Short answer. Under the Central Bank of the UAE mortgage regulations, an expatriate first-time buyer of a home under AED 5 million can borrow up to 80% loan-to-value. Above AED 5 million it drops to 70%. A second or additional home is capped at 60% regardless of price, and an off-plan purchase is capped at 50%. The maximum tenor is 25 years and total debt repayments (mortgage plus other loans) must not exceed 50% of gross regular income.
The LTV table you need to know
| Buyer | Property value / status | Max LTV |
|---|---|---|
| Expat — first home | Under AED 5,000,000 | 80% |
| Expat — first home | AED 5,000,000 and above | 70% |
| Expat — second/additional home | Any price | 60% |
| UAE national — first home | Under AED 5,000,000 | 85% |
| UAE national — first home | AED 5,000,000 and above | 75% |
| UAE national — second/additional home | Any price | 65% |
| Any buyer — off-plan | Any price | 50% |
Tenor, DBR and age
- Maximum tenor: 25 years for all mortgage products.
- Debt burden ratio (DBR): total loan repayments (including car loans, credit cards, personal loans and the new mortgage) cannot exceed 50% of your gross regular income.
- Age at final repayment: set by each individual lender's policy. Most UAE banks set a maximum age of 65 for salaried and 70 for self-employed at loan maturity, but check with your bank.
Down payment plus fees
Remember that the LTV covers the property price only. You still need to pay the DLD 4% transfer fee, the trustee registration fee, the 0.25% mortgage registration fee, agency commission and any bank arrangement fee in cash. So an 80% LTV mortgage on an AED 2,000,000 apartment means you need roughly AED 400,000 for the down payment plus roughly AED 90,000 in one-off fees — about AED 490,000 total.
Non-resident lending
Non-resident lending is allowed by some UAE banks but not others, and the terms differ from resident lending. LTV is usually lower (typically 60% or less), the rate is slightly higher and paperwork is heavier (bank statements from your home country, tax returns, sometimes an in-country reference letter). Each bank has its own policy — do not assume.
Pre-approval — where it fits in the timeline
We always advise clients to get a written pre-approval before shopping seriously. Pre-approval is usually valid for 60 days and gives you three things:
- Confidence in your maximum budget (including fees).
- Leverage in negotiation — a pre-approved buyer is more attractive to sellers.
- A clear list of documents you'll need for the full offer letter.
Fixed vs variable rate
UAE banks typically offer a fixed rate for the first 1–5 years, reverting to a variable rate (EIBOR plus a margin) after that. Compare the reversionary rate, not just the introductory rate, and always ask about the early settlement fee — capped at 1% or AED 10,000, whichever is lower, under CBUAE rules.
How Eylül Estate helps
We work with a panel of UAE banks and mortgage brokers to secure a pre-approval within a few business days of receiving your documents, then run the property search around your confirmed budget. On off-plan we align your payment plan with the bank's disbursement schedule so you never have a funding gap.
