Mortgages for Expats in Dubai: How Much You Can Borrow (2026 Guide)
Quick answer: Expats living in the UAE can usually borrow up to 80% of the property value for a first home under AED 5 million, which means a 20% down payment plus around 7–8% in buying costs. Above AED 5 million the cap falls to 65%, and for a second or investment property it is 60%. Your total monthly debt repayments cannot exceed 50% of your income, and loans typically run for up to 25 years. Non-residents can also get mortgages, usually at 50–60% loan-to-value.
Try it with your numbers: our free Dubai mortgage calculator shows your monthly payment and checks the Central Bank limits.
How much can expats borrow? (UAE Central Bank caps)
| Buyer and property | Maximum loan-to-value | Minimum down payment |
|---|---|---|
| Expat resident, first home under AED 5M | 80% | 20% |
| Expat resident, first home AED 5M or more | 65% | 35% |
| Expat resident, second or investment property | 60% | 40% |
| UAE national, first home under AED 5M | 80% | 20% |
| Non-resident buyer (bank policy) | Typically 50–60% | 40–50% |
| Off-plan property (bank policy) | Often around 50%, if financed | 50%+ |
Banks can be stricter than these caps but cannot exceed them. The loan is based on the lower of the purchase price and the bank’s valuation.
Eligibility: what banks look at
- Income: many banks set a minimum monthly salary, and requirements are higher for self-employed applicants and non-residents.
- Debt burden ratio (DBR): all monthly debt payments, including credit cards, car loans and the new mortgage, must stay within 50% of income.
- Age: the loan normally has to end by around age 65 for salaried borrowers (often 70 for self-employed), which can shorten the term.
- Credit history: the bank checks your Al Etihad Credit Bureau (AECB) report.
- Employment: a minimum time with your current employer is usually required.
Documents you will need
- Passport, residence visa and Emirates ID
- Salary certificate and recent payslips, or trade licence and audited accounts if self-employed
- Six months of bank statements
- Memorandum of understanding (Form F) or sale agreement once you have chosen a property
The mortgage process step by step
- Pre-approval: the bank confirms how much it will lend, usually valid for 60–90 days.
- Find the property and sign Form F (the MOU) with the seller, paying a deposit, commonly 10%.
- Valuation: the bank’s approved valuer assesses the property.
- Final offer letter: review the rate, fees, early settlement terms and required insurance.
- Transfer: at the DLD trustee office the bank pays the seller (or clears the seller’s mortgage), the property moves into your name and the mortgage is registered.
Mortgage costs to plan for
- Down payment (minimum 20% for most expat first-time buyers)
- Bank arrangement fee of up to 1% of the loan, plus VAT
- Valuation fee of about AED 2,500–3,500
- DLD mortgage registration: 0.25% of the loan plus a small admin fee
- Life insurance and property insurance, usually required by the lender
See the full breakdown in the cost of buying property in Dubai.
Fixed or variable rate?
Most UAE mortgages offer a fixed rate for an initial period, often one to five years, then move to a variable rate linked to EIBOR plus a margin. Compare the rate after the fixed period ends, early settlement fees and whether you can make overpayments, not only the headline rate.
Frequently asked questions
Can expats get a mortgage in Dubai?
Yes. Expat residents can usually borrow up to 80% of the value of a first home under AED 5 million, subject to income, age and credit checks.
What is the minimum down payment for expats in Dubai?
For a first home under AED 5 million it is 20%. It is 35% for a first home of AED 5 million or more, and 40% for a second property.
Can non-residents get a mortgage in Dubai?
Yes, some UAE banks lend to non-residents, usually up to 50–60% of the property value and with stricter income and document requirements.
What is the maximum mortgage term in the UAE?
Typically up to 25 years, limited by your age when the loan ends.
Need help with financing? Our mortgage service compares UAE banks for you. Request a mortgage consultation or read our property buying guide.
Last reviewed: October 2026. Loan-to-value caps are set by the Central Bank of the UAE. Individual bank criteria, rates and fees change frequently. This article is general information, not financial advice.