Buying property in 2026 as an expat can be straightforward — if you understand the rules before you start. This guide covers everything you need to know about an expat mortgage Dubai buyers typically use, including how home loans in UAE for expats work, what down payment and fees to expect, and the exact steps from pre-approval to title deed.
Whether you’re exploring a home loan in Dubai for expats as a resident, or looking for an international mortgage UAE option as a non-resident, you’ll learn how to plan your budget, avoid delays, and secure the right expat mortgages deal with confidence.
The 2026 reality: what drives mortgage costs right now
In the UAE, mortgage pricing usually moves with the Central Bank’s policy rate and interbank benchmarks (like EIBOR). As of 13 January 2026, the Central Bank lists the Base Rate at 3.650% and publishes daily benchmark updates.
That doesn’t mean your mortgage rate will equal the Base Rate (banks add margins based on your profile), but it explains why rates can shift when US rates change — the dirham peg is a key reason UAE monetary policy often tracks the US.
Key mortgage rules for expats in 2026 (LTV limits)
The most important rule is the Loan-to-Value (LTV) cap — the maximum percentage a bank can finance. For home loans in UAE for expats, these caps shape your minimum down payment.
LTV caps you should plan around (high-level)
- First home (completed property), expat resident
- Up to 75% LTV for properties valued AED 5m or less (you fund ~25%+ costs)
- Up to 65% LTV for properties valued above AED 5m
- Second property / investment property (expats and nationals): up to 60% LTV (you fund ~40%+ costs)
- Off-plan properties: often capped around 50% LTV under the regulations, and many banks are stricter in practice
If you’re a non-resident (international mortgage uae)
Non-resident options exist, but financing is usually lower. For example, Mashreq advertises non-resident home loans up to 60% of property value.
Important: these are regulatory/market ceilings — individual banks may offer less depending on your income, employer, country risk, property type, and credit history.
Eligibility: what banks typically look for (resident expats)
For a home loan in Dubai for expats, most banks assess:
- Residency status: UAE resident vs non-resident (big impact on LTV and documentation)
- Stable income: salaried or self-employed (self-employed typically needs more proof)
- Job history: probation completed + minimum time with employer (varies)
- Debt burden: monthly obligations vs income (banks apply internal limits)
- Age at loan maturity: since the Central Bank removed the old blanket age cap, lenders set their own policies now
Typical document checklist (resident expats)
You’ll usually need:
- Passport + visa + Emirates ID
- Salary certificate / employment letter
- 3–6 months bank statements
- Payslips (often 3 months)
- Proof of address
- Existing liabilities (credit cards/loans)
Non-resident applications typically need more bank history, overseas income proofs, and sometimes additional compliance checks.
Dubai costs: the fees most expats forget to budget for
This is where many buyers get surprised. Even if you have the down payment, you also need cash for government fees + bank fees.
1) Dubai Land Department (DLD) transfer fee
In Dubai, ownership transfer fees are effectively 4% of the sale value (often handled during transfer; commonly described as split 2% buyer / 2% seller in DLD service details).
2) Mortgage registration fee (Dubai)
When financing, DLD charges a mortgage fee of 0.25% of the mortgage value.
3) Title deed + admin / knowledge / innovation fees
DLD service pages list additional fixed fees such as title deed issuance and small “knowledge/innovation” fees.
4) Bank arrangement (processing) fee + valuation fee
Common market ranges:
- Bank arrangement fee: typically around 1% of the loan amount + 5% VAT
- Valuation fee: often AED 2,500–3,500 (VAT may apply)
5) Insurance (usually required)
Most lenders require:
- Life insurance linked to the loan
- Property/building insurance (or proof of coverage)
(Exact premiums vary by bank, property, and your profile.)
6) Early settlement fee (if you close/refinance early)
If you plan to refinance or sell early, know this cap: banks can charge a maximum 1% of the outstanding balance or AED 10,000 (whichever is less) for early settlement.
