A clear guide to UAE Central Bank mortgage rules for expatriates, including loan to value limits, the 50 percent debt burden ratio, age limits and minimum salary.
Key takeaways
- Expats can usually borrow up to 80 percent on a first home up to AED 5 million.
- Total debt repayments are capped at 50 percent of monthly income.
- Maximum mortgage term is 25 years.
- Minimum salary requirements vary by bank.
Can expats get a mortgage in Dubai?
Yes. Expatriate residents make up a large share of mortgage borrowers in Dubai. Foreign nationals can buy property in designated freehold areas and finance the purchase with a UAE bank, provided they meet the lender’s criteria and the UAE Central Bank’s mortgage regulations.
Loan to value limits
The loan to value ratio (LTV) is the maximum percentage of the property value a bank can lend. Under UAE Central Bank regulations, the limits are broadly as follows:
| Buyer and property | Maximum LTV | Minimum down payment |
|---|---|---|
| Expat, first home up to AED 5M | 80% | 20% |
| Expat, first home above AED 5M | 70% | 30% |
| UAE national, first home up to AED 5M | 85% | 15% |
| UAE national, first home above AED 5M | 75% | 25% |
| Second or investment property (expat) | 60% | 40% |
| Off-plan property | 50% | 50% |
The LTV is calculated on the lower of the purchase price or the bank valuation. Remember that fees such as the Dubai Land Department transfer fee are paid on top of your down payment.
The 50 percent debt burden ratio
Your total monthly debt repayments, including the new mortgage, personal loans, car loans and a percentage of your credit card limits, cannot exceed 50 percent of your monthly income. Banks usually stress test the mortgage repayment at a higher rate than the one you will actually pay, so a broker can help you understand your real borrowing capacity.
Age and term limits
The maximum mortgage term in the UAE is 25 years. Banks also require the loan to be repaid by a certain age, commonly 65 for salaried expatriates and up to 70 for self employed applicants, depending on the lender. A 45 year old salaried buyer, for example, may be limited to a 20 year term.
Minimum salary and employment
Most banks set a minimum monthly salary for mortgage applicants, often around AED 15,000, although some lenders accept lower incomes for specific products. Length of service also matters. Many banks prefer at least six months with your current employer, while some accept new joiners from established companies after their probation period.
- Salaried applicants: salary certificate, payslips and bank statements
- Self employed: usually at least two years of trading history
- Joint applications: spouses can often combine incomes
Credit history in the UAE
Banks check your record with the Al Etihad Credit Bureau (AECB). Late payments, bounced cheques and high credit card utilisation can reduce your approval chances or the rate you are offered. Checking your AECB report before applying gives you time to fix any issues.
Not sure if you qualify?
Share your income and existing commitments and we will tell you which banks will lend and how much, before any formal application.
Frequently asked questions
What is the minimum down payment for expats in Dubai?
For a first home valued up to AED 5 million, the minimum down payment is usually 20 percent of the value, plus purchase costs.
Can expats get a 25 year mortgage?
Yes, the maximum term is 25 years, subject to the age at which the loan must be repaid under the bank’s policy.
Do these rules change often?
Regulations and bank policies can be updated, so always confirm the current limits with an advisor before you commit to a purchase.