Home loan in Dubai: how much can I borrow?
A resident expat can borrow up to 80% of a first home worth under AED 5 million, as of October 2026.
The limit falls to 70% at AED 5 million or more, 60% for a second or investment home, and 50% for off-plan. The loan can run for 25 years at most, and all your monthly debt payments must stay within 50% of income. Banks no longer lend the purchase fees, so a resale buyer at 80% needs about 28% of the price in cash.
These limits come from the Central Bank of the UAE (CBUAE). They did not change in 2025 or 2026. They are ceilings, and a bank may lend less.
A regional war began on 28 February 2026 and the market fell after it. Since then some banks lend less than the limit to workers in some sectors. The Central Bank base rate also rose from 3.65% to 3.90% on 17 September 2026.
This page covers the loan only. For the full steps and costs of a purchase, read buying property in Dubai. To test a budget, use the Investor board.
Sources: CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026); CBUAE base rate notice (16 September 2026); The National (25 January 2025).
Mortgage rules in the UAE: Central Bank limits by buyer and price
The Central Bank sets the maximum loan by buyer type, by price and by whether the home is ready or off-plan.
The rules are in the Regulations Regarding Mortgage Loans, Circular 31/2013. They have been in force since 28 December 2013. The table shows the ratios on the Central Bank Rulebook page on 11 October 2026.
| Buyer | Property | Maximum loan | Minimum deposit |
|---|---|---|---|
| Expat, first home, owner-occupier | Value under AED 5 million | 80% | 20% |
| Expat, first home, owner-occupier | Value AED 5 million or more | 70% | 30% |
| Expat, second or later home, or investment | Any value | 60% | 40% |
| UAE national, first home | Value AED 5 million or less | 85% | 15% |
| UAE national, first home | Value above AED 5 million | 75% | 25% |
| UAE national, second home or investment | Any value | 65% | 35% |
| Anyone | Off-plan | 50% | 50% |
- The rule says "less than" AED 5 million for expats and "less or equal" for UAE nationals. A home at exactly AED 5 million gets 70% for an expat.
- A borrower can use the first-home band for one property only.
- The limit applies to the bank's valuation. If the valuation is below the agreed price, the buyer pays the gap in cash.
- The 2013 text set the first-home limits at 75% for expats and 80% for UAE nationals. A 2020 support package raised them by 5 points. The Rulebook shows the higher level today.
- These are ceilings. Banks may lend less, and in 2026 some do.
Term, age and what you can afford
| Rule | Value |
|---|---|
| Maximum term | 25 years |
| Maximum age at the end of the loan | The regulation gives no figure. Each bank sets it. Market practice is 65 for salaried borrowers and 70 for the self-employed. If the loan runs past retirement, the bank must show it fits a 50% debt ratio on retirement income. |
| Debt burden ratio (DBR) | All monthly debt payments at most 50% of gross salary plus regular proven income |
| Stress rate | The bank must test the payment at 2 to 4 percentage points above the current rate. For a fixed starting rate, the test uses the rate that applies afterwards. |
| Income multiple | Total loan at most 7 times annual income for expats and 8 times for UAE nationals |
| Investment property | The bank must take at least two months of rent off the yearly rental income it counts |
| Stage payments during construction | The buyer's own money is used first. Bank money is released against verified milestones. |
Here is what the debt limit means in practice. A loan of AED 1.6 million at 3.99% costs AED 8,437 a month. At a stress rate of 6.99% it costs AED 11,300 a month. The bank therefore wants gross income of about AED 22,600 a month from a buyer with no other debt.
Credit card limits count as debt. Banks usually take 5% of each card limit as a monthly payment, even when the balance is zero. This is broker practice and is not written in the regulation.
Buy-to-let, equity release and company-owned property
- Buy-to-let. There is no separate product. The investment limit applies: 60% for expats and 65% for UAE nationals. Rent can count as income after the two-month deduction. Banks want a registered Ejari or their valuer's rent estimate. Many banks count only part of the rent.
- Equity release. Mainstream banks offer residents a loan against a home they already own. It is sold as "loan against property" or "equity release". In practice the limit is about 60 to 65% for a home that is not the main residence. Brokers quote up to 80% on a first home. The Rulebook text read has no specific limit for cash-out. Limits for each bank are not verified.
- Private lenders. For prime property, private lenders offer AED 4 million to AED 40 million at 60 to 70% of value. The cost starts from about 1% a month, usually through a company structure. Non-residents can apply. This is short-term, expensive money (Enness Global, updated April 2024).
- Company-owned property. DLD registers mortgages for sole establishments and limited liability companies. It asks for the licence, the memorandum and a board resolution. Retail home-loan teams lend to individuals. Private banking or commercial lending handles property held in an offshore or free-zone company. Expect personal guarantees, a lower loan share and a higher rate. Terms for each bank are not verified.
- Golden Visa. A mortgaged home can qualify. The visa rules are outside this page.
Sources: CBUAE Rulebook, Regulations Regarding Mortgage Loans (Circular 31/2013; read 11 October 2026); DLD mortgage registration service (read 11 October 2026); Al Ghaf Mortgage (18 August 2026); Enness Global (10 April 2024).
Dubai property loan: the cash you need on day one
A resale buyer with an 80% loan needs about 27 to 28% of the price in cash, as of October 2026.
The 1 February 2025 instruction on fees
Since 1 February 2025 banks may not add the 4% DLD transfer fee to the mortgage. The same applies to the 2% agent commission. The loan must stay inside the Central Bank limit on the property alone.
- Form. It was an instruction to banks. No public circular number appears in any source read. The Rulebook page for the mortgage regulation does not mention fees. Treat the exact wording as not verified.
- Before the change. Local banks commonly financed 80% of those fees. That is about 5% of the price, so the true loan was about 85% of value. One broker estimated that about 70% of mortgage buyers used it. International banks generally never offered it.
