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Mortgage loans in the UAE
We check how much a bank may lend you, compare home loans and Islamic home finance across lenders, and guide your file from pre-approval to transfer.
- Residents, non-residents and UAE nationals
- Conventional loans and Islamic home finance
- Total cost compared, not only the rate
Estimate your monthly payment
The 5% rate is an example to show how the sum works. It is not an offer. Rates change often and depend on the bank and your profile. Purchase costs are extra.
UAE mortgages, in brief.
A UAE mortgage is a bank loan, or Islamic home finance, secured on a residential property. The bank lends a capped share of the price, called loan-to-value (LTV), and you repay it over a term of up to 25 years.
Residents, UAE nationals and non-resident buyers can all apply, whether salaried or self-employed. My Eloah Business Hub checks your eligibility, shortlists three to five banks and compares the total cost of each offer.
- Finance
- Up to 80% for an expat's first home priced at AED 5M or less
- Term
- Up to 25 years
- Debt limit
- All monthly debt at 50% of income or less
- Cash needed
- Roughly 20% down plus about 6–7% in purchase costs
Who is buying?
Which buyer and property best describe your purchase?
Who is buying?
Which buyer and property best describe your purchase?
A UAE resident expat buying a first home priced at AED 5 million or less can borrow up to 80% of the price. Plan for about 6 to 7% of the price in purchase costs on top of the down payment.
- Maximum finance
- 80% of the price
- Minimum down payment
- 20%
- Purchase costs
- About 6–7% extra
These are the general UAE caps. Each bank can set a lower limit, and every loan depends on the bank's credit approval and its valuation of the property.
How much a bank can lend you.
Loan-to-value (LTV) is the share of the property price the bank finances. Islamic banks call it finance-to-value (FTV). These are the general caps in the UAE.
| Buyer and property | Maximum finance | Minimum down payment |
|---|---|---|
| Expat resident, first home, AED 5M or less | 80% | 20% |
| Expat resident, first home, above AED 5M | 70% | 30% |
| UAE national, first home, AED 5M or less | 85% | 15% |
| UAE national, first home, above AED 5M | 75% | 25% |
| Expat, second or investment home | 60–65% | 35–40% |
| UAE national, second or investment home | 65–70% | 30–35% |
| Non-resident buyer | Usually 50–60% | 40–50% |
| Off-plan property | 50% maximum | 50% |
A bank can apply a lower cap than the general rule for a given product, property location or buyer. The final amount depends on the bank's valuation and credit approval.
The cash you need on day one.
On top of the down payment, a buyer in Dubai needs about 6 to 7% of the price for purchase costs. These costs cannot be added to the loan, except on the few products that offer fee financing.
| Cost | Amount | Paid to |
|---|---|---|
| Transfer fee | 4% of the price + AED 580 admin | Dubai Land Department (DLD) |
| Mortgage registration | 0.25% of the loan + AED 290 | Dubai Land Department |
| Trustee office fee | About AED 4,200 including VAT | Trustee office |
| Agent commission | 2% of the price + VAT | Property agent |
| Bank valuation | AED 2,500 to 3,150 | Bank |
| Bank processing fee | 0 to 1.05% of the loan, plus VAT | Bank |
| Pre-approval | Mostly free; AED 1,000 to 1,050 at some banks | Bank |
Figures are for a purchase in Dubai. Some banks refund the valuation fee after the loan is paid out or registered. Banks also charge life insurance on the outstanding balance and property insurance on the property value.
Fixed, variable and what follows.
Mortgage rates change every week, so we do not publish them here. We send indicative rates for your profile on WhatsApp and confirm them with the bank before you commit.
A set rate for a set period
Most banks fix the rate for one, two, three or five years. Your monthly payment stays the same during that period.
A rate that moves with EIBOR
A variable rate is the Emirates Interbank Offered Rate (EIBOR) plus the bank's margin. Most banks price off three-month EIBOR.
