Dubai mortgages in 2026: how much residents and non-residents can borrow
UAE Central Bank loan-to-value caps for residents and non-residents, the 50% debt-burden rule, off-plan lending and the cash you need on top of your deposit.
The short answer
Expat residents can borrow up to 80% of a first home under AED 5 million, 65% above that, and 60% on a second or investment property. These caps are set by the UAE Central Bank. Non-residents usually get 50–60% from banks that lend to them at all. Repayments on all your debts can't exceed 50% of your income, and fees must be paid in cash.
Key takeaways
- Central Bank caps set the maximum loan-to-value (LTV); banks can be stricter, not looser.
- Expat residents: 80% on a first home under AED 5m; 65% at AED 5m and above; 60% on second and investment homes.
- Non-residents: usually 50–60%, with higher income requirements.
- Off-plan: many banks lend about 50% of value, and some not at all.
- Debt-burden ratio: all monthly debt repayments ≤ 50% of gross income.
- LTV is applied to the lower of price or valuation.
The LTV caps
| Buyer | Property | Value | Max LTV | Minimum deposit |
|---|---|---|---|---|
| UAE national | First home | < AED 5m | 80% | 20% |
| UAE national | First home | ≥ AED 5m | 70% | 30% |
| UAE national | Second / investment | Any | 65% | 35% |
| Expat resident | First home | < AED 5m | 80% | 20% |
| Expat resident | First home | ≥ AED 5m | 65% | 35% |
| Expat resident | Second / investment | Any | 60% | 40% |
| Non-resident | Any | Any | Bank policy, typically 50–60% | 40–50% |
“…a more mature and sustainable market underpinned by transparency, governance, and data-driven policies.”
Omar Hamad Bu Shehab, Director General, Dubai Land Department, on the 2025 results
Non-residents: what banks look for
Not every UAE bank lends to non-residents. Those that do typically expect:
- Higher income: often AED 30,000–50,000 a month equivalent, versus AED 10,000–15,000 for residents.
- Documents: passport, 6–12 months of bank statements, salary certificate or audited accounts, and a credit report from your home country where available.
- Country risk: banks maintain lists of nationalities and countries of residence they will and won’t lend to.
A licensed UAE mortgage broker can tell you quickly which banks will look at your profile.
The debt-burden ratio
Under Central Bank rules, total monthly repayments on all your debts, including the new mortgage, credit cards and car loans, can’t exceed 50% of your gross monthly income. Credit card limits often count even if unused, so cancel cards you don’t need before applying.
Cash you need on top of the deposit
Transaction costs can’t be financed. On a AED 1.5m purchase with a 75% loan, expect roughly AED 100,000 of fees on top of the AED 375,000 deposit. See the cost breakdown.
Mortgage and the Golden Visa
Following a change reported in February 2026, a mortgaged property valued at AED 2 million or more can qualify for the 10-year Golden Visa, with a bank NOC. See the Golden Visa guide.
Check your home-country rules too
Some countries restrict residents from taking foreign loans or remitting money for property abroad. Check this with your own bank before you apply.
Frequently asked questions
Can a non-resident get a mortgage in Dubai?
Yes, from banks that lend to non-residents, typically up to 50–60% of the property’s value, with higher income requirements than for residents.
How much deposit do I need for a Dubai property?
At least 20% for an expat resident’s first home under AED 5 million, 40% for an investment property, and usually 40–50% for non-residents, plus about 7–10% for fees.
Can I get a mortgage on an off-plan property?
Some banks lend on off-plan, typically up to about 50% of the expected value, often released at or near completion. Many buyers use the developer’s payment plan instead.
Sources
General information, not legal, tax or financial advice. Rules change; this guide was last checked on 12 October 2026. Confirm the details for your situation with a licensed professional before you act.
Related practiceDubai Real EstateOff-plan due diligence, resale purchases, rental strategy, portfolios and the Golden Visa.Related guides.
The real cost of buying property in Dubai in 2026: every fee, itemised
The DLD 4% transfer fee, trustee and title deed fees, mortgage registration, agency commission and NOC: what buying a Dubai property really costs in 2026.
The Dubai Golden Visa through property in 2026: the AED 2 million rule explained
How to get the 10-year UAE Golden Visa through Dubai property in 2026, including the reported change that lets mortgaged buyers qualify on property value.
How to buy property in Dubai as a foreigner: the 2026 step-by-step process
The full process for buying Dubai property from home or abroad in 2026: budget, mortgage pre-approval, agent checks, the MOU, NOC and transfer at a DLD trustee office.