Mortgages for non-residents and expats
Loan-to-value caps, down payments, fees and what a bank looks at, with a monthly payment example.
Figures updated with data through 22 October 2026.
General information, not legal advice. For a decision about your own case, check the official sources or speak to a lawyer.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
You can get a Dubai mortgage without living in the UAE, but the bank will lend less and ask for more papers. The UAE Central Bank sets the outer limits for residents. Each bank sets its own policy for non-residents. Use the figures below to plan, then get a pre-approval before you pay any deposit.
How much a bank will lend
- Expat residents, first home up to AED 5M: up to 80% of the value at most banks. The original Central Bank rule was 75%.
- Expat residents, first home over AED 5M: about 65% to 70%.
- Second home or investment property: about 60% to 65%.
- Off-plan: up to 50%, for everyone, and often only near handover.
- Non-residents: no single Central Bank figure. Banks that lend to non-residents usually go to 50% to 60%. Not every bank lends to them.
Other limits
- Term: up to 25 years. Most banks want the loan repaid by age 65 for employees and 70 for the self-employed.
- Debt burden: all your monthly loan repayments together may not exceed 50% of your monthly income (Central Bank rule).
- Papers for non-residents: passport, proof of income (payslips or audited accounts), 6 to 12 months of bank statements, a credit report from your home country and proof of address. Some banks ask for a minimum income.
- Insurance: life cover for the loan and property insurance are usually required.
Fees on a mortgage
- Mortgage registration at DLD: 0.25% of the loan plus AED 290.
- Valuation: about AED 2,500 to 3,500.
- Arrangement fee: up to 1% of the loan plus VAT.
- Early settlement: capped at 1% of the balance or AED 10,000, whichever is lower.
Example: a AED 1.5M home
At 4.5% over 25 years. Cash needed includes the down payment and every buying fee. Income needed is the lowest monthly income that keeps this payment within the 50% limit, with no other loans.
| Down payment | Loan | Monthly payment | Cash needed | Income needed / mo |
|---|---|---|---|---|
| 20% | AED 1.20M | AED 6,670 | AED 415,170 | AED 13,340 |
| 25% | AED 1.13M | AED 6,253 | AED 489,196 | AED 12,506 |
| 40% | AED 900,000 | AED 5,002 | AED 711,270 | AED 10,005 |
| 50% | AED 750,000 | AED 4,169 | AED 859,320 | AED 8,337 |
Tips
- A mortgage broker can compare banks that lend to non-residents. Their fee is often paid by the bank.
- Fixed rates usually last 1 to 5 years, then move to a variable rate linked to EIBOR. Ask what the rate becomes after the fixed period.
- Rent paid in dirhams against a loan in dirhams avoids currency risk on the payments. Your home income may not.
- Check that the rent covers the payment and the service charge. Deal Check shows the monthly cash flow for any listing.