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Dubai Mortgage Guide for Expats

How a Dubai mortgage works for expats: who can borrow, which rules come from the Central Bank and which from your bank, the documents you need, each step from pre-approval to transfer, and what it costs beyond the deposit.

Rules checked against the CBUAE Rulebook: 12 October 2026

The short answer

Yes, expats can get a mortgage in Dubai, whether they live in the UAE or abroad. Under Central Bank rules you can borrow up to 80% of the value of a first home up to AED 5,000,000, with monthly debt repayments of up to 50% of your income, over up to 25 years. You pay at least 20% of the price yourself, plus the buying fees. On a AED 1,500,000 home that is about AED 338,240 in cash before agency and bank fees.

Check how much you can borrow

Can expats get a mortgage in Dubai?

Yes. UAE banks lend to expatriates on the same Central Bank rules, and several lend to non-residents buying from abroad. The regulation applies to all banks and finance companies that provide mortgages, and it sets the maximums. Each bank then decides who it lends to.

Banks typically look at:

  • Residency: residents usually get the highest loan-to-value. Non-residents often need a bigger deposit.
  • Income and job: a minimum monthly salary, time with your employer or how long your business has traded. Bonuses and variable pay may be discounted.
  • Credit record: for UAE residents, banks check your Al Etihad Credit Bureau (AECB) report.
  • Age: the bank sets the maximum age at the last repayment, often around 65 for salaried and 70 for self-employed borrowers.
  • Nationality and property: some banks lend only to certain nationalities or on approved buildings and projects.

Dubai mortgage rules: Central Bank limits vs bank policy

Many guides mix up regulation and bank policy. The Central Bank of the UAE sets maximums that every lender must follow. Banks can be stricter but not more generous.

Central Bank mortgage rules for expatriates compared with bank policy
RuleCentral Bank (expatriates)Your bank
Loan-to-value, first homeUp to 80% of the value up to AED 5,000,000, 70% above itCan lend less, especially to non-residents or self-employed applicants
Loan-to-value, second home or investmentUp to 60%, whatever the valueCan lend less
Loan-to-value, off-planUp to 50% for every buyerMany banks lend only on approved projects
Debt burden ratio (DBR)All monthly debt repayments up to 50% of gross income, stress tested at 2 to 4 points above your rateCan apply a lower ratio and discount bonuses or variable pay
Maximum loan7 times annual income for expatriatesCan cap it lower
Maximum term25 yearsSets the maximum age at the last repayment
Minimum salary, nationality, employerNot setEach bank publishes its own criteria
Interest rate and processing feeNot set (some other fees are capped, below)Set by the bank; compare offers

A few more Central Bank rules that catch buyers out:

  • Only one property per borrower counts as a first home. Any other home is treated as a second or investment property, at up to 60% of the value.
  • The down payment must come from your own money, not a personal loan or credit card.
  • Repayments come from salary, business or rental income. You cannot rely on your end-of-service benefit.
  • Interest-only periods are allowed only on investment loans, for up to five years.

Want the numbers for your salary? The mortgage affordability calculator applies these limits, including the stress test, and shows which one limits your loan.

Documents you need for a Dubai mortgage

Banks must verify your income and debts, so the paperwork is detailed. Lists vary by bank; these are the usual ones.

  • Salaried UAE resident

    • Passport and UAE residence visa
    • Emirates ID
    • Salary certificate from your employer
    • Recent payslips
    • Bank statements, usually the last six months
    • Details of existing loans and credit cards

  • Self-employed UAE resident

    • Passport, residence visa and Emirates ID
    • Trade licence and company documents
    • Audited accounts or company bank statements
    • Personal bank statements
    • Proof of how long the business has traded

  • Non-resident

    • Passport
    • Proof of income (payslips, tax returns or accounts)
    • Overseas bank statements
    • A credit report from your home country, if the bank asks for one

How to get a mortgage in Dubai, step by step

  1. 1Check your budgetWork out the loan your income supports and the deposit and fees you need before you speak to a bank.
  2. 2Get a mortgage pre-approvalApply to a bank or through a broker with your documents. The bank checks your income, debts and credit record and confirms how much it would consider lending. This is not a binding offer.
  3. 3Agree the purchaseSign the sale contract (Form F / MOU) with the seller. Make it subject to the bank's valuation and final approval, and expect to give a deposit cheque, commonly 10% of the price.
  4. 4ValuationThe Central Bank requires an independent on-site valuation before the bank commits to lend. The loan-to-value applies to the valued amount, so a low valuation means a smaller loan.
  5. 5Final offer letterThe bank issues the final offer with the rate, term, fees and conditions. The fees must be in a separate schedule attached to the contract. Read it before you sign.
  6. 6Transfer and mortgage registrationAt the registration trustee office, the bank pays the seller (or the seller's bank), the property transfers to you and the mortgage is registered with the Dubai Land Department for 0.25% of the loan plus AED 520 in document fees.

