New
Oct 29, 2025
Investment Insights
Yes — expats can get a mortgage in Dubai, but (and this is important) they must meet specific eligibility criteria. For example: many banks require a minimum salary (often around AED 15,000–25,000) and a stable job. They will ask for a valid residence visa. Also, down-payment rules apply: a minimum deposit of about 20% for properties under AED 5 million and 30% for those above. The exact eligibility varies between banks.
That’s a strong statement, but let me unpack what it really means, what you should expect, and how you (as an expat) can maximize your chances of success. I’ll also inject some “I think” or “perhaps” — because, well, real life.
Why this matters
Dubai’s property market has attracted a lot of interest from expats — both those living in the UAE and those looking for an investment. The ability to finance via a mortgage (rather than paying all cash) opens doors. But like any financing, the devil is in the details. Knowing the rules helps you avoid surprises.
For our clients at Totality Real Estate we often see people who assume “because I live in Dubai I’ll get the same deal as a UAE national” — and that’s not always true. The banks treat expats differently in some respects, so it pays to be aware.
Eligibility Requirements
Here’s a breakdown of the key criteria that expats typically have to satisfy (and note: each bank will have its own tweaks, so what follows is a guide, not a guarantee).
Income
You’ll often see that a minimum monthly income is required — something like AED 15,000 for many banks. For example, Emirates NBD lists minimum salary of AED 15,000 for expat home-loans. Some banks might accept as low as AED 10,000 in certain cases (but likely with stricter conditions).
Why is income important? Because the bank needs to see you can service the loan (repayments) without undue risk. They’ll check your existing debts, your salary after allowances, and your job stability.
Employment
For salaried expats, many banks prefer you to have been with your current employer for a period — e.g., at least 6 months or even a year. If you’re self-employed, the bar is higher: you’ll need trade-license, audited financials for 1-2 years, bank statements, etc.
I remember one case where a client switched companies just 2 months before applying — the bank didn’t accept that. So if you’re thinking of doing such a move, better apply before changing job.
Visa / Residency
A valid residence visa is typically required. In short: you’re living in the UAE as an expat, and the bank needs proof of your residency status. Some banks even cater for non-residents, but that opens a different (and tougher) path.
Age
Banks often set a maximum age at loan maturity. For example, you might need to be no older than 65 years when the loan ends. This means if you’re 60, you might only qualify for a 5-year term. It’s one of those things easy to overlook.
Loan-to-Value (LTV) Ratio
The LTV ratio is how much of the property value the bank will lend you (versus how much you pay as deposit). For expats the rules are stricter than for UAE nationals.
For properties valued up to AED 5 million, many banks allow up to about 75-80% financing (i.e., deposit of ~20-25%).
For properties above AED 5 million, the financing drops — e.g., up to 65-70% so you’d need a 30-35% deposit. So yes: the higher the value, the larger the deposit typically.
Table: Eligibility Snapshot
Criteria | Typical Requirements for Expats in Dubai |
|---|---|
Minimum Monthly Income | AED 15,000 (some as low as AED 10,000) (Mortgage Finder) |
Employment History | Salaried: 6+ months at current employer; Self-employed: 1-2 years audited |
Visa / Residency | Valid UAE residence visa required |
Maximum Age at Term End | Generally ≤ 65-years old at loan maturity |
LTV / Deposit | Up to ~75-80% for ≤ AED 5 m value; ~65%+ for > AED 5 m |
Downpayment Requirements
Let’s talk deposits. Because this is one area where many expats are surprised, I’ve found.
If you’re buying a property under AED 5 million, you generally need to put down at least 20%. That means banks lend up to about 80% in favorable cases.
For properties over AED 5 million, expect a deposit of 30% or more. Some banks may need even more depending on your nationality or other risk factors.
Important nuance: If the property is off-plan (i.e., still under construction) or in a less desirable location, many banks will reduce the LTV — meaning you might need a bigger deposit than above. So it’s not just “AED 5 m and above” but also “type of property” matters.
Tips for Expats Navigating the Process
Now, having laid out the criteria, let me share some practical tips — from what I’ve seen working for clients of Totality Real Estate, and from my own observations. Perhaps you’ll find these helpful.
