An expat with a UAE residence visa can borrow up to 80 percent of the value of a first home priced under AED 5,000,000, and 70 percent above that, under UAE Central Bank rules. Your total monthly debt payments, including the new mortgage, cannot exceed 50 percent of your gross income. Fixed rates in 2026 start around 3.99 to 4.5 percent for one to three years before reverting to a variable rate linked to EIBOR. Because fees can no longer be financed, the cash you need on completion is about 27 to 29 percent of the price in Dubai. This guide gives the rules, the arithmetic, the documents and the reasons banks say no.
At a glance
| Rule | Resident expat | Non-resident |
|---|---|---|
| Maximum LTV, first property under AED 5,000,000 | 80% | 50–65% depending on bank |
| Maximum LTV, first property over AED 5,000,000 | 70% | 50–60% |
| Maximum LTV, second and subsequent property | 60% | 50% |
| Maximum LTV, off-plan | 50% | Rarely offered |
| Debt Burden Ratio | 50% of gross monthly income | 50%, often assessed more conservatively |
| Maximum term | 25 years | 15–25 years |
| Age at final payment | 65 salaried, 70 self-employed | Same |
| Minimum salary most banks accept | AED 10,000–15,000 per month | Income assessed in home currency, higher thresholds |
| Typical fixed rate, 1–3 years, 2026 | About 3.99–4.75% | About 5–6.5% |
| Variable after fixed period | 3-month EIBOR plus 1.5–2.5%, floor rates common | Higher margins |
| Arrangement fee | 0.5–1% of loan plus VAT | 1% plus VAT |
| Early settlement fee | 1% of outstanding balance, capped at AED 10,000 | Same |
| Can fees be financed? | No, since February 2025 | No |
Sources: UAE Central Bank mortgage regulations, DLD, published bank tariffs. Reviewed September 2026. Rates move monthly; treat them as a guide.
This is a Central Bank ceiling, not a bank preference. For an expat resident buying a first home under AED 5,000,000, the bank may lend at most 80%. You supply at least 20%. Above AED 5,000,000 the ceiling falls to 70%. For a second property, 60%. For off-plan, 50%. UAE nationals get 5 percentage points more in each band.
Banks may lend less than the ceiling. Older buildings, studios, properties in secondary locations and self-employed borrowers often see 70 or 75% offered.
All your monthly debt commitments, including the proposed mortgage payment, car loans, personal loans and 5% of credit card limits, must not exceed 50% of your gross monthly income.
Worked example · Salary AED 30,000 per month
Car loan AED 2,000. Credit card limit AED 50,000, counted at AED 2,500. Existing commitments AED 4,500. Room for a mortgage payment: AED 15,000 minus AED 4,500, so AED 10,500 per month.
At 4.5% over 25 years, AED 10,500 per month supports a loan of about AED 1,890,000. With 20% down that means a maximum purchase of about AED 2,360,000, before checking the cash for the deposit and fees.
Banks stress-test at a higher rate than the offered rate, often 2 percentage points above, so the practical figure will be lower. Clear the car loan and reduce the card limit before applying and your ceiling rises.
Dubai, AED 2,000,000 ready property, 80% mortgage:
| Item | AED |
|---|---|
| Down payment 20% | 400,000 |
| DLD transfer fee 4% | 80,000 |
| DLD admin and title deed | 830 |
| Trustee fee | 4,200 |
| Mortgage registration 0.25% plus AED 290 | 4,290 |
| Bank arrangement fee, say 1% plus VAT | 16,800 |
| Valuation | 3,000 |
| Agent commission 2% plus VAT | 42,000 |
| Building and life insurance, year one | 7,000–11,000 |
| Total cash | About 558,000–562,000 |
That is 28 percent of the price. Abu Dhabi, with a 2 percent transfer fee and lower registration costs, lands at about 24 to 25 percent. Plan for it. The most common reason a purchase collapses after Form F is a buyer who had the 20 percent and not the 28.
