05 // Financing via Bank

Mortgage in Dubai: how UAE home loans are structured

Natalie arranges mortgage and financing solutions through trusted banking partners, structured to fit the acquisition from the start.

A mortgage in Dubai is shaped by federal rules before any bank sets its terms. The UAE Central Bank caps how much can be borrowed against the property's value, how long the loan can run and how much of a buyer's income can go on debt. Within those limits each bank applies its own criteria. Natalie Burešová arranges mortgage and financing solutions through trusted banking partners, structuring terms, eligibility and payment plans so the finance fits the acquisition cleanly.

Natalie does not give mortgage advice herself, and she is not a lender. Her role is to bring the financing question forward: to establish early what a buyer is likely to be able to borrow for a specific purchase, introduce the right banking partner, and align the loan with the developer's payment plan or the resale timetable. That avoids the most expensive surprise in a Dubai purchase, a financing gap discovered after a deposit has been paid.

She works with international investors, relocating families and family offices as a RERA-registered advisor with The Oppenheim Group in Bluewaters. Because she also advises on the property itself, off-plan or ready, she can see where financing changes the choice: a 50% cap on off-plan loans, a lower cap on a second home, or a balance due at handover. She works in Czech, English and Slovak.

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UAE mortgage rules: the Central Bank caps every Dubai mortgage follows

The UAE Central Bank's Regulations Regarding Mortgage Loans (Circular 31/2013, as amended effective 8 April 2020) set the outer limits for every home loan in Dubai. As of October 2026 these rules are listed as in force. The 2020 amendment raised first-home loan-to-value (LTV) limits by 5 percentage points.

Expatriates, first home valued at or below AED 5 million: up to 80% LTV.
Expatriates, first home valued above AED 5 million: up to 70% LTV.
Second and subsequent homes, or investment property: up to 60% LTV regardless of value.
Property purchased off plan: up to 50% LTV regardless of purpose, value or category of purchaser.
Maximum tenor of 25 years, a debt burden ratio capped at 50% of gross income, and maximum financing for expatriates of up to 7 years' annual income.

Off-plan mortgage in Dubai and the handover balance

An off-plan mortgage in Dubai is possible, but the 50% LTV cap means buyers relying on finance at handover need substantial equity. Developer payment plans are set per project and commonly combine a booking deposit, construction-linked installments and a balance on handover, and some developers offer post-handover installments. If that balance is to be financed, the bank's valuation at completion may differ from the contract price.

Natalie looks at this before a client reserves a unit, so the payment plan and the expected loan are planned together rather than reconciled later.

Non-resident mortgage in Dubai

The Central Bank regulation does not set a separate LTV for non-residents. Lending to buyers who live abroad is at each bank's discretion, within the same caps that apply to everyone. In practice that makes the choice of bank decisive for a non-resident mortgage in Dubai, which is where an introduction through a banking partner that already works with international clients is useful. Natalie confirms the terms with the bank rather than assuming them.

What drives the numbers in a Dubai mortgage calculator

A mortgage calculator for Dubai is only as accurate as its inputs. Before any bank figure, these are the variables that decide what a buyer can borrow and what the purchase costs in total:

Price and LTV band: the property's value, whether it is a first home, an additional or investment property, or off-plan, sets the maximum loan.
Income and existing debts: total debt repayments cannot exceed 50% of gross income, and expatriate borrowing is limited to 7 years' annual income.
Tenor: up to 25 years, which spreads the monthly repayment.
Rental income on an investment property: lenders must deduct at least two months' rent when assessing affordability.
Purchase costs, usually paid in cash: the 4% DLD fee, DLD mortgage registration at 0.25% of the mortgage value plus an administrative fee, and on a ready sale a trustee office fee of AED 2,100 or AED 4,200.
Interest rate and bank fees: set by each lender, and compared on the bank's written offer.

Home loans in Dubai, mortgaged property and the Golden Visa

Financing does not rule out residency. Under ICP rules, mortgaged property counts toward the AED 2 million threshold for 10-year Golden residence if the financing is from an approved local bank. In Dubai the application runs through DLD and requires a bank no-objection letter showing the amount paid and the balance outstanding.

On a resale where the seller still has a mortgage, DLD's process requires a liability letter from the seller's bank, manager's cheques to settle the debt and a mortgage release before the sale completes. Releasing the seller's mortgage costs AED 1,290.

Dubai mortgages: questions buyers ask

How much can an expatriate borrow for a home in Dubai?

Up to 80% of the value on a first home at or below AED 5 million, 70% above that, and 60% on a second or investment property, under UAE Central Bank rules. Each bank decides within those caps.

Can I get an off-plan mortgage in Dubai?

Yes, but loan-to-value on property bought off plan is capped at 50% for all buyers, so the remaining share must come from the buyer's own funds.

Can non-residents get a mortgage in Dubai?

The Central Bank does not set a separate cap for non-residents; lending to them is at each bank's discretion within the standard limits. Natalie confirms terms directly with banking partners.

What is the DLD mortgage registration fee?

0.25% of the mortgage value, plus an administrative fee. It is paid in addition to the 4% DLD transfer fee.

What is the maximum mortgage term in the UAE?

25 years, under the Central Bank's mortgage regulations.

Does Natalie give mortgage advice?

No. Natalie arranges mortgage and financing solutions through trusted banking partners, who assess eligibility and issue the terms.

Related guides

Sources

General information, not legal, tax or financial advice. Checked October 2026.

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