From pre-approval to transfer usually takes a few weeks on a ready resale property. It can take longer if the seller still has a mortgage that has to be cleared first.

What a mortgage pre-approval means

A pre-approval (also called an approval in principle) tells you how much a bank would consider lending, based on your income, debts and credit record. It helps you set a realistic price range and shows sellers you are a serious buyer.

It is not a loan offer. The final offer depends on the property’s valuation, the bank’s checks on the property and your circumstances not changing. Validity is set by each bank, commonly 60 to 90 days. Avoid taking on new debt between pre-approval and transfer: it reduces the loan your income supports at the 50% DBR.

Fixed, variable and EIBOR-linked mortgage rates

Fixed rate: the rate is fixed for an initial period, commonly 1 to 5 years. After that, most loans switch to a variable rate.

Variable rate: usually the Emirates Interbank Offered Rate (EIBOR) plus a bank margin, reset every few months. Some contracts set a minimum rate the loan cannot go below.

When you compare offers, look at the rate after any fixed period ends, the margin over EIBOR and the cost of leaving early. Banks also stress test your application at 2 to 4 points above your rate, so a low introductory rate does not raise how much you can borrow. Where an introductory rate applies, the regulation says the stress test uses the rate after it ends.

How much cash you need: a worked example

An expat buying a AED 1,500,000 ready apartment as a first home can borrow up to 80%, or AED 1,200,000. The rest of the price, and every fee, comes from your own funds. This example uses the standard 2% buyer share of the DLD fee.

AED 1,500,000 first home with a AED 1,200,000 mortgage
Down payment (price minus loan)
AED 300,000
DLD sale registration fee
AED 30,000
Registration trustee (service partner) fee
AED 4,000
VAT on registration trustee fee
AED 200
Title deed fee
AED 250
Property map fee
AED 250
Knowledge fee
AED 10
Innovation fee
AED 10
Mortgage registration fee
AED 3,000
Mortgage title deed fee
AED 250
Mortgage property map fee
AED 250
Mortgage knowledge fee
AED 10
Mortgage innovation fee
AED 10
Cash needed
AED 338,240

On top of this come the bank’s valuation and processing fees, agency commission and any developer NOC fee. If you agree to pay the full 4% DLD fee, add another 2% of the price.

If the valuation comes in low. Say the bank values the same apartment at AED 1,450,000. The 80% limit then applies to the valuation, so the maximum loan falls to AED 1,160,000 and you need AED 40,000 more cash, unless the seller lowers the price.

Enter your own price, loan and quotes in the buying cost calculator, see what each buying fee covers, or check the DLD fee on its own.

Mortgage fees the Central Bank caps

The Central Bank sets maximum charges for some home-loan services. These caps exclude VAT. The bank’s processing (arrangement) fee and the valuation fee are not capped, so compare them between offers.

Maximum home loan fees set by the Central Bank of the UAE
FeeMaximum (before VAT)
Early settlement fee1% of the outstanding balance or AED 10,000, whichever is less
Partial settlement (overpayment) fee1% of the outstanding balance or AED 10,000, whichever is less
Late payment feeAED 700
No objection certificate (NOC)AED 150
Clearance letterAED 95
Liability letterAED 85

Your loan contract must list every fee in a separate schedule, and the bank must give you at least two months’ notice before changing a fee. These caps are maximums: a bank can charge less.

Mortgages for non-residents

You do not need a UAE visa to get a Dubai mortgage. The Central Bank’s ratios apply to expatriates generally and set no separate non-resident limits, so the regulatory maximum is the same. In practice banks are more cautious with non-residents: many lend a lower share of the value, accept only some nationalities and income types, and ask for more documents.

Plan for a larger deposit than the 20% minimum, get pre-approved before you travel to view properties, and allow time for overseas documents to be checked. A UAE-based mortgage broker can tell you which banks currently lend to your nationality.

Islamic home finance

Islamic banks offer Shari’ah-compliant home finance, commonly as Ijara (the bank buys the property and leases it to you) or Murabaha (the bank buys it and sells it to you at an agreed profit). You pay a profit rate instead of interest.