Most UAE mortgages offer a fixed rate for one, two, three or occasionally five years, then revert to a variable rate calculated as the 3-month EIBOR plus a bank margin, with a floor. The floor matters. A product advertised as "EIBOR plus 1.5%" with a 4% floor will never fall below 4% even if EIBOR drops.
| Rate | Monthly payment |
|---|---|
| 3.99% | About AED 8,440 |
| 4.5% | About AED 8,890 |
| 5.5% | About AED 9,830 |
| 7% | About AED 11,310 |
Between 2022 and 2023 EIBOR rose by more than four percentage points. Borrowers who came off a 2.5% fix onto a 7% variable saw payments rise by roughly AED 2,800 a month on a loan of this size. When you compare offers, compare the reversion margin and the floor, not just the headline fix. Ask each bank for the full-term illustration.
Refinancing to another bank is possible after the fixed period. It costs the 1% early settlement fee (capped at AED 10,000), the new bank's arrangement fee, a new valuation and re-registration of the mortgage at the DLD. It usually pays if the rate gap is at least 0.5 percentage points over the remaining term.
The easiest to approve. Salary transfer to the lending bank is often required and usually earns a lower rate. Three to six months of UAE salary history is expected; some banks accept an offer letter and one payslip for senior hires.
Need two years of audited accounts, six to twelve months of company and personal bank statements, a trade licence and a Memorandum of Association. LTV offered is often 70–75% and rates are slightly higher.
Can borrow from a smaller group of banks at 50–65% LTV with income proven in the home country. Expect higher rates, a larger arrangement fee, and a requirement to open a UAE account. Several banks require a minimum property value of AED 1,000,000 for non-resident lending.
Islamic finance (ijara, murabaha) is offered by Dubai Islamic Bank, ADIB, Emirates Islamic and the Islamic windows of conventional banks. The economics are similar and the same LTV and DBR rules apply.
Get pre-approval before you view. It is free or costs a few hundred dirhams, lasts 60 to 90 days, and every serious agent will ask for it.
Documents for a salaried resident:
Timeline: pre-approval in two to seven working days. Final approval after property valuation in five to ten working days. Total from offer to completion with a mortgage, eight to twelve weeks.
Since February 2026 a mortgaged property with a DLD-certified value of AED 2,000,000 or more qualifies for the 10-year Golden Visa without any minimum paid equity. The bank must issue a No Objection Certificate for the visa application and the DLD registers a lien. Most banks issue the NOC within two to five working days. Guide 8 covers the application.
A broker compares 15 to 20 lenders, knows which banks accept your employer, and manages the paperwork. Fees are typically 0.25 to 0.5% of the loan, sometimes paid by the bank rather than you. For non-residents, the self-employed and anyone with a complicated profile, a broker usually saves more than they cost. For a salaried resident with a listed employer, going direct to two or three banks is often enough.
Our verified banking partner HSBC offers expat mortgages in both cities and can pre-approve remotely for arriving expats with a signed offer letter.
Frequently asked questions
We will tell you what a bank is likely to approve, before you fall for a property you cannot finance. Free, no forms. When you want a formal pre-approval, our verified partner HSBC can start remotely.
Verified banking partner · Expat mortgages
HSBC — offers expat mortgages in Dubai and Abu Dhabi, and can pre-approve remotely for arriving expats with a signed offer letter.
Trust
Relocate2UAE, Abu Dhabi, reviewed against Central Bank and DLD mortgage rules by experienced UAE mortgage professionals.
UAE Central Bank mortgage regulations, DLD, published bank tariffs. Rate ranges reviewed September 2026.
Independent. Relocate2UAE does not earn from your mortgage or your lender choice.
What changed since the last version: first publication. LTV, DBR and fee rules reviewed against Central Bank and DLD sources, September 2026. Rate ranges are indicative.
Disclaimer: This guide is for general information and is not financial advice. Rates, fees and Central Bank rules change. A formal pre-approval from a licensed bank is the only reliable figure.