Facts checked on October 18, 2026
Can foreigners get a mortgage in Dubai?
The UAE Central Bank's mortgage rules cover UAE nationals, GCC nationals and expatriates. They are minimum standards, and any bank may apply stricter terms.
The rules do not treat non-residents as a separate category. Whether and how much a bank lends to a buyer living abroad is that bank's own policy, so ask each bank.
Non-resident foreigners can register a mortgage with the Dubai Land Department using a passport copy.
How much can you borrow?
The Central Bank caps the loan-to-value ratio. For expatriates the limits are:
- First home, owner-occupied, under AED 5 million: up to 80%.
- First home above AED 5 million: up to 70%.
- Second home or investment property: up to 60%.
- Off-plan, for every buyer: up to 50%.
- Term: up to 25 years.
How banks assess affordability
Your total debt repayments may not exceed 50% of your gross income. Banks must also stress test the loan at a rate 2 to 4 percentage points higher.
For expatriates, the loan is also capped at seven times annual income. For an investment property, the bank deducts at least two months' rent in its calculation.
Your deposit must come from your own funds, not a personal loan or credit card. Expected price growth may not be counted.
Mortgage registration costs in Dubai
The Dubai Land Department charges the following to register a mortgage:
- 0.25% of the loan amount.
- AED 250 for the title deed.
- AED 10 knowledge fee and AED 10 innovation fee.
- Through a service partner: AED 4,000, or AED 5,000 for off-plan, plus VAT.
What the bank must do
An independent valuer must inspect and value the property before the bank commits. All bank fees must be listed in a separate schedule attached to the contract.
If the bank changes its fees, you must be told at least two months in advance. For off-plan, your own money pays the instalments first, then the bank pays against verified construction stages.
Islamic home finance in Dubai
The Central Bank's rules also provide for Sharia-compliant home finance. Banks must follow their Sharia committee's requirements and the Central Bank's ordinary mortgage rules.
The limits on borrowing, term and affordability are therefore the same. Ask each bank which structure it uses and the total cost over the full term.
Financing from the Netherlands or Belgium
Most Dutch lenders do not finance property abroad. If you borrow against your Dutch home instead, that extra loan does not count as a home loan and the interest is not deductible.
In my conversations I always first work out what you can carry without a loan. Have your own situation checked by a tax or mortgage adviser.
Frequently asked questions
Can foreigners get a mortgage in Dubai?
Yes. UAE banks lend to expatriates within the Central Bank's rules. For buyers who do not live in the UAE, each bank decides whether and how much it lends.
How much deposit do I need for a mortgage in Dubai?
At least 20% for a first home under AED 5 million, 40% for a second or investment property and 50% for off-plan. Purchase costs come on top.
Can I get a mortgage for off-plan property in Dubai?
Yes, but banks may lend no more than 50% of the value of an off-plan property, whoever the buyer is. Your own money pays the first instalments.
Is Islamic mortgage finance available in Dubai?
Yes. Sharia-compliant home finance is available in the UAE and follows the same Central Bank mortgage rules as a conventional loan.
