpline on 800 4488.
An unlicensed agent cannot lawfully collect commission, and money handed to one is not protected. Do this before any deposit moves, not after. It costs nothing and it is the single most useful minute you will spend.
Yes. Tell us at the order and it comes back the same day rather than the next.
Signing is the deadline that matters — there is no cap and no cooling-off on a new lease, so every dirham here is negotiable until the contract is signed and none of it afterwards. If you are days away, run the free check now and decide from the number.
Free. Ninety seconds. If there is nothing there, it says so.
Whatever you decide, decide it before you reply to them. Once you have answered, the room to move is mostly gone.
The same case that is set out on this page, laid out to keep and to read next to your own notice.
Realistic figures, not a customer’s file — we do not publish those.
Check your inbox in the next minute or two. If it has not landed, look in promotions — it sometimes goes there first.
Meanwhile, your own number takes ninety seconds and does not need the email at all.
Check mine now