Non-residents can borrow from some UAE banks to buy property in Dubai, but whether a bank lends to you, and on what terms, is the bank's decision. The Central Bank's limits on loan size, term and affordability still apply. This guide explains those limits, the documents banks usually ask for, how off-plan lending works and the alternatives. It does not quote rates or name banks.
Non-residents can get a mortgage in Dubai from some UAE banks, but no rule entitles you to one. Whether a bank lends to you, how much and on what terms is that bank’s decision, and criteria vary by bank and by the country you live in. What is fixed is the ceiling: the Central Bank of the UAE’s limits on loan size, term and affordability apply to every lender it licenses.
This guide explains those limits, the documents banks usually ask for, how off-plan lending works for non-residents, and the alternatives. It does not quote rates or name banks. Next Reality is a real estate brokerage, not a lender, and this is general information, not lending advice.
Yes, in principle. The Central Bank’s mortgage regulations do not bar lending to people who live abroad. They require each bank to have a board-approved lending policy covering how it verifies income, the maximum LTV and term for each type of loan, and how it manages the risk. Some banks choose to lend to non-residents under that policy; others do not.
DLD’s process also allows for it. Its mortgage registration service lists a passport copy as the identity document for non-resident foreigners, in place of an Emirates ID.
A non-resident application may need more paperwork than a resident’s, because the bank has to verify income earned outside the UAE. Ask each bank early whether it lends to residents of your country, and on which kinds of property.
The Central Bank groups borrowers as UAE nationals and expatriates. It does not set a separate category for non-residents, so as a non-UAE national the expatriate limits are your ceiling.
| Limit | Central Bank maximum |
|---|---|
| First home, value up to AED 5 million | Max 80% LTV |
| First home, value above that | Max 70% LTV |
| Second or later home, or investment property | Expatriates max 60%; UAE nationals max 65% (any value) |
| Property bought off-plan | 50% of the property value |
| Loan term | Max 25 years |
| Debt burden ratio | Debt repayments can take up to 50% of gross salary and regular income |
| Age at last repayment | Set by each lender (the Central Bank sets no figure) |
Two points matter for non-residents in particular.
The Central Bank also caps some home loan fees. For example, the fee for settling a loan early is capped at 1% of the outstanding balance or AED 10,000, whichever is less. Your bank’s Key Facts Statement lists its fees.
The Central Bank requires banks to collect a full income and liabilities history and to verify it. Each bank sets its own list, and banks may ask for more from non-residents. A typical list includes:
Documents issued abroad may need to be attested or translated. Ask the bank which format it accepts before you gather them.
The off-plan cap of 50% of the property value applies to everyone. Where a bank funds stage payments, it must use your own share first and pay the developer only as construction milestones are confirmed.
So some buyers pay the developer’s instalments from their own funds during construction and look for a mortgage at handover, when the completed-home limits can apply. That approach has a real risk: the bank’s decision is made at handover, not when you book. If the bank lends less than you hoped, or declines, you still owe the developer the handover payment.
Before you book, work out how you would pay the handover amount without a loan. The guide to off-plan mortgages in the UAE explains the staged release of funds and how to time an application.
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If your mortgage is in dirhams and your income is in another currency, exchange rate movements change what each repayment costs you, in either direction. Your bank at home may also charge for each transfer.
The Central Bank says repayments must come from salary or verifiable business or rental income, at least quarterly. Some practical steps:
If you live in India, payments for property abroad can be made under the RBI Liberalised Remittance Scheme. The RBI’s answer on property is direct. Yes, LRS may be used to buy immovable property abroad. The limit for each resident individual is USD 250,000 per financial year. Indian tax rules may apply to the remittance and to income from the property, so check with a tax adviser in India and the Income Tax Department of India. The guide to buying in Dubai from India covers the process.
A non-resident pays the same government fees on a mortgage as a resident. DLD charges mortgage registration of 0.25% of the mortgage value. It also lists these fixed fees: AED 250 per title deed, AED 10 knowledge and AED 10 innovation fees per drawing, and a service partner fee of AED 4,000 plus VAT (AED 5,000 plus VAT for a provisional or Oqood registration). Banks add their own processing and valuation fees, and the bank must list them in its Key Facts Statement before you sign. Under the Central Bank’s Consumer Protection Standards, you also have a cooling-off period after signing, unless you waive it in writing.
Before any loan is agreed, the bank must arrange an independent valuation of the property. The loan is a share of the valued amount, not the price. If the valuation is lower than the price, the loan is smaller and you cover the gap from your own funds.
When you approach a bank as a non-resident, these questions help you compare offers on equal terms:
Ask for the answers in writing, and compare the Key Facts Statements side by side.
If a UAE mortgage is not available or not suitable, there are two broad alternatives.
Paying in cash. Off-plan payment plans spread the price over the construction period, which lets some buyers pay without a loan. The money goes into the project’s escrow account under Dubai Law No. 8 of 2007 on escrow accounts. If you take this route, make sure you can meet every instalment, including the handover payment, without relying on a future loan.
Financing in your home country. Some buyers may consider borrowing at home and paying in Dubai in cash. Whether that is possible, and how it is taxed, depends on your home country’s rules and your lender there. UAE rules do not cover it, and we do not give advice on it. If you plan to combine a home loan with a UAE mortgage, remember that the Central Bank expects the down payment on a UAE mortgage to come from your own resources rather than other borrowing.
Buying from abroad has its own practical steps, from powers of attorney to remote signing; see the guide to buying property in Dubai remotely and the buying from abroad hub. If you want to talk through how to fund a purchase, our payment plan and mortgage guidance service can help you test the numbers before you speak to a bank.
Monthly repayments under UAE loan-to-value rules.
How we helpWe compare payment schedules and explain how UAE mortgage rules apply to off-plan purchases.
General information only
This page is general information, not legal, tax, immigration or financial advice. Rules and fees are set by the authorities and can change. Confirm the details with the authority or a licensed adviser before you act. Read our disclaimer.
Some UAE banks lend to non-residents, but it is each bank's choice, and criteria vary by bank and by country of residence. The Central Bank's limits on loan size, term and affordability apply whichever bank you use. DLD's mortgage registration service accepts a passport copy for non-resident foreigners. Ask banks directly whether they lend to residents of your country.
The Central Bank sets limits for UAE nationals and for expatriates; it does not set a separate category for non-residents. As a non-UAE national, the expatriate caps are the ceiling: Max 80% LTV for a first home up to AED 5 million, and Expatriates max 60%; UAE nationals max 65% (any value) for further homes. Banks often apply lower limits, so check with each lender.
That depends on your home country's rules and your lender there, not on UAE rules. If you also borrow from a UAE bank, the Central Bank expects your down payment to come from your own resources, not from other borrowing, so a UAE lender will ask where it comes from. Take advice in your home country before you rely on a loan there.
Official sources used on this page. Each was checked on the date shown.
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