- Effect on a AED 1 million resale home at 80%. Cash before the change was AED 200,000 of deposit plus AED 12,000 of fees, a total of AED 212,000. Cash after the change is AED 200,000 plus AED 60,000, a total of AED 260,000. The smaller costs come on top.
- Scope. No source says whether it applies to non-residents, who were at 50 to 60% anyway. No source covers loan transfers between banks or how it is policed outside Dubai.
- Market result. In 2025 the value of sales with a mortgage fell 4% while total sales rose 31%. The average loan share fell more than 5 points to just under 73%.
Cash table for homes of AED 1 million, 2 million, 3 million and 5 million
The table is for a resale purchase. Amounts are in AED.
| Home price | Loan share | Deposit | Costs | Costs as % of price | Total cash | Cash as % of price |
|---|---|---|---|---|---|---|
| 1,000,000 | 80% | 200,000 | 79,620 | 8.0% | 279,620 | 28.0% |
| 1,000,000 | 75% | 250,000 | 78,970 | 7.9% | 328,970 | 32.9% |
| 1,000,000 | 50% | 500,000 | 75,720 | 7.6% | 575,720 | 57.6% |
| 2,000,000 | 80% | 400,000 | 151,020 | 7.6% | 551,020 | 27.6% |
| 2,000,000 | 75% | 500,000 | 149,720 | 7.5% | 649,720 | 32.5% |
| 2,000,000 | 50% | 1,000,000 | 143,220 | 7.2% | 1,143,220 | 57.2% |
| 3,000,000 | 80% | 600,000 | 222,420 | 7.4% | 822,420 | 27.4% |
| 3,000,000 | 75% | 750,000 | 220,470 | 7.3% | 970,470 | 32.3% |
| 3,000,000 | 50% | 1,500,000 | 210,720 | 7.0% | 1,710,720 | 57.0% |
| 5,000,000 | 70% | 1,500,000 | 358,720 | 7.2% | 1,858,720 | 37.2% |
| 5,000,000 | 50% | 2,500,000 | 345,720 | 6.9% | 2,845,720 | 56.9% |
The costs in the table are:
- DLD transfer fee: 4% of the price plus AED 580.
- Trustee office: AED 4,200.
- Agent: 2.1% of the price, which is 2% plus VAT.
- Mortgage registration: 0.25% of the loan plus AED 290.
- Valuation: AED 3,150.
- Bank fee: 1.05% of the loan.
If the bank waives its arrangement fee, costs fall by about 0.8% of the price at an 80% loan. A buyer who buys direct from a developer does not pay the 2.1% agent cost.
A non-resident cannot borrow the fees either. Budget the full 7 to 8% of costs in cash on top of a 40 to 50% deposit.
Sources: The National (25 January 2025); Khaleej Times (26 January 2025, updated 2 February 2025); Gulf News (24 January 2025); AGBI with Cavendish Maxwell (January 2026); DLD mortgage registration service (read 11 October 2026).
UAE mortgage rates and home loan interest rates today
Advertised fixed home loan rates were 3.75 to 4.5% in early October 2026, and the rate afterwards is about 5.0 to 6.0%.
The base rate
The Central Bank held its base rate at 3.65% on 30 April and 18 June 2026. The US Federal Reserve raised its rate on 16 September 2026. The Central Bank base rate then rose to 3.90% from 17 September 2026. A majority of Federal Reserve members projected one more rise in 2026.
EIBOR on 9 October 2026
EIBOR is the UAE interbank rate. Variable home loan rates follow it. Mortgage rates fell from mid-2024 to early 2026 and then turned up.
| Date | 1-month | 3-month | 6-month |
|---|---|---|---|
| 3 January 2022 | 0.22% | 0.30% | 0.68% |
| 30 December 2022 | 4.55% | 4.31% | 4.94% |
| 7 August 2023 (3-month peak of the cycle) | Not shown | 5.50% | Not shown |
| 29 December 2023 | 5.34% | 5.33% | 5.27% |
| 31 December 2024 | 4.23% | 4.44% | 4.45% |
| 31 December 2025 | 3.69% | 3.47% | 3.52% |
| 31 March 2026 | 3.65% | 3.66% | 3.71% |
| 30 June 2026 | 3.69% | 3.82% | 3.93% |
| 31 August 2026 | 3.72% | 3.85% | 4.02% |
| 30 September 2026 | 4.09% | 4.32% | 4.60% |
| 9 October 2026 (value date 13 October) | 4.09% | 4.19% | 4.55% |
The figures to 30 September 2026 come from the Central Bank daily fixing files. The 9 October figures come from a broker's daily feed of the Central Bank fixing. They match Trading Economics, which shows the 3-month rate at 4.19% on 9 October and 4.39% the day before. The 3-month rate moves a lot from day to day. A daily move of 0.20 points was normal in the September data.
Fixed rates advertised by each bank
The table is a broker's table for a salaried resident who moves their salary to the bank. The rates are a guide only.
| Bank | 1-year fixed | 2-year fixed | 3-year fixed | 5-year fixed | Rate after the fixed period |
|---|---|---|---|---|---|
| Sharjah Islamic Bank | 3.75% | Not listed | 3.99% | 4.25% | 3-month EIBOR + 1.75 |
| United Arab Bank | 3.89% | 3.89% | 4.19% | 4.49% | 3-month EIBOR + 1.79 to 1.99 |
| Dubai Islamic Bank | Not listed | Not listed | 3.95% | 4.50% | 3-month EIBOR + 1.00 |
| ADIB | Not listed | 3.99% | 3.99% | 4.34% | 1-month EIBOR + 1.60 to 1.85 |
| Ajman Bank | Not listed | 3.99% | Not listed | Not listed | 3-month EIBOR + 1.575 |
| Arab Bank | Not listed | 3.99% | 4.25% | Not listed | 6-month EIBOR + 1.89, floor 3.24% |
| Commercial Bank of Dubai | 4.89% | Not listed | 3.99% | 4.19% | 3-month EIBOR + 1.79 |
| Emirates Islamic | Not listed | Not listed | 3.99% | 4.39% | 3-month EIBOR + 1.79 |
| First Abu Dhabi Bank (FAB) | 3.99% | 3.99% | 3.99% | 4.19% | 3-month EIBOR + 1.50 |
| RAKBANK | Not listed | Not listed | 3.99% | Not listed | 3-month EIBOR + 1.69 |
| HSBC | 4.05% | 4.19% | 4.39% | 5.05% | 3-month EIBOR + 1.09 to 1.69 |
| Emirates NBD | Not listed | 4.19% | 4.29% | Not listed | 1-month EIBOR + 1.99 |
| Mashreq | Not listed | 4.49% | Not listed | Not listed | 3-month EIBOR + 1.75, floor 4.49% |
Without salary transfer the same banks are 0.15 to 0.40 points higher. For example, FAB is 4.24% and Emirates NBD is 4.59% for two years. Standard Chartered and ADCB were not in that file, so their rates are not verified.
