Guide Buying in Dubai
Getting a mortgage in Dubai as an expat
What UAE banks will lend you, the Central Bank rules behind it, the papers to gather and how the loan fits into the purchase, for residents and non-residents.
Updated · 6 min read
In short
- Expats can borrow up to 80% of a first home under AED 5M, 70% above that, 60% on a second home and 50% off-plan, under UAE Central Bank rules.
- Repayments on all your debts can't exceed 50% of gross income, the loan is capped at 7 times annual income, and the longest term is 25 years.
- Non-residents can borrow too, from fewer banks and usually on 50–60% of the price; the deposit must come from your own money, not another loan.
How much you can borrow
The Central Bank's maximums for expats. Banks can, and often do, lend less.
| Property | Maximum loan | Minimum deposit |
|---|---|---|
| First home, under AED 5M | 80% | 20% |
| First home, over AED 5M | 70% | 30% |
| Second home or investment | 60% | 40% |
| Off-plan, any buyer | 50% | 50% |
Non-residents borrow within the same limits, but from fewer banks and usually on around 50–60% of the price.
The rules banks apply
Set by the Central Bank for every lender in the UAE.
50% debt burden
Repayments on all your debts, the new mortgage included, can't exceed half your gross income. Banks test it at a rate 2 to 4 points above today's.
7 times income
An expat's mortgage is capped at seven times annual income, whatever the property is worth.
25-year term
The longest term allowed. Banks set their own age limit for the last repayment, usually around 65 for employees and 70 if self-employed.
Your own deposit
The deposit has to come from your own money. A personal loan or credit card can't fund it.
From approval to keys
How the loan runs alongside a resale purchase.
01Pre-approval
The bank checks your income and debts and issues an approval in principle, usually valid for around 60 days. Get it before you make an offer.
02Offer and Form F
Agree the price and sign the sale contract. On a resale, the 10% deposit is lodged at this point.
03Valuation
The bank sends its own valuer. It lends against the lower of the price and the valuation, so a low valuation means a bigger deposit.
04Final offer
Once the valuation and documents are in, the bank issues the final offer letter. Read the rate, fixed period and fees before you sign.
05Transfer
At the trustee office the bank pays the seller by manager's cheque, the DLD registers the mortgage on the title, and the deed is issued in your name.
What the bank will ask for
- Passport, and visa and Emirates ID if you're resident
- Salary certificate or employment letter
- Three to six months of bank statements
- Payslips, or two years of audited accounts if self-employed
- Credit report: from Al Etihad Credit Bureau for residents, from your home country for non-residents
- The signed Form F or SPA for the property
What a mortgage adds
On top of the 4% DLD fee every buyer pays.
| Fee | Amount | Note |
|---|---|---|
| Mortgage registration | 0.25% of the loan + admin | Paid to the DLD to register the bank's charge on the title. |
| Valuation | Around AED 2,500–3,500 | The bank's valuation, paid whether or not the loan goes ahead. |
| Arrangement fee | Up to 1% of the loan | Varies by bank, and often negotiable or waived. |
| Life and property insurance | Monthly | Banks require life cover on the borrower and insurance on the property for the life of the loan. |
| Early settlement | Up to 1% or AED 10,000 | The Central Bank cap on early repayment fees, whichever is lower. |
Work out the monthly payment and the cash you need on the day in the mortgage calculator. Every other cost is in the real cost of buying, and the full purchase is in how to buy as a foreigner.
General guidance as of October 2026, not financial advice. Limits are the Central Bank's maximums; each bank sets its own terms within them, and fees vary by lender.