UAE mortgage rules in one place
Updated
How long can a UAE mortgage be?
25 years at most — not 30. The Central Bank caps every UAE mortgage at 25 years for expats and UAE nationals alike, and leaves the maximum age at the last payment to each bank. An AED 1,600,000 loan at an example rate of 3.99% costs AED 8,437 a month over 25 years; the loan may also be at most 7 times annual income for expats and 8 times for nationals.
| Rule | Limit |
|---|---|
| Longest term | 25 years |
| Largest loan, expat | 7 × annual income |
| Largest loan, UAE national | 8 × annual income |
| All instalments together | ≤ 50% of gross income |
| Stress test | 2 to 4 points above the rate after any fixed period |
Official rule: A mortgage can run for at most 25 years. (source, checked 2026-10-19)
Not a valid document. Estimate for information only — not financial advice, not an offer of credit and not a bank document. Errors are possible. Only your bank's or finance company's official offer letter, contract and statements are binding.
The Central Bank of the UAE sets hard limits on every mortgage. Here they are in one place, with the source for each.
How much of the price a bank may lend
| Buyer | First home ≤ AED 5M | First home > AED 5M | 2nd home / investment | Off-plan |
|---|---|---|---|---|
| Expat | 80% (down 20%) | 70% (down 30%) | 60% (down 40%) | 50% (down 50%) |
| UAE national | 85% (down 15%) | 75% (down 25%) | 65% (down 35%) | 50% (down 50%) |
For expats the regulation says "less than" and "more than" AED 5 million; a price of exactly AED 5 million is treated here as the lower band.
Term, income and affordability
A mortgage can run for at most 25 years and be at most 7 times annual income for expats, 8 times for UAE nationals. All your instalments together may not exceed 50% of your gross income, and banks must test this at 2 to 4 percentage points above the rate that applies after any introductory fixed period.
Costs on the day (Dubai)
The Dubai Land Department charges 4% of the price to register the transfer and 0.25% of the loan to register the mortgage, plus fixed registration, trustee and admin fees. Agent commission (usually 2% + VAT), the bank's arrangement fee and a valuation fee come on top. The mortgage calculator adds it all up.
Questions people ask
How much can a bank lend on a mortgage in the UAE?
Expats: up to 80% of the value for a first home up to AED 5 million, 70% above that, 60% for a second home or investment. UAE nationals: 85%, 75% and 65%. Off-plan property: 50% for everyone.
How do banks check whether I can afford a mortgage?
In the UAE, all your instalments together may not exceed 50% of your gross income, and the bank must test that at 2 to 4 percentage points above the rate that applies after any introductory fixed period.
What is an 80% loan to value mortgage?
A mortgage where the bank lends 80% of the property's value and you pay the other 20% yourself. In the UAE 80% is the most an expat may borrow on a first home up to AED 5,000,000 (UAE nationals: 85%); the value is the bank's own valuation, so a low valuation means a bigger down payment.
What is the minimum salary for a mortgage in the UAE?
In the UAE, there is no Central Bank minimum: the mortgage regulation tests affordability with the 50% debt burden limit and the 7 × / 8 × income caps. Minimum salaries are each bank's own policy and differ between banks.
Who is eligible for a mortgage in the UAE?
The Central Bank sets limits, not a list of who may apply: expats and UAE nationals can both borrow, within the loan-to-value limits, 25 years, 7 × / 8 × annual income and the 50% debt burden limit. Banks add their own conditions such as a minimum salary and the age at the last payment, and foreign buyers can only buy in the areas each emirate has opened to them.
Can you get a mortgage in Dubai as an expat?
Yes — in Dubai, an expat can borrow up to 80% of a first home up to AED 5,000,000 (70% above, 60% for a second home, 50% off-plan), over at most 25 years, up to 7 times annual income, with all instalments within 50% of gross income.