Other published figures for comparison:
- Khaleej Times, 12 July 2026: one-year fixed from about 3.75%, two-year about 3.78%, three-year about 3.95%.
- Holo, 3 July 2026: Emirates NBD and RAKBANK from 3.89%, Dubai Islamic Bank and FAB from 3.99%, Mashreq from 4.10%.
- Huspy page, read 11 October 2026: 3.99% for three years, 4.19% for five years, 4.8% variable.
- Mortgage Market: residents from about 3.79% and non-residents about 4.19%. That page shows EIBOR of 31 March 2026, so it is from before the rise.
Sources disagree on the margin after the fixed period. Holo quotes 1.25 for Emirates NBD and 1.45 for Mashreq. The October broker table shows 1.99 and 1.75. The bank's own offer letter decides.
In early October 2026 advertised fixed rates sit below 3-month EIBOR. That happens when banks price off swap rates and compete for volume. The gap is unusual after a rate rise. Assume advertised fixed rates are moving up.
What happens after the fixed period
The loan moves to EIBOR plus the bank's margin for the rest of the term. Margins run from 1.0 to 2.0 points. That gives about 5.0 to 6.0% today, and it is the real long-run cost of the loan.
At the 9 October 2026 fixings the rate after the fixed period is about:
- Dubai Islamic Bank: 5.2%.
- FAB: 5.7%.
- RAKBANK: 5.9%.
- Emirates NBD (1-month EIBOR + 1.99): 6.1%.
- How often the rate resets. It follows the EIBOR period. A 1-month loan reprices every month. A 6-month loan reprices twice a year.
- Changes to terms. The bank may change terms with 60 days' notice where the contract allows.
- What you can do. At the end of the fixed period, ask the same bank for a new fixed rate. This is a "rate switch". It usually has a fee and no DLD cost. You can also move to another bank. Start three to six months before the fixed period ends.
Floor rates
Some contracts set a minimum rate, called a floor. A floor means the borrower does not gain if EIBOR falls below it.
- Mashreq: floor 4.49% in the October table.
- Arab Bank: floor 3.24%, or 3.75% without salary transfer.
- Al Masraf publishes "3-month EIBOR + 1.99 to 2.99 per cent, minimum 4.10 to 6.10 per cent".
Sources: CBUAE EIBOR rates and history files (files to 30 September 2026); CBUAE base rate notice (16 September 2026); Trading Economics (9 October 2026); Mortgease rates table (updated 5 October 2026); Emirates NBD Key Facts Statement (read 11 October 2026).
Mortgage calculator: monthly home loan payments in Dubai
Each AED 100,000 borrowed over 25 years costs AED 527 a month at 3.99% and AED 641 at 5.94%.
At 4.49% the figure is AED 555 a month.
Use those three figures as a home loan calculator. Divide your loan by 100,000 and multiply. The table does the sum for common prices.
The table uses a standard repayment loan over 25 years with monthly payments. It uses three rates:
- 3.99%: a typical three-year fixed rate in October 2026.
- 4.49%: a five-year fixed rate, or a rate without salary transfer.
- 5.94%: the rate after the fixed period, which is 3-month EIBOR of 4.19% plus 1.75.
| Home price (AED) | Loan share | Loan (AED) | Monthly at 3.99% | Monthly at 4.49% | Monthly at 5.94% |
|---|---|---|---|---|---|
| 1,000,000 | 80% | 800,000 | 4,218 | 4,442 | 5,125 |
| 1,000,000 | 75% | 750,000 | 3,955 | 4,164 | 4,805 |
| 1,000,000 | 50% | 500,000 | 2,636 | 2,776 | 3,203 |
| 2,000,000 | 80% | 1,600,000 | 8,437 | 8,884 | 10,250 |
| 2,000,000 | 75% | 1,500,000 | 7,909 | 8,329 | 9,610 |
| 2,000,000 | 50% | 1,000,000 | 5,273 | 5,553 | 6,406 |
| 3,000,000 | 80% | 2,400,000 | 12,655 | 13,326 | 15,375 |
| 3,000,000 | 75% | 2,250,000 | 11,864 | 12,493 | 14,414 |
| 3,000,000 | 50% | 1,500,000 | 7,909 | 8,329 | 9,610 |
| 5,000,000 | 80% (UAE nationals only) | 4,000,000 | 21,091 | 22,211 | 25,626 |
| 5,000,000 | 75% (UAE nationals only) | 3,750,000 | 19,773 | 20,822 | 24,024 |
| 5,000,000 | 70% (expat maximum) | 3,500,000 | 18,455 | 19,434 | 22,422 |
| 5,000,000 | 50% | 2,500,000 | 13,182 | 13,882 | 16,016 |
Monthly payments are in AED. They exclude life cover and property insurance.
Total interest over 25 years on a loan of AED 1.6 million is AED 0.93 million at 3.99% throughout. At 5.94% throughout it is AED 1.48 million.
Sources: Mortgease rates table (updated 5 October 2026); Trading Economics (9 October 2026); CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026). Payments are our own calculations from these rates.