Get Pre-Approved Before House-Hunting
One mistake I see is expats start looking for property before getting a mortgage pre-approval. Big risk: you find a place you like and then discover you don’t qualify for the loan you assumed you would. Getting pre-approved gives you clarity and strengthens your negotiating position. Some banks give an “Approval in Principle” (AIP) quickly.
I think when you walk into a viewing with pre-approval in hand, sellers and agents take you more seriously.
Use a Mortgage Broker or Advisor
Dealing with multiple banks, each with slightly different criteria, can be daunting. A mortgage broker who knows the Dubai market and expat-rules can guide you efficiently — comparing rates, LTVs, deposit requirements, terms, etc. It’s often worth the fee. Also, when you work via Totality Real Estate, we often refer trusted brokers to clients — so you’re not going blind.
Consider Property Type & Freehold Area
Not every property qualifies for full financing. Some banks only lend on certain developers, certain freehold communities, or only ready properties (as opposed to off-plan). Also, foreign investors (including expats) must buy in designated freehold areas in Dubai. So check the location and status.
In one case I saw, a buyer loved a unit in a lesser-known community but the bank would lend only 60% vs. usual 80% — so that changes the planning.
Build a Clean Credit / Bank History
Your credit history (even in your home country) and your bank statements matter. If you’ve got high debt, late payments, or a short history in the UAE, the bank may treat you more cautiously. Don’t ignore this. Prepare 6 months of bank statements, salary slips, etc.
Also: keep existing credit cards or loans under control — your Debt Burden Ratio (DBR) may be taken into account.
Understand All the Costs
Beyond the deposit and monthly repayments, there are a host of costs: valuation fees, registration with the Dubai Land Department (DLD), bank fees, maybe early-settlement costs, etc. Sometimes expats underestimate these “extras”. For example, the DLD fee is normally 4% of the property purchase price (or 2% in some cases) plus admin fees.
And: while interest rates in Dubai may look attractive compared to some markets, you should still run the numbers, especially if you’re planning to stay long term or exit early.
Think Long Term — Exit Strategy & Tenure
When you apply, ensure the loan tenure (length) is reasonable for your age and future plans. Also ask yourself: what happens if you leave Dubai, or your employment changes? Can you sell the property easily? Will the bank allow early settlement? In one recent update, the early settlement fee of home loans in the UAE was reduced to 1% of outstanding or AED 10,000 (whichever is less) in many cases.
So yes — there is flexibility, but anticipate scenarios.
Table: Tips Summary
Tip | Why it matters |
|---|---|
Get pre-approved | Know your budget, strengthens offer |
Use a mortgage broker | Compare bank offers, avoid pitfalls |
Check property type & freehold status | Ensures bank financing eligibility |
Clean credit & bank history | Lower risk = better terms |
Understand full cost | Avoid surprises on fees, insurance, registration |
Plan for exit/future | Protects you if job, country or plans change |
Understanding Mortgage Interest Rates in Dubai
Let’s pause for a second. When people say, “I got a great rate,” I always ask, “Fixed or variable?” because that one detail can completely change the story.
Fixed vs Variable Rates
Fixed-rate mortgages usually lock your rate for one, two, or five years. You know exactly what your monthly payment will be. It’s predictable — safe, in a way.
Variable (or floating) rates, on the other hand, move with the Emirates Interbank Offered Rate (EIBOR) plus a fixed margin. When EIBOR rises, your payment rises. When it falls, you breathe easier.
A few years ago, fixed rates hovered around 3 to 4 percent; recently, we’ve seen them fluctuate around 4.5 to 6 percent, sometimes higher. The range depends on your profile and bank promotions.
Here’s a quick comparison (as of 2025 approximate data):
Bank | Type | Typical Rate | Fixed Term | Processing Fee | Early Settlement Fee |
|---|---|---|---|---|---|
Emirates NBD | Fixed | 4.25 – 4.99 % | 1–3 years | 1 % of loan | 1 % or AED 10k max |
Mashreq Bank | Variable | 3.99 % + EIBOR | — | 1 % | 1 % |
HSBC UAE | Fixed | 4.79 % | up to 5 years | 1 % | 1 % |
FAB (First Abu Dhabi Bank) | Fixed or Variable | 4 – 5.25 % | 1–5 years | 0.75 – 1 % | 1 % |
ADCB / Abu Dhabi Commercial Bank | Variable | 3.99 % + EIBOR | — | 1 % | 1 % |
(Rates indicative only; check with banks for latest offers.)
