Home finance
Mortgage advisory in Dubai
Find out what you can borrow before you fall in love with a property. We compare offers from UAE banks, explain the costs in plain numbers, and manage your application from pre-approval to the day you collect your keys, whether you live in Dubai or abroad.
- Residents, non-residents and off-plan buyers
- One advisor from pre-approval to transfer
- Part of a RERA-licensed brokerage
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- Years in the Dubai market
- 15+
- Transaction volume
- AED 3B+
- Properties sold and let
- 5,000+
- Active buyers and tenants
- 750K+
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The basics
What does a mortgage broker do in Dubai?
Quick answer
A mortgage broker in Dubai compares home loans from several UAE banks, works out how much you can borrow, prepares your application, and manages it with the bank until the loan is released at the property transfer. In Dubai, mortgage brokers must hold a RERA mortgage broker card. A broker can't change the Central Bank's lending limits, but can help you find the bank whose criteria, rate and fees suit your situation best.
Every UAE bank has its own policies on income, nationality, employer, property type and off-plan lending. Two banks can look at the same buyer and offer very different terms, or one may say yes where another says no. A broker's value lies in knowing those differences before you apply, so you don't make several applications that can all show up on your Al Etihad Credit Bureau (AECB) report.
Borrowing snapshot
- Property price
- AED 2,000,000
- Maximum loan (expat, first home)
- AED 1,600,000 (80%)
- Down payment
- AED 400,000
- Fees to pay in cash
- about AED 134,000–151,000
- Repayment at an illustrative 4.5% over 25 years
- about AED 8,890 a month
Illustration only. Your rate, limit and costs depend on your profile and the bank.
Mortgage broker or going direct to the bank?
| Compare | Going to one bank directly | Using a mortgage broker |
|---|---|---|
| Choice | One bank’s products | Offers from several banks compared side by side |
| Advice | The bank’s own products only | Which bank suits your income, nationality and property |
| Paperwork | You deal with the bank yourself | The broker prepares and submits your file |
| Negotiation | Standard terms | The broker can often negotiate rates or fees, depending on the bank |
| Best for | Buyers with a strong existing relationship with one bank | Most buyers, especially first-time buyers, self-employed buyers and non-residents |
Going direct can work well if your own bank offers you strong terms. If you're not sure, it's worth comparing.
Borrowing limits
How much can you borrow for a home loan in Dubai?
The Central Bank of the UAE sets the maximum share of a property's value that banks can lend, known as the loan-to-value (LTV) ratio. Each bank can lend less than these limits, but not more.
Maximum loan-to-value limits
| Buyer | First home up to AED 5M | First home above AED 5M | Second or investment home | Off-plan property |
|---|---|---|---|---|
| Expat (UAE resident) | 80% | 70% | 60% | 50% |
| UAE national | 85% | 75% | 65% | 50% |
| Non-resident | Set by each bank, typically 50–65% | 50% | ||
Source: Central Bank of the UAE rulebook, mortgage loan regulations. Non-resident limits are bank policies, based on 2026 market guides.
Four other rules that decide your limit
- 01
Your income
Your total monthly debt repayments, including the new mortgage, credit cards and car loans, can’t be more than 50% of your gross monthly income. This is called the debt burden ratio (DBR). Banks also test whether you could still afford the loan if rates rose by 2–4 percentage points.
- 02
Your income multiple
The loan can’t be more than 7 times your annual income if you’re an expat, or 8 times for UAE nationals.
- 03
The loan term
The maximum term is 25 years. Each bank sets the age by which the loan must be repaid; many market guides put this at 65 for salaried borrowers and 70 for the self-employed, so older buyers may get a shorter term.
- 04
The property’s value
Banks lend against their own valuation, not the price you agree. If the valuation comes in lower than the price, the loan is based on the lower figure and you cover the difference in cash.
Example: On an AED 2,000,000 first home, an expat can borrow up to AED 1,600,000. To meet the 7× income rule, that needs an annual income of at least about AED 228,600 (around AED 19,050 a month), before the bank checks your other debts and the affordability test.
Try different prices and terms with our mortgage calculatorUpfront costs
How much cash do you need for a mortgage in Dubai?