Non-resident mortgage in Dubai: which mortgage lenders, how much, what terms
A buyer with no UAE residence visa can borrow 50 to 60% of a ready home from a short list of banks.
A non-resident here means a buyer with no UAE residence visa. Banks decide by country of residence, nationality, currency of income and the property. Expect more paperwork and often a shorter term.
| Bank | Maximum loan share | Other published terms | Source and date |
|---|---|---|---|
| HSBC | 60% | You must be, or qualify as, an HSBC Premier or Private Bank customer. Fixed and 3-month EIBOR products. Valuation AED 2,625 including VAT. Loan documents are signed in person. Approval in principle in about 60 minutes. Loan in up to 14 working days. | HSBC UAE page, read 11 October 2026 |
| Mashreq | Headline 60%. The page's own questions section says 50%. | Up to AED 15 million. Up to 25 years. Salaried and self-employed. Average monthly balances from AED 25,000 for non-residents. A Mashreq social post states 60% up to AED 5 million with AED 40,000 monthly income. That post is not verified. | Mashreq page, read 11 October 2026 |
| ADCB | 50% | Named nationalities: GCC, EU, USA, Canada, Australia, New Zealand, Singapore, Hong Kong, UK, India, Pakistan. Others: salaried only, with 12 months of statements and tax returns attested by both foreign ministries. Self-employed from other countries: "not open for lending", reviewed on merit. Finance from AED 750,000 to AED 15 million. Maximum term 15 years. Life cover is mandatory. No minimum income stated for salaried non-residents. | ADCB mortgage page and Islamic questions page, read 11 October 2026 |
| Emirates NBD | No data. The bank page failed to load. | Maximum loan AED 15 million in the general Key Facts Statement. Holo says it accepts the widest range of nationalities. | Emirates NBD Key Facts Statement; Holo, 3 July 2026 |
| FAB | No data | A broker describes a "dedicated non-resident programme". | Holo, 3 July 2026 |
| RAKBANK | No data | Lends to "non-resident individuals". Minimum income AED 15,000 for salaried borrowers. | RAKBANK page, read 11 October 2026 |
| Mashreq Al Islami | No data | Residents and non-resident expats. Age 21 to 65 at the end of the loan. Up to AED 10 million. | Mashreq Al Islami page |
| Standard Chartered, Dubai Islamic Bank, ADIB, Commercial Bank of Dubai | No data | No published non-resident terms found. Ask a broker. | None |
What to expect
- Loan share. A realistic share is 50 to 60% on a ready home and 50% off-plan. One agency, Engel & Völkers, says 60 to 65% (September 2025). The bank pages are more reliable.
- Rates. About 0.4 points above resident rates. One broker showed 3.79% for residents against 4.19% for non-residents in early 2026. An agency blog quotes 4.85 to 5.50% (West Gate, April 2026). That blog is marketing content and its figures conflict with each other.
- Minimum income. There is no single rule. Published or quoted figures run from AED 15,000 to AED 40,000 a month, or the same in another currency.
- Term and age. The term is often 15 years in place of 25. The end age is 65 or 70.
- Signing. Some banks need one visit in person. HSBC states this. A notarised power of attorney is the usual alternative. Check that the bank accepts it.
- Fees. Fees cannot be borrowed. Budget the full 7 to 8% of costs in cash on top of a 40 to 50% deposit.
- Currency. A bank may discount income in currencies other than USD, GBP, EUR or GCC currencies. This is broker practice and is not verified.
Documents
- Passport.
- Six months of personal bank statements. Some nationalities and the self-employed need twelve months.
- Salary certificate or payslips.
- Two years of tax returns.
- A credit report from your home country, if you have no UAE credit file.
- Proof of the deposit and where it came from.
- Self-employed: two years of audited accounts, company documents, trade licence and twelve months of company statements.
Sources: HSBC UAE non-resident mortgage (read 11 October 2026); Mashreq home loan for non-residents (read 11 October 2026); ADCB standard mortgage loan (read 11 October 2026); RAKBANK home loan (read 11 October 2026); Engel & Völkers (21 September 2025).
Dubai Islamic mortgage: how Islamic home finance works
Islamic home finance follows the same Central Bank limits as a conventional mortgage and is priced at similar rates.
The two structures
- Ijara. The bank buys the home and leases it to the customer. Each payment is rent plus a part-purchase. Title passes to the customer at the end. Ijara is the main structure for home finance in the UAE. The property is registered in the bank's name at DLD during the term. Dubai has exempted Ijara from double registration fees since 2010.
- Murabaha. The bank buys the home and resells it at cost plus a fixed profit. The profit cannot be increased later. Banks use it more for fixed-price or short-term deals.
Pricing
The profit rate is set against EIBOR. In the October 2026 table, five Islamic banks price at or below conventional banks. They are Dubai Islamic Bank, ADIB, Emirates Islamic, Sharjah Islamic Bank and Ajman Bank. Their fixed rates run from 3.95 to 4.5%. The Dubai Islamic Bank home loan has a margin of 1.00 after the fixed period, the lowest shown.
The same Central Bank limits apply to the loan share, the term, the debt ratio and early settlement.
Differences that matter in practice
- Cover. Cover is takaful in place of conventional insurance. Costs are similar.
- Late payment. The bank cannot keep penalty interest. Charges go to charity or are limited to actual cost. Dubai Court of Cassation rulings in July 2025 held charges linked to delay void in Islamic contracts.
- Rent reviews. Ijara rent is usually reviewed at set intervals against EIBOR. After the fixed period it behaves like a variable rate.
- Maintenance and insurance. Under the law the owner, which is the bank, carries major maintenance and insurance. Banks pass these to the customer through a service-agency agreement. Read that agreement.
- Murabaha price. The total price is fixed on day one. In theory an early settlement rebate is at the bank's discretion. In practice UAE banks apply the same limit of 1% or AED 10,000. Practice at each bank is not verified.
