Mortgage Finance Guide
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Buying a home or investment property in the UAE with a mortgage? Your borrowing limit is set by Central Bank of the UAE (CBUAE) rules, your income and the lender’s own underwriting. This guide explains the key limits, the documents banks ask for, the costs to budget and how National Finance can help you prepare a stronger application.
How much can you borrow? UAE loan-to-value (LTV) limits
The CBUAE sets the maximum share of the property value a bank can lend. Your down payment covers the rest.
| Buyer and property | Maximum LTV | Minimum down payment |
|---|---|---|
| Expatriate, first home, value under AED 5 million | 80% | 20% |
| Expatriate, first home, value above AED 5 million | 70% | 30% |
| Expatriate, second home or investment property | 60% | 40% |
| UAE National, first home, value up to AED 5 million | 85% | 15% |
| UAE National, first home, value above AED 5 million | 75% | 25% |
| UAE National, second home or investment property | 65% | 35% |
| Off-plan property (all buyers) | 50% | 50% |
Source: CBUAE Rulebook, Regulations Regarding Mortgage Loans. Banks may lend less than these limits.
Affordability rules banks apply
- Debt burden ratio: all your monthly loan repayments together can be at most 50% of your gross monthly income. Banks also stress-test your repayments at 2–4 percentage points above the current rate.
- Maximum tenor: 25 years.
- Minimum salary: many banks look for around AED 15,000 per month, but this varies by lender and profile.
- Age: applicants must usually be at least 21; the maximum age at the end of the loan is set by each lender.
Documents to prepare
Salaried applicants
- Passport and Emirates ID (and visa page for residents)
- Salary certificate and recent payslips
- Six months of bank statements
- Details of existing loans and credit cards
Self-employed and business owners
- Passport and Emirates ID
- Trade licence and Memorandum of Association
- Audited company financials (usually two years)
- Personal and company bank statements
Property documents
- Memorandum of understanding (MOU) or sale and purchase agreement
- Title deed or developer documents (oqood for off-plan in Dubai)
Costs to budget on top of the down payment
| Cost | Typical amount |
|---|---|
| Bank processing / arrangement fee | Often up to 1% of the loan amount (varies by bank) |
| Property valuation | About AED 2,500–3,500 |
| Mortgage registration (Dubai Land Department) | 0.25% of the loan amount plus admin fees; other emirates have their own fees |
| Property transfer fee | Charged by the emirate’s land department (in Dubai, 4% of the property price) |
| Life and property insurance | Usually required by the lender |
| Early settlement fee | Capped at 1% of the outstanding balance or AED 10,000, whichever is lower |
Ask every lender for a written breakdown of all fees before you sign. Figures are indicative; confirm current charges with the lender and the relevant land department.
Step by step: from enquiry to keys
- Check eligibility: estimate your budget using the LTV and 50% debt burden rules above.
- Get a pre-approval: a bank gives an in-principle approval, usually valid for a limited period.
- Choose the property and sign the MOU.
- Valuation: the bank values the property; the loan is based on the lower of price and valuation.
- Final offer letter: review the rate type (fixed or variable), fees and early settlement terms.
- Transfer and registration: the property transfers and the mortgage is registered with the land department.
Common mistakes to avoid
- Applying to several banks at once, which can affect your credit record.
- Forgetting that existing credit card limits count towards your debt burden.
- Comparing only the headline rate instead of total cost over the fixed period and beyond.
- Budgeting for the down payment but not for transfer, registration and valuation fees.
الأسئلة الشائعة
Can expats get a mortgage in the UAE?
Yes. Expatriate residents can borrow up to 80% of the value for a first home under AED 5 million, subject to the bank’s assessment. Some lenders also finance non-residents, usually at lower LTVs.
Is Islamic home finance available?
Yes. Most UAE banks offer Shariah-compliant home finance (for example ijara or murabaha structures) alongside conventional mortgages.
Is financing guaranteed?
No. A consultation or pre-approval is not a final approval. The decision rests with the lender after its full assessment.
تحميل مجاني: UAE Mortgage Checklist (PDF). LTV limits, documents and costs on two pages.
How National Finance can help
National Finance helps buyers and investors in Sharjah and across the UAE prepare their documents, understand their borrowing capacity and approach suitable lenders for mortgage and property finance or a mortgage refinance or buyout.
Book your free readiness call → Your first readiness call is free. Tell us about the property and your income. Our team will come back to you with the next steps.
Educational information only; not a financing offer, investment recommendation, or legal, tax or Shariah opinion. Rules and fees change; figures were checked in October 2026. All terms are subject to the lender’s approval.
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