Financing your Dubai home, with nothing left in the dark.
How much you can borrow, with what deposit, and what the mortgage really costs. The UAE Central Bank and Dubai Land Department rules, decoded so you walk into the bank in a position of strength. The rate itself is negotiated bank by bank.
- 50%
- maximum financing on an off-plan property
- 60%
- maximum on an investment property (expatriate)
- 25 years
- maximum loan term
- 0.25%
- of the loan: DLD registration
Written by the SwissPro360 team
The Central Bank caps
Maximum loan-to-value (LTV) ratio, “expatriates” category — Regulations Regarding Mortgage Loans, art. 3.
| Case | Maximum financing |
|---|---|
| First home, value below AED 5M (≈ EUR 1.23m) | 80% of the value |
| First home, value above AED 5M (≈ EUR 1.23m) | 70% of the value |
| Second and subsequent home, or investment property | 60% of the value, whatever the amount |
| Property bought off-plan (all categories) | 50% of the value, whatever the purpose, value or buyer |
To be confirmed · Non-residents: the regulation distinguishes UAE nationals and “expatriates”, with no category of its own for non-residents. It sets minimum standards and expressly allows each bank to apply more conservative limits. Ask each bank the cap it offers a non-resident.
The other loan rules
- Term: 25 years maximum; the maximum age at the last repayment is set by each bank.
- Debt burden ratio (DBR): no more than 50% of gross salary and regular income. Beyond retirement age, the outstanding balance must remain serviceable at 50% of retirement income.
- Maximum amount for an expatriate: 7 years of annual income.
- Repayment from salary or verifiable business or rental income, at least quarterly.
- Deferred principal repayment only for investment loans, no more than 5 years after first drawdown.
- Collateral: a first-ranking mortgage in the bank's name on the financed property.
The rate: it varies, ask in writing
The rate is negotiated: no rule sets it, it depends on the bank, your profile, the property and the period. That is why this guide quotes none. The Central Bank does, however, require banks to be transparent. Fees, charges and rates are published with their calculation method, and a fee schedule is attached to the contract. The bank states the total cost over the loan's life and gives two months' notice before any change in commissions (art. 4).
Early repayment or refinancing charges are limited to the actual break cost and the fees set out in Central Bank Regulation 29/2011 (art. 4).
The documents
Each bank has its own checklist. Since the regulation requires repayment from verifiable income, have proof of identity, income and commitments ready. To register the mortgage, the DLD asks in particular for:
- a letter from the lending bank;
- three copies of the mortgage contract certified by the bank and signed by both parties;
- for a non-resident foreigner, a copy of a valid passport (Emirates ID for residents);
- for an off-plan property, the developer's no-objection certificate (NOC);
- a power of attorney if a representative acts for you.
The fees that exist
| Item | Amount listed | Source |
|---|---|---|
| Mortgage registration | 0.25% of the mortgage value | DLD |
| Title deed issuance | AED 250 (≈ EUR 62) | DLD |
| Knowledge and innovation fees | AED 10 (≈ EUR 2) + AED 10 (≈ EUR 2) per drawing | DLD |
| Service partner (centre) | AED 4,000 (≈ EUR 986) + VAT; AED 5,000 (≈ EUR 1,230) + VAT for a provisional (Oqood) sale | DLD |
| Bank fees (processing, valuation, insurance) | Per each bank's schedule | Bank |
Add the costs of the purchase itself (DLD transfer fee, trustee office, agency): our fees guide computes them for your price.
The steps
- 1Ask several banks, in writing, for their cap for a non-resident, their rate and their fee schedule.
- 2Obtain an approval in principle, then the bank's valuation of the property.
- 3Sign the loan offer: the borrower signs each page and receives a copy signed by both parties (art. 4).
- 4Register the mortgage with the DLD alongside the transfer (service centre or the bank's electronic procedure).
Frequently asked questions
How much can a non-resident borrow in Dubai?
The Central Bank sets caps for expatriates. First home: 80% (under AED 5M (≈ EUR 1.23m)), 70% (above). Other cases: 60% (second home or investment) and 50% for any off-plan property. It has no category of its own for non-residents and lets each bank apply more conservative limits: ask each bank for its actual cap.
What is the mortgage rate in Dubai?
Each bank sets its own, according to profile, property and period: there is no regulatory rate. The Central Bank regulation requires rates, fees and total cost to be disclosed to you transparently. Put several banks in competition, with written offers.
Can an off-plan purchase be financed?
Yes, up to 50% of the property's value, the cap set by the Central Bank for all categories of buyers. Registering the mortgage with the DLD then requires the developer's NOC.
How much does mortgage registration cost?
The Dubai Land Department lists 0.25% of the mortgage value, plus AED 250 (≈ EUR 62) for the title deed and small per-drawing fees. The service centre charges AED 4,000 (≈ EUR 986) + VAT (AED 5,000 (≈ EUR 1,230) + VAT for an Oqood sale). The bank's own fees come on top, per its schedule.
Over how many years can one borrow?
25 years at most according to the Central Bank; the age limit at the last repayment is set by each bank.
Official sources
Each source was opened on 31/10/2026. The official text prevails.
- Central Bank of the UAE — Regulations Regarding Mortgage Loans (C 31/2013, consolidated 08/04/2020)
Scope (banks and finance companies), minimum standards, freedom to apply more conservative limits, amendments 96/2019 and 31/2/2020.
- Central Bank of the UAE — Article (3): Important Ratios
LTV caps (80 / 70 / 60 / 50%), 25-year term, 50% DBR, 7 years' income, repayment, 5-year deferral, first-ranking mortgage.
- Central Bank of the UAE — Article (4): Disclosure and Transparency
Transparency of fees and rates, attached schedule, total cost, two months' notice, early repayment charges (Regulation 29/2011).
- Dubai Land Department — Mortgage registration application
0.25% of the mortgage value, AED 250 (≈ EUR 62) title deed, per-drawing fees, service partner fees, required documents.
- Dubai Land Department — Registering the sale of a mortgaged property
Line “Mortgage fee (if any) 0.25% of the mortgage value”; passport for non-resident foreigners.
Checklist: buying in Dubai from France, Switzerland, Belgium or Canada
A checklist to print or keep on your phone throughout your project. Free, sent by email once your address is confirmed. (12-page PDF, in French)
A question about your case?
A RERA-licensed advisor goes through these points with you and points you to the right lawyer, bank or tax advisor.