Islamic home finance is open to non-Muslims. Some banks finance off-plan homes as forward Ijara. This is not verified for each bank.
Sources: Kayrouz & Associates (17 March 2026); Mortgease rates table (updated 5 October 2026); CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026); Mortgage Finder (updated 8 September 2025).
Home mortgage Dubai: every bank cost and fee
A home loan adds a bank fee of up to 1%, a valuation, DLD mortgage registration, and life and property cover.
| Cost | When | Amount | Paid to |
|---|---|---|---|
| Bank arrangement fee | At purchase | 0.5 to 1% of the loan plus VAT. Emirates NBD charges 1.05% including VAT, not refunded. Often waived or cut with salary transfer. FAB waives it for salaried first-time buyers, up to AED 25,000. | Bank |
| Valuation | At purchase | AED 2,500 to 3,500. HSBC and Mashreq AED 2,625. Emirates NBD, FAB and RAKBANK AED 3,150. Figures include VAT. | Bank |
| Mortgage registration | At purchase | 0.25% of the loan plus AED 290 | DLD |
| DLD transfer fee | At purchase | 4% of the price plus AED 580 admin | DLD |
| Trustee office fee | At purchase | AED 4,000 plus VAT. AED 5,000 plus VAT for off-plan (Oqood). | Trustee |
| Agent commission | At purchase | 2% plus 5% VAT (market practice) | Agent |
| Seller's developer no-objection certificate | At purchase | AED 500 to 5,000. The seller normally pays. | Developer |
| Life insurance | Every month | Emirates NBD: 0.018% of the outstanding loan each month, which is AED 144 a month on AED 800,000. Market range 0.2 to 0.5% a year. | Bank or insurer |
| Property insurance | Every month | Emirates NBD: about 0.01% of the property value each month, which is AED 105 a month including VAT on AED 1 million. | Bank or insurer |
| Late payment | When it happens | Central Bank limit AED 700 plus VAT. Emirates NBD charges AED 420 including VAT. | Bank |
| Early settlement | When you repay in full | 1% of the outstanding balance or AED 10,000, whichever is less. That is AED 10,500 with VAT. The same limit applies inside a fixed period. | Bank |
| Partial settlement | When you overpay | The same limit in the regulation. Emirates NBD charges 1.05% of the amount paid, up to AED 10,500. | Bank |
| Liability letter | On request | Limit AED 85 plus VAT | Bank |
| No-objection certificate from the bank | On request | Limit AED 150 plus VAT | Bank |
| Clearance letter | At the end of the loan | Limit AED 95 plus VAT | Bank |
| Mortgage release | When you switch bank | AED 1,590 | DLD |
The Central Bank limits come from Regulation 29/2011, Appendix 2, as amended from 8 October 2019. All limits exclude 5% VAT. The arrangement fee and the valuation fee are not in that list. The arrangement fee of "up to 1%" is market practice.
Overpaying
Many banks allow a free overpayment each year, often 10 to 25% of the balance. This is bank policy and is not verified for each bank.
Switching bank
A typical bill to move a loan to another bank is:
- Early settlement at the old bank: up to AED 10,500.
- Mortgage release: AED 1,590.
- New registration: 0.25% of the loan plus AED 290.
- Trustee: AED 4,200.
- Valuation: AED 2,625 to 3,150.
- The new bank's own fee.
The total is about AED 15,000 to 20,000 on a mid-sized loan, plus any arrangement fee.
The switch takes these steps. The offer letter takes 3 to 5 days. The liability letter from the old bank takes 7 to 14 days. Settlement takes 3 to 5 days. DLD takes 1 to 2 days.
A saving of 1 point on AED 1.5 million is about AED 15,000 a year. A switch therefore pays back in roughly a year.
Sources: CBUAE Rulebook, Regulation 29/2011, Appendix 2 (amended 8 October 2019; read 11 October 2026); Emirates NBD Key Facts Statement (read 11 October 2026); DLD mortgage registration service (read 11 October 2026); Mortgage Finder, Dubai property fees (updated 19 August 2025); Prypco, switching lenders (2026).
Mortgage loan process in Dubai: from pre-approval to transfer
A clean resale purchase with a home loan takes four to eight weeks from pre-approval to transfer.
Most sale contracts (Form F) allow 30 to 60 days. The steps below show where the time goes.
- Pre-approval. The bank checks your income, debts and credit file and states how much it may lend. It is usually free. It is valid for 60 to 90 days, and at some banks 30. Renewal needs fresh statements. It is not a binding offer. ADCB advertises 12-month validity for off-plan pre-approvals in a social post, which is not verified.
- Sign the sale contract (Form F). You give a 10% deposit cheque, which the agent holds. Make the contract subject to finance where the seller agrees. Otherwise the deposit is at risk if the loan fails.
- Valuation. The bank's valuer values the home. The loan limit applies to this figure.
- Final offer letter. Check the rate, the margin, the floor, the fees, the insurance and the overpayment terms.
- Cooling-off. The Central Bank Consumer Protection Standards give 5 business days. Buyers usually waive it to save time. This step was not checked again for this page.
- Seller's side. If the seller has a mortgage, the seller's bank issues a liability letter and the loan is settled. The seller obtains the developer no-objection certificate.
- Transfer at a trustee office. The bank issues manager's cheques to the seller and to the seller's bank, if there is one. You bring cheques for the balance, the DLD fee and the trustee fee. The title deed is issued with the mortgage noted on it.
