Getting a Mortgage in Dubai as an Expat

Yes, expats can get a mortgage in Dubai, and you do not need to be a UAE resident to apply. As of October 2026, a resident expat buying a first home worth up to AED 5 million can usually borrow up to 80 percent of the price, which means a 20 percent deposit. Non-residents can borrow too, but banks set their own, lower limits for them. The deposit and every closing cost must be paid in cash, because banks lend against the property price only.

How much can an expat borrow for a Dubai property?

The UAE Central Bank sets the maximum loan to value (LTV) that banks may lend to expat residents. The figures below are the Central Bank caps as published in its mortgage regulations and its 2025 Financial Stability Report, as of October 2026. Individual banks can lend less than the cap.

Purchase	Maximum loan	Minimum deposit
First home, price up to AED 5 million	80%	20%
First home, price above AED 5 million	70%	30%
Second or later home, any price	60%	40%
Off-plan property, any price	50%	50%

The off-plan limit applies while the property is still being built. Some lenders only offer a mortgage on off-plan units close to completion, so ask each bank before you reserve. If you would rather avoid a loan during construction, buying on installments explains how developer payment plans work.

What does that mean in dirhams?

These examples apply the caps above. They show the deposit only, not the closing costs, which come on top.

Price	Buyer type	Loan	Cash deposit
AED 1,000,000	Resident, first home	AED 800,000	AED 200,000
AED 2,000,000	Resident, first home	AED 1,600,000	AED 400,000
AED 2,000,000	Resident, second home	AED 1,200,000	AED 800,000
AED 2,000,000	Off-plan	AED 1,000,000	AED 1,000,000
AED 6,000,000	Resident, first home	AED 4,200,000	AED 1,800,000

Can a non-resident get a mortgage in Dubai?

Yes, some UAE banks lend to non-residents, but there is no single national rule to quote. Lenders usually offer a lower LTV than for residents, ask for more paperwork on your income and assets abroad, and may price the loan higher. Ask each bank for its non-resident LTV in writing before you rely on a figure. If you live overseas, our guide to buying property in Dubai from overseas covers the rest of the process.

What do Dubai banks check before approving an expat?

• Debt burden: the Central Bank limits your total monthly debt repayments, including the new mortgage, car loans and credit card payments, to 50 percent of your monthly income.
• Income and employment: each bank sets its own minimum salary and how long you must have been with your employer. Salaried and self-employed applicants are assessed differently, and self-employed buyers usually provide more years of records.
• Age: banks set a maximum age at the end of the loan term, so older buyers get shorter terms. Ask for the exact limit.
• Credit history: the bank pulls your UAE credit report. Missed payments or maxed-out cards reduce what you can borrow.
• The property: the bank orders its own valuation. If the valuation is lower than the agreed price, the loan is based on the lower figure and you cover the gap in cash.

Documents you will normally need

• Passport and Emirates ID, plus your visa for residents
• Salary certificate or employment contract, and recent payslips
• Bank statements, usually the last six months
• Credit card and loan statements, if you have any
• For the self-employed, trade licence and company statements
• The signed sale agreement (MOU, known as Form F) once you have an accepted offer

Lists vary by bank. Ask for the lender's checklist at the start so you can gather everything once.

Fixed or variable rate?

Most Dubai mortgages offer a fixed period, commonly of one to five years, after which the loan moves to a variable rate linked to EIBOR, the Emirates Interbank Offered Rate, plus the bank's margin. Fixed gives certainty while you settle in. Variable can fall if market rates fall, and can rise too. Whatever you choose, ask what the rate becomes after the fixed period ends, because that is the rate you will pay for most of the loan. For what lenders are charging right now, see our page on Dubai mortgage rates for expats. Rates change often, so we do not print them here.

What are the costs on top of the mortgage?

Buying with a loan has two sets of costs: the usual purchase costs, and the charges for the mortgage itself.

Cost	Amount	Source
Mortgage registration	0.25% of the loan	Dubai Land Department
Title deed issuance	AED 250	Dubai Land Department
Knowledge fee and innovation fee	AED 10 each	Dubai Land Department
Service partner (trustee) fee	AED 4,000 plus VAT	Dubai Land Department
Bank arrangement fee, valuation fee and insurance	Set by the bank	Your offer letter

The official registration page for a mortgage is on the Dubai Land Department website. Beyond the mortgage, you also pay the 4 percent transfer fee, the trustee office fee and agency commission on a resale. Our guide to Dubai Land Department fees lists them all. Budget roughly 7 to 8 percent of the price in total costs when you borrow.

Example: a AED 2 million first home

With an 80 percent loan, the loan is AED 1,600,000 and the mortgage registration fee at 0.25 percent is AED 4,000, plus the fixed fees above. The deposit is AED 400,000, and the 4 percent transfer fee alone is AED 80,000. All of this is paid from your own cash.

How does the mortgage process work, step by step?

1. Check your budget. Work out the deposit, the closing costs and a monthly payment that keeps you inside the 50 percent debt limit.
2. Get pre-approval. The bank reviews your documents and gives an in-principle approval, which tells you your real budget and makes your offer credible. Pre-approval usually has an expiry date, so ask how long it lasts.
3. Find a property and agree the price. Both sides sign the sale agreement (Form F) and you pay a deposit to secure the property.
4. Valuation. The bank sends a valuer to confirm the property is worth the price.
5. Final offer. The bank issues a formal offer letter with the rate, term and fees. Read the early settlement terms.
6. Register the mortgage. The bank submits the mortgage to the Dubai Land Department. The department's requirements include the bank letter, the mortgage contracts signed by both parties, and your ID or passport.
7. Transfer day. You, the seller and the bank complete the transfer at a trustee office, and the title deed is issued in your name.

What happens if the bank values the property below the price?

The loan is calculated on the lower of the price and the valuation. Say you agree to pay AED 2,000,000 and the bank values the home at AED 1,900,000. An 80 percent loan is then AED 1,520,000, not AED 1,600,000, so you must find AED 80,000 more in cash. Ask your adviser how likely a low valuation is for the building you are buying, and keep a cash buffer for it.

Common mistakes expats make

• Viewing before pre-approval. You can fall for a home you cannot finance.
• Forgetting the costs. The 4 percent transfer fee, trustee fee and commission are not part of the loan.
• Ignoring existing debts. Car loans and card limits count towards the 50 percent debt limit, even if you do not use the card.
• Only comparing the headline rate. Compare the rate after the fixed period, the fees, and the early settlement charge.
• Changing jobs mid-application. A new employer can restart the bank's checks on employment history.

Do you need a mortgage broker?

You can go to banks directly, but a broker compares several lenders at once and handles the paperwork. Read whether you need one in our page on whether you need a mortgage broker. Whichever route you take, ask for every fee in writing.

Can you buy a property that already has a mortgage on it?

Yes, but the seller's loan has to be settled and released at transfer, which adds steps. We explain the process in buying a Dubai property that has a mortgage on it.

Buying without a mortgage

Off-plan payment plans spread the cost across construction without a bank. See current off-plan projects, or read how installment plans work. If you are new to the market, start with buying property in Dubai as a foreigner.

Next steps

Browse homes for sale once you know your budget, or speak to an adviser. The Central Bank publishes the lending limits in its mortgage regulations. Check them and your lender's own terms before you commit, because rules and rates can change.

See how to buy to let mortgages.