The Central Bank’s mortgage regulation says Shari’ah-compliant mortgage finance must meet the same requirements, so the same loan-to-value, DBR, income and term limits apply. Islamic and conventional offers can be compared on monthly payment, total cost and fees.

Overpaying, refinancing and selling later

You can overpay or settle your mortgage early. The fee is capped at 1% of the outstanding balance or AED 10,000, whichever is less, plus VAT. On a fixed rate, check your contract for any break cost during the fixed period. The regulation also says there should be no impediment to moving your mortgage to another bank.

When you sell, the buyer’s money first clears your mortgage, and the bank’s settlement fee and the DLD mortgage release fees come out of your proceeds. See what selling with a mortgage costs.

Still deciding whether to buy at all? Compare the cost of renting and buying over the years you expect to stay.

What this guide does not cover

This guide covers mortgages for individual expatriates buying residential property in Dubai. It does not cover UAE nationals’ housing programmes, commercial property, company purchases or equity release. Off-plan purchases are limited to 50% loan-to-value and are paid in stages; map out an off-plan payment plan to see the cash you need by handover. Nothing here is financial advice: confirm terms with your bank or a licensed broker.

Official sources

Every Central Bank limit and fee cap in this guide was read directly from the CBUAE Rulebook on 12 October 2026. DLD fees come from the same configuration as our calculators. Bank practices described as “common” or “often” vary by lender.

Open the mortgage affordability calculator

Frequently asked questions

Can a non-resident get a mortgage in Dubai?

Yes. Several UAE banks lend to buyers who live abroad. The Central Bank's mortgage regulation sets one set of limits for expatriates and has no separate non-resident ratios, so the regulatory maximum is the same: 80% of the value for a first home up to AED 5,000,000. In practice banks are stricter with non-residents. Expect a larger deposit, a shorter list of eligible nationalities and more paperwork, such as overseas bank statements and a credit report from your home country.

What documents do I need for a mortgage in Dubai?

For a salaried UAE resident: passport and residence visa, Emirates ID, a salary certificate, recent payslips and around six months of bank statements. Self-employed applicants also need a trade licence and audited accounts or company statements. Non-residents usually provide a passport, proof of income and overseas bank statements. Each bank publishes its own list, so ask for it before you apply.

How long is a mortgage pre-approval valid in Dubai?

Each bank sets its own validity, commonly 60 to 90 days. A pre-approval is not a binding offer: the final offer depends on the bank's valuation of the property and on your circumstances not changing. If it expires before you find a property, the bank usually refreshes it with updated statements.

What is the age limit for a mortgage in the UAE?

The Central Bank leaves the maximum age at the final repayment to each lender. Many banks set it around 65 for salaried and 70 for self-employed borrowers. The regulation also says that if a loan runs past retirement, the bank must check that the remaining balance can be repaid at a 50% debt burden ratio of your retirement income. The maximum term is 25 years in any case.

Can I overpay or pay off my Dubai mortgage early?

Yes. The Central Bank caps the fee for early settlement, and for partial settlement (overpaying), at 1% of the outstanding balance or AED 10,000, whichever is less, plus VAT. Some loan contracts allow a yearly overpayment with no fee, so check yours. The regulation also says there should be no impediment to refinancing with another bank.

Are mortgage processing fees capped in the UAE?

No. The Central Bank caps a list of home-loan charges, such as early settlement, late payment and the NOC, but not the processing or arrangement fee or the valuation fee. Banks set those themselves, so compare them between offers. By regulation the fees must be listed in a separate schedule attached to your loan contract, and the bank must give you at least two months' notice before changing them.

Should I choose a fixed or variable rate mortgage in Dubai?

A fixed rate gives a known payment for the fixed period, commonly 1 to 5 years, after which most loans move to a variable rate. A variable rate usually follows EIBOR plus a bank margin and changes as rates move. Compare the rate after the fixed period, not just the headline rate, and check the cost of leaving during the fixed period.

Can I use a personal loan for the down payment?

No. The Central Bank's mortgage regulation says the down payment must come from the borrower's own resources, not from other borrowing such as personal loans or credit cards. Banks will ask where your deposit came from.

Can I get a mortgage on an off-plan property?

Yes, but the Central Bank caps it at 50% of the value for every buyer, whatever the price or purpose, so you need at least 50% from your own funds. The bank also pays its share only as construction milestones are confirmed, after your own money has been used.

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