Where a home loan fails
| Failure | Why | Fix |
|---|---|---|
| Valuation below the price | The loan limit applies to the lower figure. Valuers were more cautious in 2026. | Ask the broker for an informal valuation check before you sign. Keep spare cash. Renegotiate, or try a second bank's valuer. |
| Debt ratio over 50% at the stress rate | Card limits, car loans and existing mortgages all count. | Cut card limits and close unused cards before you apply. Pay off small loans. Add a co-borrower. |
| Employer not on the bank's list | Banks price and approve by employer category. Small or new companies and some free-zone firms fail. | Use a bank that accepts unlisted employers. This usually means a higher rate or a lower loan share. |
| Sector limits in 2026 | Aviation, hospitality, real estate, and oil and gas face a lower loan share at some banks. | Ask before you apply, and choose the bank to suit. |
| Short service | The typical minimum is six months with the employer and off probation. | Wait, or use a bank with a shorter rule. |
| Age | The bank cuts the term so the loan ends at 65 or 70. | A larger deposit, or a younger co-borrower. |
| Self-employed income | Licence under two years old, unaudited accounts, or income cut by 20 to 40% by the bank. | Two years of audited accounts. Clean personal and company statements. |
| Unexplained deposits | Source-of-funds checks. | A paper trail for the deposit, including gift letters. |
| Property not acceptable | See the list below. | Check the unit with the bank before you pay a deposit. |
Property types banks often refuse or limit
This is bank policy. It differs by lender and is not published. Treat the list as not verified and confirm each case with the bank.
- Very small studios. Minimum loan sizes also matter. ADCB's minimum is AED 250,000 for residents and AED 750,000 for non-residents.
- Hotel apartments and serviced units in a rental pool.
- Buildings or developers that are not on the bank's approved list.
- Off-plan homes below the bank's construction threshold or outside approved projects.
- Leasehold with a short remaining term, labour accommodation, mixed-use units and commercial units. Commercial loans are a separate product.
Sources: Al Ghaf Mortgage, pre-approval guide (2026); Emirates NBD Key Facts Statement (read 11 October 2026); HSBC UAE (read 11 October 2026); DLD mortgage registration service (read 11 October 2026); ADCB standard mortgage loan (read 11 October 2026).
Off-plan mortgage UAE: payment plan or bank loan
A bank can lend at most 50% on an off-plan home, so most buyers use the developer's payment plan first.
The rule and the practice
- The rule. The maximum loan is 50% for all buyers. The buyer's money goes in first. The bank pays against verified milestones.
- The practice. Banks lend only on approved developers and projects. They usually lend only once the project is around 50% built and the buyer has paid 50%.
- A claim to treat with care. Several agency blogs state a "40% completion rule from 2025". No regulator or bank source supports it. It is not verified.
- Fees. DLD and Oqood fees on off-plan are paid in cash at booking. Banks do not fund them.
Developer payment plans
Common plans are 60/40, 70/30, or 1% a month. They carry no stated interest and need no bank approval. The cost is inside the price. Payments fall on fixed dates and are not linked to your income.
A mortgage at handover
This is the common route. You pay the plan during construction. At handover you take a normal mortgage to pay the final 30 to 50%. At that point the home is "ready". The limits are then 80%, 70% or 60% of the handover valuation.
Bank and developer agreements in 2026
Emirates NBD signed with Dubai Holding Real Estate on 16 April 2026 and with Sobha in the same week. The buyer gets pre-approval at booking and final approval at or near handover. The terms are not published.
Post-handover payment plan in Dubai: the true cost
With a post-handover plan, the buyer moves in and pays the developer for one to five years.
- Price. The price is often higher than the same unit on a standard plan. No source gives a reliable percentage. It is not verified.
- Size of instalments. Instalments are large. A 50% balance over three years on AED 2 million is AED 27,800 a month. A 25-year loan of the same amount at 3.99% costs AED 5,273 a month.
- Hold on the unit. The developer keeps a hold on the unit until it is paid. Resale needs a no-objection certificate and often a minimum paid amount. A bank will not normally lend until the developer is paid or agrees to be paid out.
- Missed instalments. These carry contract penalties. In the end the developer has cancellation rights under Dubai law.
- How to compare. Discount the instalments at the mortgage rate. Then compare the result with the cash price of a similar ready or standard-plan unit.
Sources: CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026); Dubai Holding press release (16 April 2026); AGBI with Cavendish Maxwell (January 2026); D&B Properties (24 April 2026); West Gate, agency marketing content (2025).
UAE home loan changes in 2026
In 2026 the Central Bank loan limits stayed the same, while a war, a relief package and a rate rise changed lending.
No change to the loan share, term, debt ratio or income multiple rules was found for 2026. The changes are in how banks apply them and in the price of money.
| Date | Event | Effect on borrowers | Source |
|---|---|---|---|
| From 1 March 2026 | Regional conflict involving Iran. UAE sales volumes fell 37% year on year in the first 12 days of March, by a Goldman Sachs estimate. | Mortgage enquiries dropped. One broker said they were back near earlier levels by June. That comment is not fully verified. | Reuters, 20 March 2026 |
| 17 to 18 March 2026 | Central Bank "Financial Institution Resilience Package". It gave banks liquidity, relief on capital buffers and flexibility on loan classification. It told banks to keep lending. | Affected customers could defer payments for up to six months without default. By early May, 60,559 individuals had relief. | The National, 18 March 2026; Khaleej Times, 8 May 2026; u.ae, updated 3 July 2026 |
| Spring and summer 2026 | Banks tightened on borrowers in aviation, hospitality, real estate, and oil and gas. Some cut the maximum loan share for those sectors. Valuations became more cautious. | Loan offers below the Central Bank limit for some employers. | Gulf News, 24 June 2026; Khaleej Times, 12 July 2026 |
| 16 April 2026 | Dubai Holding Real Estate and Emirates NBD signed a memorandum. It builds mortgages into off-plan sales at Meraas, Nakheel and Dubai Properties, for residents and non-residents. No loan share, rate or stage was published. | Pre-approval at booking and final approval near handover. It is a framework and has no published price yet. | Dubai Holding press release, 16 April 2026 |
| 8 June 2026 | The First-Time Home Buyer Programme, launched in July 2025, passed AED 5 billion of sales. It has 22 developers and five banks. | Better bank terms for UAE residents with no Dubai freehold home, for a price under AED 5 million. It does not change the loan share or the debt ratio. | Dubai Department of Economy and Tourism, 8 June 2026; DLD programme page |
| 17 September 2026 | Central Bank base rate up 0.25 points to 3.90%, after the Federal Reserve. | EIBOR and the rates after the fixed period went up. | CBUAE notice, 16 September 2026 |
The 3-month EIBOR was 3.5% at the start of 2026 and 4.19% on 9 October 2026. A buyer who fixed in early 2026 will see a higher rate when the fixed period ends, unless EIBOR falls again.