I think most first-time expat buyers prefer to start with a short fixed-term (say 2 years) to gain stability. Then, once they’ve settled and understand their cash-flow better, they sometimes refinance to a variable rate. It’s not a rule — just a pattern I’ve noticed.
Loan Tenure & Repayment Structures
Expats can usually choose mortgage tenures up to 25 years, provided the loan ends before the borrower turns 65 (salaried) or 70 (self-employed). Shorter tenures mean higher monthly payments but lower total interest. Longer tenures reduce monthly burden but cost more overall.
Let’s illustrate:
Property Value | Loan Amount (80 %) | Tenure (Years) | Est. Interest Rate | Monthly Payment (AED approx.) | Total Interest Paid |
|---|---|---|---|---|---|
AED 2 m | AED 1.6 m | 15 | 5 % | 12,650 | AED 1.07 m |
AED 2 m | AED 1.6 m | 25 | 5 % | 9,350 | AED 1.21 m |
The difference of AED 3,300 per month might feel huge today — but the 25-year option costs roughly AED 140 k more over time. Sometimes, people forget to run that math.
What About Non-Resident Investors?
This question comes up a lot. Non-residents — meaning foreigners without a UAE residence visa — can still get a mortgage, but with stricter terms:
Loan-to-Value (LTV): Often capped at 50 – 60 %.
Interest Rate: Typically 0.5–1 % higher than resident rates.
Documentation: Additional verification of overseas income, tax records, and bank statements (sometimes legalized copies).
Property Type: Must be ready, registered, and in a designated freehold area.
Example: A British non-resident buying a Downtown Dubai apartment for AED 3 million may get 60 % LTV (AED 1.8 m loan). If resident, the same person could get 75 %.
At Totality Real Estate, we’ve seen non-resident buyers use mortgage options from HSBC, Mashreq Neo, and Standard Chartered. Processing takes a bit longer — about 4 to 6 weeks — but it’s possible and increasingly common since 2022.
For Self-Employed Expats
If you’re self-employed, expect extra scrutiny. Banks look for:
A valid trade license (UAE or foreign).
Two years of audited financials.
6–12 months of personal and corporate bank statements.
Evidence of steady income flow.
Self-employed expats usually get slightly lower LTV (70 %) and higher rates (+0.25–0.75 %). Some banks, like ADCB and FAB, offer special programs for freelancers or small business owners with strong turnover proof.
I remember a client from Canada running a digital marketing agency — his income fluctuated monthly, but the average was high. By presenting audited accounts and stable retained earnings, we secured him a 75 % loan for a Business Bay unit. So it’s not impossible — it just requires better paperwork.
Documents Checklist (For Expats)
Before you apply, gather these — some banks won’t even open your file without complete sets:
Document | Why It Matters |
|---|---|
Passport copy + UAE visa | Identity & residency proof |
Emirates ID | Mandatory for UAE residents |
Salary certificate / employment letter | Confirms income & job stability |
3–6 months bank statements | Shows cash flow & discipline |
Payslips (3 months) | Income verification |
Credit card statements (optional) | Assesses debt load |
Sale agreement / Title deed | Property details for valuation |
Developer NOC / Oqood | Required for off-plan units |
Proof of down payment | For loan disbursement |
Keep everything digital and PDF-formatted. The more organized your submission, the faster the bank processes it.
Typical Timeline — Step-by-Step
Pre-Approval (3–5 working days)
Submit basic documents and salary proof. You get a letter stating the maximum loan amount you qualify for.Property Selection & Valuation (1–2 weeks)
Once you find a unit (e.g., through Totality Estates), the bank arranges valuation — cost ~AED 2,500–3,000.Final Approval (1 week)
The bank verifies valuation & paperwork. Loan offer letter issued.Transfer & Mortgage Registration (2–3 weeks)
Buyer pays down payment + fees; bank releases funds to seller. Registration at DLD with 4 % fee.Move-in / Handover
Once DLD confirms ownership, you get keys.
So realistically — from application to ownership — you’re looking at 5 to 8 weeks. It can stretch to 10 if documents are missing or valuation issues arise.