A simple “cash you need” formula
Before you even start viewings, estimate:
Cash needed ≈ Down payment + DLD transfer fee + mortgage registration + bank fees + valuation + misc admin
Example (for planning only)
Property price: AED 2,000,000
Max LTV for many resident expats (≤ AED 5m): 75% → Loan AED 1,500,000, down payment AED 500,000
Then add typical extras:
- DLD transfer fee: 4% of price = AED 80,000
- DLD mortgage registration: 0.25% of loan = AED 3,750
- Bank arrangement fee (example 1%): AED 15,000 + VAT
- Valuation: ~AED 2,500–3,500
- Title deed/admin/knowledge fees: smaller but real
This is why many expats who can afford the down payment still get stuck — the “transaction cash” is separate.
Step-by-step: how to get an expat mortgage in Dubai (the real sequence)
This is the smoothest path most expat mortgages follow:
Step 1: Get a mortgage pre-approval (before you sign anything)
Pre-approval tells you:
- Your likely borrowing limit
- Expected rate type (fixed/variable)
- Required down payment based on LTV
It also makes sellers take you seriously.
Step 2: Choose the right property type (completed vs off-plan)
- Completed homes are usually simpler for bank financing.
- Off-plan is more restrictive (often lower LTV).
Step 3: Sign the MOU / sale agreement and pay the deposit
In Dubai resale, buyers typically pay a deposit (commonly 10%, but terms vary by deal).
Step 4: Bank valuation + final credit approval
The bank’s valuation can change everything:
- If valuation comes in lower than purchase price, you may need extra cash.
Step 5: Final offer letter + sign mortgage documents
Once approved, you sign the facility documents and meet all conditions (insurance, salary transfer, etc.).
Step 6: Transfer ownership at a Real Estate Trustee / DLD process
DLD service steps generally involve document checks, fee payment, audit, and issuance of registration confirmation.
Step 7: Register the mortgage (DLD)
Your mortgage is recorded officially; the DLD mortgage fee applies.
Step 8: Collect title deed / complete post-transfer items
You’ll also want to confirm:
- Service charges
- DEWA setup (if applicable)
- Building insurance responsibilities
Fixed vs variable in 2026: what expats should actually decide
Most UAE variable mortgages are linked (directly or indirectly) to benchmarks like EIBOR, which influences borrowing costs across the market.
A practical way to decide:
- Fixed can help if you value payment stability (especially for the first 2–5 years).
- Variables can win if rates fall and you can tolerate payment movement.
In late 2025, the Central Bank cut its Base Rate in step with the Fed, which can feed into lending conditions.
Common mistakes expats make
- House-hunting before pre-approval: you waste weeks on properties you can’t finance.
- Budgeting only the down payment: Dubai fees can be significant (transfer + mortgage registration + bank fees).
- Ignoring valuation risk: a low valuation = surprise cash requirement.
- Not checking early settlement rules: if you might sell/refinance in 2–3 years, this matters.
- Buying “investment” as a second property without realizing the LTV drop: second properties are capped lower.
Final takeaway
If you plan three things properly — (1) LTV/down payment, (2) total fees, (3) the step order — getting a home loan in Dubai for expats becomes straightforward. The biggest wins usually come from: pre-approval early, budgeting the full transaction cash, and choosing a property that your bank will value and finance smoothly.
Get Your UAE Expat Mortgage Options — Free Assessment
Speak with a Credit Link advisor to check your eligibility, LTV, and real costs before you commit.
FAQs:
1. Can I get a housing loan in UAE for expat buyers with no Emirates ID?
Usually only via non-resident programs, which come with lower LTV and stricter checks.
2. What’s the minimum down payment an expat mortgage buyer take?
For many resident expats, the first-home cap implies at least ~25% (≤ AED 5m) or ~35% (> AED 5m), plus fees.
3. Do second homes need more cash upfront?
Yes — second/investment properties are capped at about 60% LTV, so you fund ~40%+ costs.
4. How much is Dubai mortgage registration?
DLD lists 0.25% of the mortgage value for the mortgage fee, plus other admin items.
5. Is there a penalty if I close my mortgage early?
There’s a cap: 1% of outstanding balance or AED 10,000 (whichever is less).