Sources: Reuters (20 March 2026); u.ae, Financial Institution Resilience Package (updated 3 July 2026); Khaleej Times (8 May 2026); Dubai Department of Economy and Tourism (8 June 2026); CBUAE base rate notice (16 September 2026).
Dubai mortgage broker and mortgage advisor: who pays them
Most mortgage brokers in Dubai charge the buyer nothing, because the bank pays them a commission.
Ask the broker to confirm that in writing. The statements below come from each firm's own site. They are company claims and no independent body has audited them.
What the named firms state
- Mortgage Finder. The site says "All for free. No hidden costs." It says advisers are "salaried, not commission-based". It claims more than 100,000 mortgages processed, more than 20 banks and more than 1,600 Google reviews. These are company claims, read on 11 October 2026.
- Holo. The site says "Free for you." It claims more than 50,000 customers served and more than 10,000 home buyers. It also claims more than 100 mortgage products. It pays partner estate agents "30% commission ... on successful mortgage referrals". That shows its income comes from lender commission. These are company claims, read on 11 October 2026.
- Mortgage Market. The site states "zero broker fee" and more than 25 banks. This is a company claim.
- Huspy. Its page states no client fee. It says "Trusted by 8,000+ UAE home buyers." This is a company claim.
How the bank side works
- Bank commission is reported at 0.5 to 1% of the loan. The source for that figure, Plainly Property, says it has no primary citation. It is not verified.
- HSBC's page says its arrangement fee "may include a broker fee". On some loans the broker's pay is therefore inside a fee the buyer pays.
- Some brokers do charge the client a service fee. This is usually for non-resident, self-employed or complex cases. Named fee lists are not verified.
What to ask a broker, in writing
- Do you charge me anything in any case?
- Is your commission the same at every bank?
- Which banks are not on your panel?
- If the first bank declines, do you resubmit elsewhere at no cost?
Published volumes and market share
| Broker | Claim | Source |
|---|---|---|
| Huspy | More than 25% of Dubai residential mortgages. Some reports say 30% of the UAE market. A USD 59 million Series B round led by Balderton in mid-2025. | FintechWeekly, 2025; company and investor statements. Company claim, no independent audit. |
| Huspy | More than AED 1 billion of mortgages in November 2023, a first for one month. Average loan AED 1.8 million. | Huspy, 19 December 2023. Company claim. |
| Mortgage Finder | More than 100,000 mortgages over more than 20 years. | Company site. Company claim. |
| Holo | More than 10,000 home buyers. | Company site. Company claim. |
No regulator publishes broker market shares.
Sources: Mortgage Finder (read 11 October 2026); Holo (read 11 October 2026); Huspy (read 11 October 2026); Plainly Property (checked 12 August 2026); FintechWeekly (2025).
Rent or buy in Dubai: home loan repayments against rent
At a 3.99% fixed rate owning a flat costs less each year than renting it, and at 5.94% it costs more.
The inputs, October 2026
- Gross rental yield in August 2026: all homes 6.34%, apartments 6.66%, townhouses 5.06%, villas 4.45%.
- Mortgage rate: 3.99% fixed, and about 5.9% after the fixed period.
- Buying costs: about 7.5% of the price.
- Selling costs: about 2% plus the cost of leaving the mortgage.
Example: a AED 2 million apartment with an 80% loan
| Yearly item (AED) | At 3.99% | At 5.94% |
|---|---|---|
| Interest, year one | 63,100 | 94,300 |
| Service charge (1,100 sq ft at AED 17) | 18,700 | 18,700 |
| Life and property cover | 4,700 | 4,700 |
| Return lost on AED 551,000 of cash at 4% | 22,000 | 22,000 |
| Owner's yearly cost | 108,500 | 139,700 |
| Rent for the same flat at 6.66% | 133,200 | 133,200 |
| Owner's saving against renting | +24,700 | −6,500 |
These are our own calculations from the inputs above.
The break-even
- The owner must first recover the one-off costs. These are AED 151,000 to buy and about AED 50,000 to sell.
- With flat prices and the fixed rate held, break-even is about eight years.
- At the rate after the fixed period, owning never beats renting unless prices rise.
- With price growth of 3% a year (AED 60,000), break-even is about two and a half years at 3.99%. It is about four years at 5.94%.
- Villas yield 4.45%, which is below the mortgage rate. A villa purchase therefore does not save money against rent. It depends on price growth or on personal choice.
To run this sum for your own budget and area, use the Investor board. It shows a budget check, a deal check and returns by area.
Sources: Engel & Völkers, average rental yields in Dubai (August 2026 data); Mortgease rates table (updated 5 October 2026); Emirates NBD Key Facts Statement (read 11 October 2026).
Mortgage in Dubai: how many buyers use a loan
Mortgages paid for about 26% of 2025 sales by value, and for 61% of ready homes bought that year.