Fees & Hidden Charges Expats Should Know
Fee Type | Typical Cost (AED) | Notes |
|---|---|---|
Bank processing fee | 0.75 – 1 % of loan amount | Sometimes capped at AED 25,000 |
Property valuation fee | 2,500 – 3,000 | Non-refundable |
Mortgage registration (DLD) | 0.25 % of loan value + AED 290 admin | Mandatory |
Life insurance premium | 0.2 – 0.4 % per year | Often bundled into monthly payments |
Property insurance | ~0.05 % of property value | Protects structure |
Early settlement fee | 1 % of outstanding balance | Or AED 10,000 max |
It’s a lot of numbers, but it’s worth mapping them out before committing. I sometimes recommend buyers build a simple spreadsheet to see the real cost of borrowing. (You can even use our Peninsula Rental Calculator to cross-check returns if it’s an investment purchase.)
Example Scenario — Resident Expat
Let’s say Maria, a Filipina expat earning AED 22,000 per month, wants to buy a 1-bed in Dubai Creek Harbour worth AED 1.8 million.
Down Payment (20 %) = AED 360,000
Loan = AED 1.44 million
Tenure = 20 years @ 5 % fixed rate
Monthly Payment ≈ AED 9,500
Fees + Insurance ≈ AED 25,000 initially
If she rents it out at AED 90,000 per year, the gross rental yield is 5 %. After loan servicing, the net cash outflow is small — but Maria is building equity each month. That’s the key mindset shift many expats realize too late: rent is a cost, mortgage is an asset-builder.
Common Mistakes Expats Make
Ignoring Debt Burden Ratio (DBR) — UAE Central Bank caps total debt payments at 50 % of monthly income. If you already have car loans or credit cards, the available mortgage shrinks.
Underestimating Upfront Cash — Between deposit and fees, expect to have ~25–30 % cash ready.
Forgetting Currency Exchange Impacts — If your salary or repayments are in foreign currency, rate fluctuations can affect affordability.
Assuming Pre-Approval = Guarantee — It’s conditional until property valuation is done.
Delaying Life Insurance Selection — Without it, the loan won’t finalize. Banks usually offer their own policy, but it’s worth comparing options.
How Totality Real Estate Helps Expats
We often act as a bridge between buyers and banks — not just selling property but structuring the finance around it. Our team guides clients to:
Identify which banks best fit their nationality and employment profile.
Compare developer vs bank financing for off-plan projects.
Understand Golden Visa eligibility through mortgage-backed purchases (over AED 2 million value).
Run ROI and rental calculators to ensure the property serves as an investment, not just a home.
You can read our guides on Golden Visa property investment and Why Dubai Is the Most Liquid Market in the Middle East.
Mortgages for Off-Plan vs Ready Properties
This is where things get slightly tricky — and where many expats trip up. Not all banks finance off-plan (under-construction) units.
Banks prefer ready, completed homes because they can be registered immediately with the Dubai Land Department (DLD) as collateral.
Ready Properties
You’ll find the full suite of mortgage options here: fixed/variable rates, up to 75 % LTV for expats, repayment terms to 25 years.
If you’re buying a ready apartment in Business Bay or Dubai Creek Harbour, expect valuation, registration, and immediate ownership transfer.
Off-Plan Properties
For off-plan units, financing depends on the developer’s stage of construction and bank-approved project list.
Some banks lend only after 50 % completion.
Others partner with major developers (Emaar, Nakheel, DAMAC, Ellington) to release staged payments tied to milestones.
LTV may drop to 50–60 %.
For instance, a buyer of an Emaar off-plan project might finance the handover payment via mortgage, while paying construction instalments directly to the developer.
At Totality Estates, we often help clients align payment plans (30/70 or 50/50) with bank approval schedules — so financing kicks in precisely at handover, not before.
2025 Outlook: Rates and Trends
The mortgage landscape in Dubai has matured fast. With EIBOR now stabilizing around 5 %, analysts expect a gradual easing into 2026. That could lower fixed rates from 5.5 % toward 4.5 % again — modest, but meaningful.
Key Trends for 2025:
More Flexible Eligibility: Several banks have begun accepting overseas income proofs for non-resident investors.
