United Arab Emirates financing guideNon-residents can take a mortgage in the UAE, and they are a normal part of the Dubai and Abu Dhabi market, but they borrow less than residents do. A buyer who lives in the country may reach 80% of value on a first home under a set price, while a non-resident should plan on roughly half to two-thirds. That difference sets how much cash you need to bring.
How much will a bank advance?
The UAE Central Bank sets loan-to-value ceilings that licensed lenders cannot exceed. For expatriate residents buying a first home, the ceiling is 80% when the price is under AED 5 million and lower above that. The 80% figure does not carry over to non-residents, who in practice are offered less.
Broker and lender sources disagree about the precise number, which is a sign to verify with each bank. Ranges reported for 2026 include 50-65% for non-residents generally, around 60% on ready homes for most nationalities, and about 50% for off-plan. We have not seen the central bank text itself, so use these as planning figures.
| Buyer and property | Indicative LTV | Cash you need up front |
|---|---|---|
| Resident expat, first home under AED 5m | Up to 80% | 20% plus costs |
| Non-resident, ready property | About 50-65% | 35-50% plus costs |
| Non-resident, off-plan | About 50% or less | 50% plus costs |
Cash on top of the deposit
Do not budget only for the deposit. Dubai Land Department registration fees run at about 4% of the price, plus a mortgage registration fee, agent commission, valuation fee and bank arrangement charges. Some guides suggest holding an extra 8-9% of the price in cash for these items. Check each charge against the lender's offer.
For property-by-property comparisons, our UAE listings include apartments and villas.
Which banks will say yes
Not every UAE lender serves non-residents. International banks with a UAE presence are the more likely route, and a few local lenders restrict mortgages to residents only. A regulated mortgage broker can compare offers across several banks without charging you directly, which saves wasted applications.
Rates are usually a fixed period of one to five years, then a floating spread over a benchmark. Quoted rates differ widely by profile, so ask for written terms and stress-test the floating period. Use the mortgage calculator to see how a one-point rise changes the payment.
Paperwork a bank asks for
Banks are used to overseas applicants, but verification takes time.
| Document | Detail |
|---|---|
| Passport and Emirates ID if you hold one | Identity and residency status |
| Six months of bank statements | Income and savings |
| Salary certificate or company accounts | Employed or self-employed |
| Credit report from your home country | Non-residents often supply this |
| Sale agreement (Form F or off-plan SPA) | Property details |
| Valuation report | Arranged by the bank |
Following the process
- Get a pre-approval, which fixes your budget and the maximum LTV.
- Reserve the property with a deposit, usually 10% for ready homes via the standard Form F.
- The bank values the property and issues a formal offer.
- Sign the offer, arrange property insurance.
- At a trustee centre, pay the balance, register the transfer and the mortgage with the Land Department.
- Receive the title deed and handover.
The whole journey commonly takes four to eight weeks for a ready property.
Two practical notes. Mortgage pre-approvals typically lapse after a few months, so time the application to when you are ready to reserve a unit. And because a valuation can come in below the agreed price, hold a buffer: if the bank values a flat at less than you offered, the loan is calculated on the lower figure and you fund the gap yourself.
If you would rather not borrow locally
- Cash, which also gives the strongest hand in negotiation on resale units.
- Home-country equity, borrowing against property elsewhere.
- Developer plans, widely used for off-plan, where payments are staged to construction milestones and a post-handover tail is sometimes offered. Check that the project is registered with the regulator and that payments go into an escrow account.
For how the market is behaving, see our UAE market analysis, or the land listings if you are weighing a plot.
Last updated 8 October 2026
Frequently asked questions
Can a non-resident get a mortgage in the UAE?
Yes, from banks that accept non-resident applicants. Expect lower loan-to-value than residents receive and a fuller documentation file.
What is the typical LTV for non-residents?
Sources report about 50-65% on ready property and around 50% off-plan, but they differ. Confirm with each bank, since the Central Bank's 80% limit applies to residents buying a first home.
How much cash should I have ready?
At least 35-50% of the price for the equity, plus roughly 8-9% for fees and costs, according to some advisers. The exact total depends on the bank and the property.
Does the Central Bank change these limits?
It sets maximum ratios through circulars and can revise them. Ask your bank which version its offer follows and confirm with the Central Bank's published rules.
Is off-plan financing different?
Yes. Banks tend to lend less against unfinished property, and many buyers use the developer's payment plan instead and refinance after handover.
Do I need to be in the UAE to complete?
Many steps can be done remotely with a power of attorney, but the bank and land office have their own rules. Ask for the exact signing requirements early.