| Measure | Figure | Source |
|---|---|---|
| 2025 total sales | AED 686.8 billion, up about 31%; 215,736 deals | DLD data reported by AGBI |
| 2025 all DLD transactions (sales, mortgages, gifts) | More than 270,000; AED 917 billion | DLD figures quoted by Dubai Holding, 16 April 2026 |
| 2025 sales with a mortgage | About 51,000, up 23%; value AED 179.3 billion, down 4% | AGBI, January 2026 |
| 2025 mortgage share | About 26% of sales value. Cash was about three quarters by value. | AGBI |
| Ready homes bought with a mortgage | 20,114 in 2023, just over 44% of ready sales. 33,243 in 2025, which is 61%. | Cavendish Maxwell, reported by AGBI |
| Average loan share, 2025 | Just under 73%, down more than 5 points | AGBI |
| Average loan size | Not published. Value divided by count gives about AED 3.5 million for 2025. Large and commercial loans pull that figure up. Huspy's 2023 average was AED 1.8 million. | Our own calculation; Huspy |
| 2021 mortgages | 19,525, a record at that time | World Bank working paper using DLD data |
| First nine months of 2026: sales | More than AED 380 billion; more than 123,000 deals; down about 23% on 2025 | W Capital on DLD data, 30 September 2026 |
| First nine months of 2026: mortgage registrations | AED 150.6 billion, up 14% | W Capital on DLD data, 30 September 2026 |
| Third quarter of 2026: mortgage registrations | 11,226; AED 48.5 billion | W Capital on DLD data, 30 September 2026 |
| September 2026: mortgage registrations | About 3,700; AED 16.3 billion | W Capital on DLD data, 30 September 2026 |
Cash leads by value for two reasons. More than 70% of 2025 home deals were off-plan, where banks rarely lend during construction. Overseas and wealthy buyers also pay cash.
In 2026 sales fell after the war began, while mortgage registrations rose 14% in the first nine months. For price history, see the Dubai price index.
Sources: AGBI (January 2026); Cavendish Maxwell (January 2026); Zawya, W Capital on DLD data (30 September 2026); World Bank working paper (2023); Huspy (19 December 2023).
Dubai mortgage problems: the 12 most common and the fix
Most failed home loans in Dubai fail on cash for fees, a low valuation, the debt ratio or the employer.
Sources: CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026); DLD First Time Home Buyer overview (site updated 7 October 2026); Khaleej Times (12 July 2026); Al Ghaf Mortgage, self-employed mortgage (2026); Kredium (undated).
Mortgage and home loan questions
These are short answers to the questions buyers ask most about a mortgage or home loan in Dubai.
What is a mortgage?
A mortgage is a loan from a bank to buy a home, with the home as security. In Dubai the mortgage is registered at DLD and noted on the title deed. A home loan and a mortgage mean the same thing here.
Can a US citizen get a mortgage in Dubai?
Yes. ADCB names the USA among the nationalities it lends to as non-residents, up to 50%. HSBC lends non-residents up to 60% if they qualify as Premier or Private Bank customers. A US citizen with a UAE residence visa follows the resident rules.
Can you get a 25 year mortgage in Dubai?
Yes. The Central Bank maximum term is 25 years. Banks cut the term so the loan ends at about 65 for salaried borrowers and 70 for the self-employed. Non-residents often get 15 years.
How much deposit do I need for a home loan in Dubai?
An expat needs 20% for a first home under AED 5 million and 30% at AED 5 million or more. A second or investment home needs 40%, and off-plan needs 50%. Add about 7 to 8% of the price for costs.
Can the bank lend the DLD fee and the agent commission?
No. Since 1 February 2025 banks may not add the 4% DLD fee or the 2% agent commission to the mortgage. You pay them in cash.
What salary do I need for a UAE home loan?
The loan can be at most 7 times annual income for an expat. All monthly debt payments must be at most 50% of gross income, tested at a higher rate. A loan of AED 1.6 million needs about AED 22,600 a month with no other debt.
What are home loan interest rates in the UAE today?
Advertised fixed rates were 3.75 to 4.5% in a broker table updated on 5 October 2026. That table may be out of date after the base rate rise of 17 September 2026. The rate after the fixed period is about 5.0 to 6.0%.
What is EIBOR?
EIBOR is the UAE interbank rate, published by the Central Bank. Variable home loan rates are EIBOR plus the bank's margin. On 9 October 2026 the 3-month EIBOR was 4.19%.
What happens when the fixed rate ends?
The loan moves to EIBOR plus the bank's margin of 1.0 to 2.0 points. You can ask the same bank for a new fixed rate or move to another bank. Start three to six months before the end.
Can I repay my mortgage early?
Yes. The Central Bank limits the early settlement fee to 1% of the balance or AED 10,000, whichever is less. With VAT that is AED 10,500. The same limit applies inside a fixed period.
Can a non-Muslim take a Dubai Islamic mortgage?
Yes. Islamic home finance is open to non-Muslims. It follows the same Central Bank limits and is priced at similar rates.
Can I get a mortgage on an off-plan property?
Yes, up to 50% for all buyers. Banks lend only on approved developers and projects. They usually lend once the project is around 50% built and you have paid 50%.
Is a mortgage pre-approval a guarantee?
No. A pre-approval is not a binding offer. The final offer depends on the valuation, a fresh credit check and unchanged income.
How long does a mortgage take in Dubai?
A clean resale purchase takes four to eight weeks. Pre-approval takes 3 to 7 working days and the valuation 2 to 5 working days. The final offer can take up to 10 to 14 working days.
Do mortgage brokers in Dubai charge a fee?
Most state that they charge the buyer nothing, because the bank pays them. Some charge a service fee for non-resident, self-employed or complex cases. Ask for the answer in writing.
Can I pause my home loan payments in 2026?
In March 2026 the Central Bank allowed affected customers to defer payments for up to six months without default. By early May, 60,559 individuals had relief. Ask your bank whether you qualify.
Do credit cards reduce the home loan I can get?
Yes. Banks usually count 5% of each card limit as a monthly debt, even with a zero balance. Cut limits and close unused cards before you apply.
Can I get a mortgage on a studio or a hotel apartment?
Often not. Banks often refuse or limit very small studios, hotel apartments and serviced units in a rental pool. Bank policy differs and is not published, so check the unit with the bank before you pay a deposit.
Sources: CBUAE Rulebook, Regulations Regarding Mortgage Loans (read 11 October 2026); CBUAE Rulebook, Regulation 29/2011, Appendix 2 (read 11 October 2026); CBUAE EIBOR rates (files to 30 September 2026); ADCB standard mortgage loan (read 11 October 2026); HSBC UAE non-resident mortgage (read 11 October 2026).