The down payment is only part of it. Since 1 February 2025, UAE banks no longer add the Dubai Land Department fee or agency commission to the mortgage, so buyers need these in cash too. Most buyers should plan for the down payment plus around 6.5–7.5% of the price.
| Cost | Amount |
|---|---|
| Down payment (20%) | AED 400,000 |
| DLD transfer fee (4%) | AED 80,000 |
| DLD admin fee | AED 580 |
| Registration Trustee fee (AED 4,000 + VAT) | AED 4,200 |
| Agency commission (2% + VAT) | AED 42,000 |
| Mortgage registration (0.25% of loan + about AED 290) | AED 4,290 |
| Bank valuation (approx.) | about AED 3,150 |
| Bank processing fee (0% to 1% of loan + VAT, depending on the bank) | AED 0 to 16,800 |
| Total cash needed upfront | about AED 534,000 to 551,000 |
You'll also need life insurance on the loan and property insurance, which most banks require, and some money set aside for moving in. Fees as of November 2026.
See the full fee breakdown in our guide to buying property in Dubai, or work out your own figures with the property purchase calculator.
What would the monthly repayment be?
On the same AED 1,600,000 loan over 25 years:
| Interest rate (illustrative) | Monthly repayment | Monthly income needed at 50% DBR* |
|---|---|---|
| 4.5% | about AED 8,890 | about AED 17,800 |
| 6.5% (4.5% plus 2 points, as banks stress-test) | about AED 10,800 | about AED 21,600 |
*Before any other loans or credit cards. These rates are illustrations, not offers. Actual rates depend on the bank, your profile, the loan size and the fixed period.
Check what you can borrowUAE residents
Mortgages for expats in Dubai
Expats living in the UAE can borrow on the same basis as most local buyers, with a few differences in limits. If you have a residence visa and a regular income, a mortgage is usually very achievable.
Who usually qualifies
- UAE residence visa and Emirates ID
- Regular income: many banks set a minimum salary of around AED 15,000 a month, though some accept less
- Usually at least 6 months with your current employer for salaried applicants, or 2 years of trading for the self-employed (varies by bank)
- A clean credit report with the Al Etihad Credit Bureau (AECB)
Documents: salaried
- Passport, residence visa and Emirates ID
- Salary certificate (and salary transfer letter if the bank asks)
- Last 6 months of bank statements and recent payslips
- Signed Form F (MOU) once you’ve agreed a property
Documents: self-employed
- Passport, visa and Emirates ID
- Trade licence and memorandum of association
- Audited financial statements, usually for the last 2 years
- Personal and company bank statements, usually for 6–12 months
Buying from abroad
Mortgages for non-residents in Dubai
You don't need to live in the UAE to get a Dubai mortgage. Several UAE banks lend to overseas buyers, but on stricter terms, and not every bank takes non-resident applications.
What to expect
- Loan size: typically 50–65% of the property value, depending on the bank, so a down payment of 35–50%.
- Income: a minimum of around AED 15,000 a month or the equivalent in your currency is common, and some banks ask for more.
- Property: some banks set a minimum property value, often between AED 500,000 and AED 1,000,000.
- Fewer lenders: the number of banks that lend to non-residents is smaller, and policies differ by nationality and country of residence.
Documents usually needed
- Passport with at least 6 months’ validity
- Proof of your home address
- 6 months of bank statements
- Salary certificate and employer letter, or 2 years of accounts or tax returns if self-employed
- A recent credit report from your home country
Buying from abroad, step by step
You can do most of the process remotely: pre-approval, signing documents and choosing a property by video. For the transfer, you can attend in person or appoint someone with a power of attorney, which must be notarised, attested by the UAE embassy and the UAE Ministry of Foreign Affairs, and translated into Arabic if signed outside the UAE. Read how to buy property in Dubai from the UK.
Non-resident terms are set by each bank. Figures here reflect 2026 market guides and should be confirmed with the lender.
Off-plan
Can you get a mortgage on off-plan property in Dubai?
Yes, but with limits. The Central Bank caps off-plan lending at 50% of the property's value for every buyer, and not every bank finances off-plan.
Most off-plan buyers pay the developer directly under the payment plan during construction, then use a mortgage for the balance due at handover, once the property is complete and can be valued as a finished home. Some banks finance earlier stages for selected projects and developers. Planning this from the start avoids a cash shortfall at handover.
The process
How getting a mortgage in Dubai works
From the first call to the transfer usually takes around 4–8 weeks once you've found a property, longer for non-residents or complex incomes. Here's each step and how long it typically takes.
Step 01 of 06Free consultation
Typical timeDay 1We look at your income, existing loans, residency and the kind of property you want, and tell you roughly what you can borrow and which banks are likely to suit you.
Step 02 of 06Pre-approval
Typical timeUsually a few days to 2 weeksWe submit your documents to the bank best suited to you. Pre-approval confirms how much the bank is willing to lend in principle and is usually valid for around 60–90 days. It also makes your offer more credible to sellers.
