Getting a Mortgage in Dubai as an Expat: The 2026 Guide

Expats can absolutely get a mortgage in Dubai, both residents and, at some banks, non-residents living abroad. What changes by category is how much you can borrow and how much cash you need up front. Here are the 2026 rules, in plain numbers, so you can work out what you can actually afford before you fall for a listing.

Who qualifies

Most banks lend to salaried expats earning from around AED 10,000 a month (roughly AED 25,000 for the self-employed), provided your total debt payments stay under the Central Bank's Debt Burden Ratio of 50% of gross monthly income. As a rule of thumb, expats are generally limited to a mortgage of about seven times their annual salary.

How much you need to put down (LTV)

Loan-to-value (LTV) is the share the bank will lend; the rest is your down payment.

• Resident expat, first home under AED 5 million: up to 80% LTV, so a minimum 20% down.
• Resident expat, property over AED 5 million: up to 70% LTV, so 30% down.
• Investment or second property: lower, expect around 40% down.
• Off-plan: typically 50% down.
• Non-resident expat (living abroad): usually capped at 50% to 60% LTV, so 40% to 50% down. Select banks, including Emirates NBD, Mashreq, HSBC and FAB, offer non-resident products.

Rates, tenure and age limits

In early 2026, fixed rates commonly start around 3.99% to 4.2% for an initial 1 to 3 year period, then revert to an EIBOR-linked variable rate, so always check what the rate becomes after the fixed period, not just the headline. The maximum tenure is 25 years, subject to age limits of 65 for salaried and 70 for self-employed borrowers at loan maturity.

The fees on top

A mortgage adds one-time costs beyond your down payment: mortgage registration with the DLD at 0.25% of the loan plus a small admin fee, a bank arrangement fee of up to 1% of the loan plus VAT (often discounted), and a property valuation fee of about AED 2,500 to AED 3,500. These sit inside the overall 8% to 10% of transaction costs a financed purchase carries, itemised in the real cost of buying property in Dubai.

Work out your real numbers first

Before you view anything, model the monthly payment and the true upfront cash with our Dubai mortgage calculator, which uses the Central Bank rules and real DLD fees. Then, crucially, make sure the property is fairly priced, because a mortgage on an overpriced home is an expensive mistake. See what comparable units have actually registered at with the Dubai Land Department using Chat DLD: message it on WhatsApp for registered prices on any building in seconds. Ask your first question at Chat DLD, or explore any area across Dubai Diligence.

This is general information, not financial advice. Lending criteria, rates and Central Bank rules vary by bank and change over time, so confirm the current terms with a mortgage adviser or bank before you act.