Mortgages in the UAE. For residents and non-residents.
How UAE mortgages work for expatriate residents and non-residents: Central Bank loan-to-value limits, typical down payments, off-plan financing, debt-burden limits, documents and costs.
The short answer
- Expatriate residents buying a first home under AED 5 million can typically borrow up to 80% of the value, under UAE Central Bank rules.
- Lower limits apply to more expensive homes and to second or investment properties.
- Non-residents can borrow from some UAE banks, usually up to about 50–60% of the value.
- Banks lend less on off-plan property, and many do not finance it until completion.
- Fees and the deposit are paid in cash; the bank lends against the lower of the price and its own valuation.
How much can you borrow?
The UAE Central Bank sets maximum loan-to-value (LTV) ratios for home loans. Banks can lend less, but not more.
| Borrower | Property | Typical maximum loan |
|---|---|---|
| Expatriate resident, first home | Value under AED 5 million | 80% |
| Expatriate resident, first home | Value AED 5 million and above | Lower — about 65–70% |
| Expatriate resident | Second or investment property | About 60% |
| Non-resident | Any | Usually 50–60%, depending on the bank |
| Any buyer | Off-plan | Limited; many banks lend about 50% or only after completion |
The bank applies the LTV to the lower of the purchase price and its own valuation. If the valuation comes in under the price, you fund the difference.
Other limits
- Debt-burden ratio. Your total monthly debt repayments, including the new mortgage, cannot exceed 50% of your monthly income.
- Term and age. Mortgage terms of up to 25 years are common, and banks set maximum ages at the end of the loan.
- Income evidence. Non-residents typically need several months of bank statements, proof of income and, in some cases, a credit report from their home country.
Financing off-plan
Most buyers pay the construction-stage instalments of an off-plan purchase from their own funds. Some banks offer financing for the balance due at handover once the property is complete; fewer finance during construction. A post-handover payment plan from the developer can serve a similar purpose. See our off-plan guide.
Costs of borrowing
In Dubai, expect mortgage registration of 0.25% of the loan plus a small admin fee, a valuation fee of about AED 2,500–3,500 and a bank arrangement fee of up to about 1% of the loan. These are paid upfront in cash. Our buying costs guide shows a worked example.
Borrowing at home instead
Some international buyers finance a UAE purchase by borrowing against assets in their home country, or buy in cash and refinance later. The right approach depends on interest rates, currency (the dirham is pegged to the US dollar) and tax in your country of residence.
Mortgage approval is at each bank’s discretion. This guide is general information, not financial advice.
Frequently asked.
Can non-residents get a mortgage in the UAE?
Yes. Some UAE banks lend to non-residents, usually up to about 50–60% of the property value, subject to income and documentation checks.
What deposit do I need to buy in Dubai with a mortgage?
Expatriate residents buying a first home under AED 5 million need at least 20%, plus fees. Larger deposits apply to higher-value homes, investment properties and non-residents.
Can I get a mortgage on off-plan property in Dubai?
Financing is limited. Many banks only lend once the property is complete; some lend about 50% of the value. Construction instalments are usually paid from your own funds.
What is the maximum debt-burden ratio in the UAE?
Total monthly debt repayments, including the mortgage, cannot exceed 50% of monthly income.
Sources
- The National — UAE Central Bank confirms mortgage cap rules
- Property Finder — DLD fees in Dubai: complete 2026 costs guide (3 July 2026)
Reviewed on 2 November 2026. This guide is general information, not legal, tax or financial advice. Fees, rules and approvals are set by the relevant authorities, banks and developers and can change. Returns are not guaranteed.