What upfront costs should I budget beyond the rent?

Budget for the agent commission (5% of annual rent + VAT), the security deposit (5% unfurnished/10% furnished), Ejari (~AED 220), and DEWA's refundable deposit (AED 2,000 apartment/AED 4,000 villa) plus activation. Add a district-cooling deposit if the building is chiller-paid, and internet setup. Altogether, expect to have roughly 10-15% of the annual rent ready on top of your first cheque.