How to get a mortgage in Dubai as a non-resident or expat
Expatriates can borrow up to 80% of a first home worth less than AED 5,000,000 under Central Bank of the UAE rules, and less on dearer, second or off-plan homes. Non-residents can borrow only where a bank chooses to lend: the Central Bank sets no separate non-resident limit, and ADCB, for example, advertised up to 50% over up to 15 years when we checked. DLD mortgage registration costs 0.25% of the loan plus fixed fees.
Steps
Check which banks lend to you
Who: You
Documents:
- Passport
- Country of residence and income details
Residents and non-residents are treated differently by each bank, and some lend to non-residents only from certain countries. ADCB's product page, for example, lists the nationalities it accepts for non-resident loans and says the loan-to-value it offers depends on the construction stage, the property value and how many home loans you hold.
Work out your maximum loan
Who: You, with the bank
Documents:
- Proof of income
- Bank statements
- Existing loan and card statements
Central Bank rules set ceilings, not entitlements, and banks may lend less. Your total monthly debt payments may not exceed 50% of your income, the bank must stress-test the loan at higher interest rates, and the term may not exceed 25 years. The Central Bank no longer sets a maximum age at final repayment, so each lender decides.
Get pre-approval in writing
Who: The bank
Documents:
- Application form
- Proof of address
- Bank's full document list
Ask for the bank's key facts statement and its full fee list, including arrangement, valuation and insurance costs, and compare written offers from more than one lender.
Agree the purchase and order the valuation
Who: You, the seller and the bank
Documents:
- Signed Form F (resale) or sale and purchase agreement (off-plan)
The bank arranges its own valuation of the property, so ask before you sign how a valuation below the price would change the loan and the deposit you need.
Sign the offer and insurance
Who: You and the bank
Documents:
- Final offer letter
- Property and life insurance policies
Ask each bank which insurance it requires; ADCB, for example, lists property insurance and a life insurance policy as mandatory.
Register the mortgage at transfer
Who: The bank, the trustee office and the DLD
Documents:
- Mortgage contract
- Bank letters
The mortgage is registered with the DLD at the same appointment as the transfer, or through the DLD's provisional mortgage service for a unit still in the Oqood register.
Costs and fees
| Cost | Amount |
|---|---|
| DLD mortgage registration, share of the loan amount | 0.25% |
| DLD title deed issuance fee (ordinary mortgage) | AED 250 |
| DLD knowledge fee, per drawing | AED 10 |
| DLD innovation fee, per drawing | AED 10 |
| Trustee office service fee for a mortgage, plus VAT | AED 4,000 |
| Trustee office service fee for a provisional (Oqood) mortgage, plus VAT | AED 5,000 |
| Early settlement fee cap, share of the outstanding balance (or the AED cap below, whichever is less) | 1% |
| Early settlement fee cap, AED | AED 10,000 |
Source: dubailand.gov.ae, centralbank.ae. Data as of .
Central Bank of the UAE loan-to-value ceilings
| Buyer and property | Maximum loan-to-value |
|---|---|
| Expatriate, first home, value less than AED 5,000,000 | 80% |
| Expatriate, first home, value more than AED 5,000,000 | 70% |
| Expatriate, second or later home, or investment property | 60%, regardless of value |
| Off-plan property, any buyer | 50%, regardless of purpose, value or category of buyer |
Source: Central Bank of the UAE Rulebook, mortgage regulations, important ratios. Data as of .
One bank's published terms (ADCB)
| Borrower | Financing up to | Term up to |
|---|---|---|
| Expatriates | 80% | 25 years |
| Non-residents | 50% | 15 years |
Source: ADCB standard mortgage loan page. One bank only, shown as an example, not a recommendation; other banks differ.. Data as of .
Loan limits
| Stage | Time |
|---|---|
| Maximum mortgage term under Central Bank rules | 25 years |
| ADCB maximum term for non-residents, when checked | 15 years |
Figures as of ; sources: rulebook.centralbank.ae, www.adcb.com.
Documents checklist
- Passport and proof of address
- Proof of income: salary certificate or, if self-employed, tax returns and company accounts as the bank asks
- Recent bank statements
- Statements for existing loans and credit cards
- Signed Form F or sale and purchase agreement
- Insurance policies the bank requires
Common mistakes
- Treating the Central Bank ceiling as the amount a bank will lend you.
- Paying a non-refundable deposit before a written pre-approval.
- Assuming an off-plan handover payment will be financed: banks reassess income and value at that point.
- Not asking how a valuation below the price would change the loan.
Frequently asked questions
Can non-residents get a mortgage in Dubai?
Yes, from banks that choose to lend to non-residents; it is not a right. The Central Bank's limits have no separate non-resident category, so terms vary by bank. ADCB, for example, advertised up to 50% financing and up to 15 years for non-residents when we checked.
How much deposit do I need for a Dubai mortgage as an expat?
At least the part the bank will not lend. For an expatriate's first home worth less than AED 5,000,000, the Central Bank cap is 80% loan-to-value, so the deposit is the rest of the value, plus purchase costs. Banks may ask for more.
What is the maximum mortgage term in the UAE?
The Central Bank caps it at 25 years. Banks may offer shorter terms, especially to non-residents.
Is there an age limit for a UAE mortgage?
The Central Bank removed its maximum age at final repayment in 2019, so each lender now sets its own age rule.
Can I use a mortgaged property for a Golden Visa?
Yes, with conditions. The DLD asks for a bank no-objection letter showing the amount paid and the balance, and its page also refers to a bank letter showing AED 2,000,000 paid on a mortgaged property, so check your equity before relying on this route.
What does it cost to repay a mortgage early?
Early settlement fees are capped by the Central Bank at 1% of the outstanding balance or AED 10,000, whichever is less.