Digital Pre-Approvals: Pre-approvals via mobile apps (Emirates NBD, Mashreq Neo) cut approval time to hours.
Developer Partnerships: Mortgage tie-ups with Emaar, Sobha, DAMAC reduce valuation and paperwork.
Golden Visa Link: Mortgages above AED 2 m can qualify owners for 10-year residency if criteria met (read guide).
AI-Driven Credit Scoring: Expect banks to use AI risk models combining salary stability, tenancy duration, and spending behavior.
All these make Dubai more accessible to global investors — and expats living here are the biggest beneficiaries.
Mortgage Portability and Refinancing
A useful option many expats ignore is refinancing or portability.
Refinancing lets you switch banks for better rates or extend tenure. Typical cost ≈ 1 % of outstanding loan + new valuation fee.
Portability means transferring the loan to a new property (some banks allow this after 2 years).
Refinancing is especially popular when rates drop or property values rise — it unlocks equity for new investments.
Example: An expat who bought in Peninsula Tower in 2021 at AED 2.5 m with a 5.5 % rate could refinance today at 4.6 % and save ≈ AED 80 k in interest over 10 years.
Common Questions Expats Ask
Can I get a mortgage without a residence visa?
Yes, but it’s harder. Non-residents can apply with select banks like HSBC or Mashreq Neo International, but LTV is limited to 50–60 %. You’ll need certified income proof and overseas bank statements.
What if I leave Dubai before the loan ends?
You can keep paying from abroad via standing instruction. Alternatively, you may sell the property and settle the loan early. Check your bank’s early-settlement clause — usually 1 % of balance or AED 10,000 max.
Can two expats co-own and apply jointly?
Absolutely. Joint applications (spouses or partners) can combine incomes to increase eligibility. However, both must submit full KYC and share liability.
Are mortgage rates higher for foreigners than for Emiratis?
Slightly, yes. Expats often pay 0.25–0.75 % more due to risk profiling and lower local assets.
Can I get a mortgage for short-term rental property?
Yes — if it’s in a freehold area and registered as residential. Many of our clients finance units for Airbnb or holiday home use, provided they secure DTCM licence and insurance.
Why Dubai Still Leads the Region
Even with stringent requirements, Dubai remains the region’s most liquid mortgage market. Foreign ownership laws are clear, LTV ratios competitive, and interest rates transparent. Plus, no capital gains tax — a rare perk globally.
Compare that to other Gulf cities where expat property ownership is restricted or fully cash-based. Dubai has turned real-estate financing into a mature, regulated ecosystem — something you can actually build wealth around.
Quick Recap — Mortgage at a Glance
Parameter | Expats (Residents) | Non-Residents |
|---|---|---|
Minimum Salary | AED 15 k – 25 k | AED 25 k + proof of overseas income |
Max LTV | Up to 75 % (< AED 5 m) | 50–60 % |
Interest Rate | 4.25–5.5 % | 4.75–6 % |
Tenure | ≤ 25 yrs (≤ age 65) | ≤ 20 yrs |
Processing Fee | 0.75–1 % of loan | 1 % |
Visa Required | Yes | No (residency not mandatory) |
Practical Example — Investor Case
John, a British software engineer living in Dubai earning AED 28 k/month, buys an AED 2.4 m apartment in JVC.
He gets a loan for AED 1.8 m (75 % LTV) at 5 % fixed for 3 years.
His monthly payment ≈ AED 11,800.
He rents the property for AED 130 k/year.
After all costs, he earns ≈ AED 20 k positive cash flow annually and qualifies for the 10-year Golden Visa due to property value > AED 2 m.
That’s the sweet spot many Totality clients aim for — a home that earns itself.
Resources
Final Thoughts
Maybe you’ve been in Dubai for a year or ten — but at some point you realize rent money is just leaving your pocket each month. Getting a mortgage as an expat is not impossible; it’s just a process that rewards those who prepare.
Perhaps you won’t find the perfect loan on the first try. Maybe you’ll hesitate between banks or property types. That’s normal. The key is to understand your numbers, get pre-approved, and work with professionals who know the system.
At Totality Real Estate, we’ve helped hundreds of expats become homeowners — from studio buyers to multi-property investors. And the best time to start? Well, maybe today.
→ Speak to a Totality Advisor here.
