What's in this guide
Dubai mortgage rules are set by the Central Bank of the UAE, not by individual banks. Every licensed lender must apply them. A bank can be stricter — none can be more generous.
That is genuinely useful, because it means you can work out your position before you talk to anyone.
1. The LTV caps: how much they will lend
Loan-to-value is the share of the price a bank will finance. The rest is your cash.
| Buyer | Maximum LTV | Minimum deposit |
|---|---|---|
| UAE national, first property under AED 5M | up to 85% | 15% |
| Expat resident, first property under AED 5M | up to 80% | 20% |
| Expat resident, first property over AED 5M | up to 70% | 30% |
| Second or subsequent property | around 60–65% | 35–40% |
| Non-resident | typically 50–65% | 35–50% |
| Off-plan, any buyer | commonly capped near 50% | 50% |
Caps per Central Bank of the UAE mortgage regulations. Individual banks may require more; none can lend above these limits.
The distinction that trips people up: a "non-resident" is someone without a UAE residence visa. An expat with a visa gets materially better terms. If you are close to obtaining residency, the sequencing of your purchase matters.
2. The second limit: debt burden ratio
The LTV cap is only half the picture. The Central Bank also caps your total monthly debt repayments at 50% of gross monthly income.
That means all obligations — the new mortgage, car loan, credit card minimums, personal loans — added together.
Both limits apply simultaneously, and the lower one binds. You might clear the LTV test comfortably and still be capped by DBR, or vice versa. Work out both before you view anything.
A practical consequence: clearing a car loan or closing unused credit cards before applying can increase your borrowing capacity more than a salary rise would.
3. The real cash you need on day one
The deposit is the largest number, but it is not the only one. Budget roughly 7–8% of the price on top:
- DLD transfer fee — 4% of the price
- DLD mortgage registration — 0.25% of the loan amount, plus admin
- Bank arrangement fee — typically up to around 1% of the loan, often negotiable
- Property valuation — usually AED 2,500–3,500
- Agency commission — 2% + VAT on resale purchases
- Life and property insurance — required by most lenders
See our full breakdown of Dubai purchase costs for the complete picture.
4. Off-plan is a different conversation
This is where plans break most often.
Most banks will not finance an off-plan unit at the launch stage. Financing typically becomes available only once construction is meaningfully advanced, and even then commonly at around 50% LTV. Some lenders decline off-plan entirely, particularly for non-residents.
What this means practically: on off-plan, the developer's payment plan is the financing during construction. The bank, if involved at all, usually enters near completion.
So if you are considering off-plan, the question is not "can I get a mortgage" — it is "can I fund the payment plan from my own cash flow, and will a bank refinance me at handover". Confirm the lender's position before you sign a payment schedule, not after. See our guide to off-plan versus ready.
5. The process, in order
- Pre-approval first. Before viewing anything. It tells you your real budget and makes you a credible buyer.
- Find the property and agree terms.
- Bank valuation. The bank values the property independently. If it values below your agreed price, you fund the gap in cash — this is a common and unpleasant surprise.
- Final offer letter from the bank.
- Transfer at DLD — fees paid, mortgage registered, title deed issued.
Typical timeline from application to completion is around four to six weeks for a straightforward resident case. Non-resident files take longer, largely because of international documentation.
6. Why applications actually get declined
Most declines are avoidable and have nothing to do with income level:
- Existing debt. The DBR calculation includes everything. A car loan can cost you several hundred thousand dirhams of borrowing capacity.
- Credit history. Banks check the Al Etihad Credit Bureau. Late payments on a credit card two years ago still show.
- Borrowed deposit. If a bank sees you took a personal loan to fund the down payment, expect a decline. Source of funds is verified — savings, released equity, or a documented family gift.
- Short employment history. Most lenders want at least six months with the current employer.
- Age at maturity. Terms run to age 65 salaried or 70 self-employed. At 55, your maximum term is around 10 years — which raises the monthly payment and squeezes DBR.
7. Frequently asked questions
What is the minimum down payment in Dubai?
UAE nationals from 15%, expat residents from 20% on a first property under AED 5 million, and non-residents typically 35% or more. Off-plan purchases commonly require around 50%. These are Central Bank minimums — banks can ask for more.
Can non-residents get a mortgage in Dubai?
Yes, from banks with dedicated non-resident products, typically at 50–65% LTV with more extensive documentation including overseas statements and credit reports.
How much can I borrow on my salary in Dubai?
Total monthly debt repayments cannot exceed 50% of gross monthly income under Central Bank rules. On AED 20,000 a month that is AED 10,000 across all debts combined, not just the mortgage.
Can I get a mortgage on off-plan property in Dubai?
It is limited. Most banks require significant construction progress and cap financing near 50% LTV; some decline off-plan entirely. During construction the developer payment plan is effectively the financing.
What is the maximum mortgage term in Dubai?
Up to 25 years, subject to age limits of 65 for salaried and 70 for self-employed borrowers at maturity. Older borrowers get shorter terms and therefore higher monthly payments.
What happens if the bank values the property below the price?
You fund the difference in cash. The bank lends against its own valuation, not your agreed price — which is why pre-approval and a realistic price matter.
Can I use a personal loan for the down payment?
No. Banks verify the source of funds and will generally decline if the deposit is borrowed. Acceptable sources are documented savings, released property equity, or a documented family gift.
Not sure which limit binds for you?
Tell Ali your residency status, income and existing commitments. He will tell you the realistic budget before you start viewing — and whether a developer payment plan makes more sense than a bank in your case.
Sources & verification. LTV caps and the 50% debt burden ratio per Central Bank of the UAE mortgage regulations (Circular 31/2013 and subsequent guidance). DLD fees per the Dubai Land Department schedule. General information, not financial advice. Figures reflect the position as at 6 August 2026 and can change — always confirm current rules with the relevant authority before you commit.