Getting a mortgage in Dubai as a non-resident: LTV caps, rates, fees and off-plan limits

Dubai is one of the few markets where a foreigner can buy freehold and also borrow locally, but the terms depend heavily on whether you are a UAE resident and on whether the property is ready or off-plan. Our general guide to mortgages for non-residents covers the basics across countries; this one goes deeper on Dubai. Almost all of the figures below come from brokers and advisers rather than official bank price lists, so treat them as indicative and confirm them with a licensed broker.

How much UAE banks lend

The UAE Central Bank sets loan-to-value limits that banks must respect, and they differ by buyer type, price band and whether it is a first or additional property. Reported headline caps, with sources differing on the exact figures above the AED 5 million band:

• UAE resident expatriates buying a first home up to AED 5 million: reported at up to 80% LTV, so a 20% deposit.
• First home above AED 5 million: reported at roughly 65–70% for expatriates, depending on the source.
• Second or investment property: reported at roughly 60–65% for resident expatriates.
• Non-residents: banks commonly lend far less than the headline limits. Advisers report about 50–60% for ready property, and some profiles up to around 70%, with the lowest figures for investment purchases.
• Off-plan: widely reported at about 50% of the completed value at most, and some banks do not finance off-plan for non-residents at all. This is bank practice, so confirm it with the lender.

The value used is the lower of the purchase price and the bank's own valuation, so a low valuation widens the cash gap.

Age, income and debt limits

• Banks generally cap total monthly debt payments, including the new mortgage, at about 50% of gross monthly income. This is a widely quoted Central Bank rule of thumb.
• Reported age limits are that the loan must be repaid by about 65 for salaried borrowers and about 70 for the self-employed, with a maximum term around 25 years, shorter for older borrowers.
• Some banks require a minimum monthly income, reported at about AED 25,000, with a few lenders accepting less at a higher rate.

Rates in 2026

Dubai mortgages are priced as a margin over EIBOR (the Emirates interbank rate) for variable loans, or as fixed rates for an initial period of typically three to five years, then variable. Reported all-in rates for non-residents are roughly 4.5–6%, depending on the bank, the LTV and whether the rate is fixed. Sources quote different EIBOR levels and margins, and the AED is pegged to the US dollar, so rates broadly follow US rate moves. Ask for the current bank quote instead of relying on averages.

Documents the bank will ask for

• Passport and, if you have one, Emirates ID and residence visa
• Proof of income: salary certificates and payslips for employees, or around two years of audited accounts for the self-employed
• Original bank statements, reported as six months and in some cases with a verifiable bank stamp or QR code
• An international credit report and details of existing loans
• The sales agreement for the property

Pre-approval is reported to be valid for around 60 days, so time it to your purchase.

What you pay on top of the deposit

• Dubai Land Department transfer fee: 4% of the property value, typically paid by the buyer, as covered in our guides on new-build versus ready property and on selling costs.
• Mortgage registration: reported at 0.25% of the loan amount plus a small fixed fee (about AED 290) to the Land Department.
• Bank processing fee: reported at 0.5–1% of the loan amount.
• Valuation fee: reported at about AED 2,500–5,000.
• Life and property insurance, with life cover reported at about 0.2–0.5% of the loan a year.
• Reportedly, these costs usually cannot be added to the loan for a non-resident and are paid upfront in cash.
• Agent commission is separate and commonly reported at about 2% plus VAT.

Pitfalls to avoid

• Planning around the regulator's headline LTV. For a non-resident the bank's own policy is the real number.
• Assuming off-plan can be financed. Many banks lend little or nothing before handover, so a developer payment plan is often the actual route.
• Underestimating cash needs. Deposit plus transfer fee plus mortgage costs can come to well over a third of the price.
• Ignoring currency. The AED is pegged to the dollar, but if you earn in another currency, exchange-rate moves affect repayments.
• Forgetting the pre-approval deadline. A lapsed pre-approval may need to be redone with fresh statements.

FAQ

Can a non-resident get a mortgage in Dubai? Yes, from several UAE banks, but at a lower LTV than residents, commonly around 50–60% on ready property. What deposit do I need? Plan on about 40–50% for a non-resident, plus the 4% transfer fee and mortgage costs. Can I finance an off-plan purchase? Often only partly or not at all before handover, so check the developer payment plan. What rate will I pay? Reported all-in non-resident rates are roughly 4.5–6%, linked to EIBOR or fixed for an initial period. Do I need to live in the UAE? Not for freehold ownership, but residents get better terms.

How we help

We connect buyers with brokers and banks that lend to non-residents and structure the purchase around realistic financing. This is general information, not financial, tax or legal advice: LTV limits, rates and fees change and differ by bank, so confirm current terms with a licensed mortgage broker and a UAE lawyer before committing.