Step 03 of 06Choose the property and sign Form F
Once you agree a price, you sign the Form F sales agreement and pay the deposit, usually 10%. Make sure Form F says what happens if the bank doesn’t approve the final loan.
Step 04 of 06Valuation and final offer
Typical timeUsually 1–3 weeksThe bank values the property and issues a final offer letter with the loan amount, rate, term and fees. We check the offer with you line by line before you sign.
Step 05 of 06Insurance and paperwork
You sign the loan documents and arrange the life and property insurance the bank requires. If the seller has a mortgage, the banks coordinate the payoff.
Step 06 of 06Transfer and keys
At the DLD Trustee Office, the bank releases the loan, the mortgage is registered with the Dubai Land Department, and the property is transferred into your name.
Rates
How mortgage rates work in Dubai
Mortgage rates in the UAE change often and depend on the bank, your profile, the loan size and how much you put down. Rather than list rates that will be out of date next month, here's how to compare them properly.
Fixed rate
The rate is fixed for an initial period, typically 1 to 5 years, so your repayment doesn’t change. After that, the loan usually moves to a variable rate. Ask what that follow-on rate will be, as it matters as much as the fixed rate itself.
Variable rate
The rate is linked to EIBOR (the Emirates Interbank Offered Rate) plus a margin set by the bank, so repayments go up or down when EIBOR changes. Variable rates can start lower but carry more uncertainty.
Islamic home finance
Islamic banks offer Sharia-compliant home finance, usually structured as Ijara (lease to own) or Murabaha (cost-plus sale), with a profit rate instead of interest. For most buyers, the monthly cost works in a similar way.
How to compare offers
- The follow-on rate after the fixed period, not just the headline rate
- Processing fee, valuation fee and insurance costs
- Early settlement and partial prepayment terms (early settlement fees are capped at 1% of the outstanding loan or AED 10,000, whichever is lower)
- Whether the bank requires you to transfer your salary to it
- The total cost over your expected holding period
We set these out side by side for every offer, so you can see which is really cheapest for you.
Our fees
What does a mortgage broker cost in Dubai?
You should always know how your broker is paid.
Whatever broker you use, ask for the fee in writing before you sign anything. Bank fees (processing, valuation, insurance and DLD mortgage registration) are separate and apply whether or not you use a broker.
Avoid a rejection
Why mortgage applications get declined, and how to avoid it
Most rejections can be predicted, and avoided, before you apply.
- 01
Too much existing debt.
Car loans and credit card limits count towards the 50% debt burden ratio, even if you don’t use the cards. Closing unused cards or paying down a loan first can make the difference.
- 02
Credit history issues.
Late payments or bounced cheques on your AECB report count against you. Check your report before applying.
- 03
Income that’s hard to verify.
Commission, bonuses and cash income are often only partly counted. Self-employed applicants need clean, consistent accounts.
- 04
New in your job.
Many banks want a minimum time with your current employer. If you’ve just moved, timing your application matters.
- 05
A low valuation.
If the bank values the property below the price, the loan shrinks. Checking recent sales before you agree a price avoids surprises.
- 06
The wrong bank.
Policies on nationality, employer, property type and off-plan differ widely. Applying to a bank that doesn’t lend to your profile wastes time and adds an enquiry to your credit report.
Tools and guides
Mortgage tools and guides
Mortgage calculator
See your monthly repayment
Property purchase calculator
Your total cost to buy
Off-plan mortgage guide
How financing works for off-plan homes
Buying in Dubai from the UK
Mortgages and the process from abroad
Guide to buying property in Dubai
Steps, costs and timeline
Investment advisory
Choosing the right property to finance
FAQs
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Find out what you can borrow
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Reviewed by Gaurav Aidasani
Co-Founder, Union Square House
Gaurav Aidasani co-founded Union Square House in 2010 and has led the business through more than a decade of the Dubai property market. Entrepreneur Middle East named him among the 100 agents driving the UAE property market.
Last reviewed
How this page is reviewed
The content on this page is written by the Union Square House team and checked for accuracy by a senior RERA-licensed advisor. Fees and processes are reviewed every six months, or sooner if the Dubai Land Department changes them. Last reviewed .Data sources
Registered Dubai Land Department transactions, current listings on major UAE property portals and Union Square House sales and leasing records. Official fees from the Dubai Land Department.Please note
A Union Square House valuation is a free market appraisal to help you price your property. It is not a certified valuation and cannot be used for mortgage, legal or other official purposes. Learn more about Union Square House.