Reference
UAE mortgage rules, 2026.
Every limit and fee that decides a UAE mortgage, in one place, with the source for each. Checked 21 October 2026.
The short version. In 2026 an expatriate resident buying a first home in the UAE worth up to AED 5 million can borrow up to 80% of the price; a UAE national up to 85%. Total monthly debt payments may not exceed 50% of income, the loan may not exceed 7 times annual income for expatriates or 8 times for nationals, and the longest term is 25 years. Buyers pay the 4% Dubai Land Department fee and other costs in cash.
1. Maximum loan to value
| Borrower | First home, up to AED 5m | First home, above AED 5m | Second or investment home |
|---|---|---|---|
| UAE national | 85% | 75% | 65% |
| Expatriate resident | 80% | 70% | 60% |
| Non resident | Typically 50% to 65%, set by each lender (no Central Bank band) | ||
| Any borrower, off plan | 50% | ||
Source: CBUAE Circular 31/2013 as amended by Resolution 31/2/2020. Non resident range: market practice.
2. Income and debt limits
| Rule | Limit | Basis |
|---|---|---|
| Debt burden ratio | 50% of gross monthly income | CBUAE Circular 31/2013 and Clarification 22/2017 |
| Income multiple, expatriates | 7 times annual income | CBUAE Circular 31/2013 as amended by Resolution 31/2/2020 |
| Income multiple, UAE nationals | 8 times annual income | CBUAE Circular 31/2013 as amended by Resolution 31/2/2020 |
| Credit cards | About 5% of each limit counted monthly | Market practice |
3. Term and age
| Rule | Limit | Basis |
|---|---|---|
| Maximum term | 25 years | CBUAE Circular 31/2013 as amended by Resolution 31/2/2020 |
| Age at final repayment | Set by each bank; commonly 65 to 70 salaried expatriates, 70 nationals and self employed | CBUAE Resolution 96/2019: maximum age set by each lender |
4. Purchase and mortgage fees in Dubai
| Fee | Amount | Basis |
|---|---|---|
| DLD transfer fee | 4% of the price | Dubai Land Department, property sale registration |
| Title deed and DLD administration | About AED 520 | Dubai Land Department, property sale registration |
| Registration trustee | AED 4,000 plus VAT (AED 2,000 below AED 500,000) | Dubai Land Department, property sale registration |
| Mortgage registration | 0.3% of the loan plus AED 270 | Dubai Land Department, mortgage registration |
| Bank processing fee | Typically 0% to 1% of the loan plus VAT; no Central Bank cap | Market practice |
| Property valuation | Typically AED 2,500 to 3,500 plus VAT | Market practice |
| Agency commission | Typically 2% plus VAT on secondary purchases | Market practice |
| Fee financing | Not allowed since 1 February 2025; fees are paid in cash | Central Bank regulation |
| Early settlement | 1% of the balance or AED 10,000, whichever is less | CBUAE Regulation 29/2011, Appendix 2 (Notice 3986/2019) |
5. Off plan finance
| Criterion | Typical requirement | Basis |
|---|---|---|
| Loan to value | Up to 50% of the original sale price | CBUAE Circular 31/2013 as amended by Resolution 31/2/2020 |
| Construction stage | At least 35% complete, verified by a RERA or municipality report | Market practice |
| Handover | Within 24 months | Market practice |
| Purchase and location | Direct from an approved developer, Dubai freehold, original price only | Market practice |
| Borrower | UAE nationals and residents, income from AED 40,000 a month, age 65 at maturity | Market practice |
| Loan amount | Up to AED 10,000,000 | Market practice |
Market practice reflects lender criteria briefed to Castilion in October 2026; each bank keeps its own approved developer and project list. Check an off plan unit.
6. What lenders accept today
| Profile | Typical criteria at banks active in 2026 |
|---|---|
| UAE national | Up to 85% on a first home up to AED 5 million and 75% above; 65% on further homes; age 70 at maturity is common; salaried and self employed both served |
| Salaried resident | Income from AED 15,000 a month; one month in the current job can be enough; fixed bonus and rental income may count; up to 4 financed properties at some banks |
| Self employed resident | Income from AED 40,000 a month from six months of average credits and balances; one year in business; low documentation route up to 65% loan to value |
| Non resident | Average monthly balance from AED 40,000; three months of personal statements; some banks need no home country tax return or credit report; up to 65% loan to value |
| Age at maturity | Up to 70 at some banks for salaried residents and non residents |
| Loan size | Up to AED 15,000,000 at standard terms, bespoke above |
Market practice, not regulation. Criteria differ by bank and change often; Castilion confirms them for your profile.
7. Rates and currency
| Item | Value | Basis |
|---|---|---|
| 3 month EIBOR | 4.30% at the 20 October 2026 fixing | Central Bank of the UAE, EIBOR |
| US dollar peg | USD 1 = AED 3.6725 | Central Bank of the UAE |
Common questions
What is the maximum loan to value in the UAE in 2026?
For a first home worth up to AED 5 million, 80% for expatriate residents and 85% for UAE nationals. Above AED 5 million it is 70% and 75%. Second and investment homes are capped at 60% and 65%, and off plan property at 50% for everyone.
What is the debt burden ratio for a UAE mortgage?
50%. All monthly debt payments, including the new mortgage, may not exceed half of gross monthly income. Banks also count about 5% of each credit card limit as a commitment.
How long can a UAE mortgage be?
Up to 25 years. Each bank sets the maximum age at final repayment, commonly 65 to 70 for salaried expatriates and 70 for nationals and the self employed.
What fees do you pay when buying with a mortgage in Dubai?
The Dubai Land Department transfer fee of 4% of the price, about AED 520 in title deed charges, a trustee fee of AED 4,000 plus VAT, mortgage registration of 0.3% of the loan plus AED 270, a bank valuation and processing fee, and usually 2% agency commission plus VAT. Since February 2025 these must be paid in cash.
Can non residents get a mortgage in the UAE?
Yes, from selected banks. There is no Central Bank band for non residents; lenders that serve them typically finance 50% to 65% of a ready property, with verifiable income; some ask for a home country credit report, others for three months of statements and an average balance.
Put these rules to work on your own numbers.
This page summarises published rules and common market practice for information. It is not financial advice; each bank applies its own policy within these limits. Castilion Realty L.L.C., RERA ORN 46392.
Castilion Mortgage Advisory
Mortgage advice from Castilion Estates, licensed as a Real Estate Mortgage Broker. One team for the property and the finance behind it.
Castilion is a mortgage broker, not a lender. Calculators and assessments are indicative illustrations, not offers, pre approvals or approvals. Rates, fees and eligibility are set by each bank and are subject to its credit assessment, valuation and final offer, and to the regulations of the Central Bank of the UAE. Castilion Realty L.L.C., RERA ORN 46392.