The rate after the fixed period
When the fixed period ends, the loan moves to EIBOR plus the bank's margin, often with a minimum floor. We test your payment at this rate as well as the opening rate.
Four things banks look at closely.
No broker can promise an approval. These points decide most applications, so we check them before a file goes to a bank.
Debt burden ratio near the limit
Your new payment plus all existing debts must be 50% of income or less. Credit card limits count at 5% of the limit each month, even if the card is unused. A ratio above 45% needs extra care.
Credit score below 650
Banks read your Al Etihad Credit Bureau (AECB) report. A score under 650 makes approval harder, and one bank in our data asks for 651 or more to lend 80%.
Less than six months in the job
Banks look at your length of service with your employer. Under six months is treated as a higher-risk case, so we check each bank's rule before we submit.
Age when the loan ends
The loan normally has to finish by age 65 if you are salaried and 70 if you are self-employed. This can shorten the term below 25 years.
What the bank asks for.
This is the typical list. Each bank can ask for more, and a low-documentation product for self-employed buyers needs fewer papers.
Seven steps to your home loan.
The order is the same for most purchases; how long each step takes depends on the bank and the property.
Start on WhatsApp →Share your profile
Tell us your residency, employment, monthly income, existing loans and card limits, the property and the down payment you have.
Eligibility check
We work out the maximum loan from the LTV cap, check your debt burden ratio and test the payment at the follow-on rate.
Shortlist and compare
We shortlist three to five banks and compare rate, fixed period, monthly payment, fees, insurance and early settlement terms.
Pre-approval
The chosen bank reviews your documents and issues a pre-approval, which is free at most banks.
Property and valuation
You agree the purchase and the bank values the property.
Final offer letter
The bank issues its final offer letter for you to review and sign.
Transfer and registration
The property transfer and the mortgage are registered at the Dubai Land Department.
UAE mortgages, answered.
Ask anything else on WhatsApp and we will answer for your company.
How much deposit do I need to buy a house in the UAE?
An expat resident needs at least 20% of the price for a first home priced at AED 5 million or less, and 30% above that. UAE nationals need 15% or 25%. Add about 6 to 7% of the price for purchase costs.
Can a non-resident get a mortgage in the UAE?
Yes, several UAE banks lend to overseas buyers, subject to their approval. Finance is usually 50 to 60% of the price, and some banks cap non-residents at 50% with Islamic finance only.
What is the maximum mortgage term in the UAE?
The maximum term is 25 years. The loan normally has to end by age 65 for salaried borrowers and 70 for self-employed borrowers.
What is the debt burden ratio for a UAE mortgage?
It is the share of your monthly income that goes on debt, and it must be 50% or less. It includes the new mortgage payment, existing loans and 5% of every credit card limit.
What fees do I pay when I buy with a mortgage in Dubai?
The main costs are the 4% DLD transfer fee plus AED 580, mortgage registration at 0.25% of the loan plus AED 290, a trustee fee of about AED 4,200, agent commission of 2% plus VAT, a valuation of AED 2,500 to 3,150 and a bank processing fee of 0 to 1.05% of the loan.
Can I get a mortgage on an off-plan property?
Yes, some banks finance property under construction, up to 50% of the price. Each bank sets conditions; one, for example, lends only on approved developers once the project is at least 35% built and half the price is paid.
Can I move my mortgage to another bank?
Yes, this is called a buyout. Most banks charge no processing fee on a buyout, but your current bank charges an early settlement fee, which is 1% or AED 10,000 at most banks.
What does My Eloah Business Hub charge for mortgage advice?
We confirm the advisory fee for your case on WhatsApp before any work starts. Bank and government fees are separate and are paid to the bank and the Dubai Land Department.
Find out what you can borrow
Send us your income, existing debts and the property price on WhatsApp and we will show you the likely loan, the down payment and the cash you need upfront.