Mortgages for Expats and Non-Residents in the UAE

The Central Bank of the UAE sets maximum loan-to-value (LTV) ratios, a 50% debt-burden cap and a 25-year maximum term for mortgage lenders. For an expatriate’s first owner-occupied home worth less than AED 5 million, the ceiling is 80%; for off-plan property it is 50% for every buyer. The rules do not create a separate non-resident LTV cap, so a bank may lawfully lend to a non-resident within those limits, or refuse, or offer a lower LTV under its own policy.

This guide summarises the official ratios and registration fees as of 16 Nov 2026. It is not a credit offer or mortgage advice. Only a licensed bank can approve a loan.

What official LTV limits apply?

The figures below are from Article 3 of the Central Bank’s Regulations Regarding Mortgage Loans (Circular 31/2013, as amended, status: in force), as read on 16 Nov 2026.

Borrower and property	Maximum LTV
UAE national, first owner-occupied home, AED 5 million or less	85%
UAE national, first owner-occupied home, more than AED 5 million	75%
UAE national, second or subsequent home, or investment property	65%, regardless of value
Expatriate, first owner-occupied home, less than AED 5 million	80%
Expatriate, first owner-occupied home, more than AED 5 million	70%
Expatriate, second or subsequent home, or investment property	60%, regardless of value
Any buyer, property purchased off-plan	50%, regardless of purpose, value or category

Each borrower may claim only one property under the “first house / owner occupier” category.

These are ceilings, not entitlements. Income, the property, the developer and the bank’s policy all still matter.

How are non-residents treated?

The regulation divides borrowers into UAE nationals and expatriates. It does not define a third “non-resident” LTV. A buyer who lives outside the UAE is, for these caps, an expatriate if they are not a UAE national.

Article 3 also requires repayment from salary or verifiable business or rental income. End-of-service benefit may not be used. For a non-resident, that usually means foreign income documents that the bank is willing to verify. Some licensed banks publish tighter product terms for non-residents than the Central Bank maximums. Those terms are bank policy, not a Central Bank cap, and they change. Compare more than one licensed lender.

What other official ratios apply?

• Debt-burden ratio (DBR): not more than 50% of gross salary and any regular income from a defined and specific source. Lenders must not apply the maximum automatically; they must consider the borrower’s circumstances.
• Interest-rate stress test: the lender must test the loan at 2 to 4 percentage points above the current rate (or above the post-introductory rate if there is a teaser rate).
• Investment properties: the lender must deduct at least two months’ rental income from the DBR calculation, to allow for void periods.
• Lending into retirement: if the term extends beyond expected retirement, the balance at that date must still be serviceable at a 50% DBR on post-retirement income.
• Maximum term: 25 years. The maximum age at the final repayment is set by the lender’s policy.
• Maximum financing amount: up to eight years’ annual income for UAE nationals and seven years’ annual income for expatriates, in addition to the DBR cap.
• Interest-only: deferred principal is allowed only on investment loans, and for no more than five years from first drawdown.
• Collateral: a first-ranking mortgage in the lender’s name must be taken on every financed property.

Use our mortgage calculator for an illustration only. The calculator cannot override a bank’s decision or the official caps.

What does it cost to register the mortgage?

Registry	Official registration fee	Other published items	Source, as read 16 Nov 2026
Dubai Land Department	0.25% of the mortgage value	AED 250 title-deed fee where a deed is issued; AED 10 knowledge and AED 10 innovation; trustee AED 4,000 + VAT, or AED 5,000 + VAT for a provisional / Oqood mortgage	DLD mortgage registration
ADREC (most of Abu Dhabi)	0.1% of the mortgage value, maximum AED 1 million per transaction	Other admin items may appear on the DARI payment screen	Resolution No. 49 of 2018
ADGM (Al Reem and Al Maryah)	0.1% of the mortgage value	Confirm any AccessRP service charges on the live form	ADGM Fees Rules 2024

The official VAT rate on Dubai trustee fees is to be confirmed at payment; the DLD card says “+ VAT” without printing a percentage.

Banks usually also charge their own processing and valuation fees, and often require life and property insurance. Those are lender conditions, not figures in the Central Bank article above.

A wider fee comparison, including transfer charges, is in Total cost of buying in Dubai vs Abu Dhabi.

What steps should I follow?

1. Know which cap applies. First home or investment, ready or off-plan, and whether the price is above AED 5 million.
2. Gather income evidence. Salary certificates, audited accounts or tenancy contracts, as the bank requires. Non-residents should ask early which foreign documents the bank will accept.
3. Seek a pre-approval from a licensed UAE bank before you commit to a short offer period.
4. Reserve or make an offer, with a finance clause if you need one, through a licensed broker such as Your Key. See current stock on off-plan projects, including Kaia on Dubai Islands and Baheen Tower on Al Reem Island.
5. Complete the bank valuation and satisfy any conditions.
6. Obtain any required developer NOC, especially on off-plan or building-managed property.
7. Sign the mortgage and register it at DLD, DARI or AccessRP, so that the first charge is on the title or interim register. Off-plan mortgages in Dubai are registered against the Oqood / provisional record.
8. Pay on the agreed drawdown date and keep the registered mortgage contract with your title documents.

Off-plan process and escrow are covered in Buying off-plan in Dubai and Buying off-plan in Abu Dhabi. A mortgaged property can still support a Golden Visa if the loan is from an approved local bank and the official value meets the AED 2 million threshold; see UAE Golden Visa through property.

Frequently asked questions

What is the maximum LTV for an expat buying a first home in the UAE?

Up to 80% if the property is less than AED 5 million, or up to 70% if it is more than AED 5 million, for a first owner-occupied home. These are Central Bank maximums. A bank may offer less.

What LTV applies to an investment property?

For expatriates, 60% of value, regardless of price. For UAE nationals the equivalent cap is 65%.

What is the LTV cap for off-plan property?

50% for every category of buyer, under Article 3 of the Central Bank mortgage regulations.

Is there a separate Central Bank LTV cap for non-residents?

No. The regulation divides borrowers into UAE nationals and expatriates only. A bank may lend to a non-resident within those caps, or apply a tighter policy, or decline.

What is the maximum mortgage term and debt-burden ratio?

The maximum term is 25 years. The debt-burden ratio must not exceed 50% of gross salary and regular defined income. Expatriate financing is also capped at seven years’ annual income; UAE nationals at eight years.

How much does it cost to register a mortgage?

In Dubai, 0.25% of the mortgage value, plus trustee and knowledge fees. In Abu Dhabi (ADREC), 0.1%, capped at AED 1 million per transaction. In ADGM, 0.1% of the mortgage value.

Official sources (as of 16 Nov 2026)

• CBUAE Article 3: Important Ratios
• CBUAE: Regulations Regarding Mortgage Loans
• DLD mortgage registration
• Resolution No. 49 of 2018 — ADREC mortgage fee
• ADGM Fees Rules 2024

Last updated: 16 Nov 2026

Abdul Shakoor, Founder & CEO, Your Key — RERA certified (Dubai) and ADREC certified (Abu Dhabi)

Your Key is a licensed brokerage, not a bank. For help choosing a property and coordinating with lenders, contact us, call or message +971 54 451 7999, or email main@yourkey.ae. Offices in Abu Dhabi and Dubai (DIFC).