Costs & fees
Dubai Mortgage Limits and the Cash You Will Really Need
Before we shortlist properties with a buyer who plans to borrow, we work out how much cash they will need to bring. That figure depends on rules set by the UAE Central Bank, on the bank's own policy and on one detail that catches many people out: the valuation. This is the framework we use.
The lending ceilings
The UAE Central Bank sets the maximum share of a property's value that a bank may lend. Individual banks can offer less than these limits, but never more.
| Purchase | Expats | UAE nationals |
|---|---|---|
| First property, valued at AED 5M or less | 80% | 85% |
| First property, valued over AED 5M | Reduced, often around 65–70%; confirm with your bank | Reduced; confirm with your bank |
| Second or subsequent home | 60% | 65% |
| Off-plan (not yet built) | 50% | |
So an expat first-time buyer in the most common bracket must fund at least 20% of the value personally, plus the purchase fees.
Reading the table for your situation
A few patterns are worth drawing out, because they change the deposit far more than most buyers expect.
Higher-value first homes. Above AED 5M, the permitted share drops. For expats it is often somewhere around 65–70%, but the exact figure depends on the bank, so we confirm it directly rather than assume.
A second or later property. Lending falls to 60% for expats and 65% for UAE nationals. If you already own a home, your deposit on the next one will therefore be noticeably larger.
Buying off-plan. With lending capped at 50%, at least half of the value has to come from your own resources. We factor this in when comparing off-plan and completed options.
Two further rules we check
Affordability. Your combined loan repayments, across all borrowing, may not exceed 50% of your monthly income. We look at existing commitments alongside the new mortgage before a property goes on the shortlist.
Term. The longest a home loan can run is 25 years. Bank policies on age limits vary, so we confirm how that applies to you with your lender.
The valuation gap
This is the point we raise with every borrower. The bank does not lend against the price you agreed with the seller. It lends against the value its own valuer accepts.
Suppose you agree a price of AED 1,000,000 but the bank's valuation comes in at AED 950,000. The bank will lend 80% of AED 950,000, not of the agreed price. The shortfall between the two figures has to come from your own funds.
That is why we advise holding a buffer in reserve rather than planning to the last dirham.
Working out your cash requirement
Take a AED 1,000,000 home bought as a first property by an expat:
- Down payment at 20%: AED 200,000
- Purchase fees: roughly AED 80,000
- Total cash needed: approximately AED 280,000
In other words, a first-home buyer should plan to fund roughly 28% of the purchase price from savings, and keep something extra aside in case the valuation is lower than the price.
Our pre-approval checklist
Before you start viewing seriously, we suggest working through these with us:
- Which lending band applies? First home or not, value above or below AED 5M, ready or off-plan.
- What is your maximum loan? Apply the relevant percentage, then confirm the bank's own figure.
- Does the repayment fit? Check that all loan payments together stay within half of monthly income.
- What term is available? Up to 25 years, subject to the bank's age policy.
- How much cash is needed? Deposit plus fees, plus a reserve for a possible valuation shortfall.
How we help
We work out your likely cash requirement before you fall for a property, factoring in the lending band, the fees and a sensible valuation buffer. When you are ready, we coordinate with your chosen bank so the valuation and the purchase timeline line up.
*Sources: UAE Central Bank mortgage regulations. Bank policies on age limits and fees vary; confirm with your lender. Last checked 1 October 2026.*
General information, not legal, tax or financial advice. Check current rules with DLD/RERA before acting.