Mortgage for foreigners in the UAE in 2026
UAE banks lend to non-residents: 50-60% of the value of a completed home for up to 25 years at 4.85-5.5% a year. Fees and the agent's commission, 6-7% of the price, are paid only from your own funds.
Yes. UAE banks give mortgages to non-residents without a residence visa: usually 50-60% of the value of a completed home for up to 25 years. A rate fixed for 3-5 years is 4.85-5.5% a year in 2026. A mortgaged flat qualifies for an investor visa.
| Key facts | 2026 |
|---|---|
| Non-residents | eligible, no residence visa needed |
| Deposit | 40-50% for a non-resident, from 20% for a resident |
| Rate | 4.85-5.5% a year fixed for 3-5 years, then variable |
| Term | up to 25 years |
| Income | from $4,100-6,900 a month depending on the bank |
| Loan currency | dirham, pegged to the dollar |
| Purchase fees | 4% to the Land Department and 2% to the agent, not financed |
| Visa for buying | 2 years for any completed flat, 10 years from $550,000 |
Data checked: 07.10.2026
The UAE is one of the few markets where a bank will lend to a foreigner who does not live in the country and has no income there. A non-resident gets less than a resident: 50-60% of the value of a completed home against 80%. The flat itself is the security, and the dirham is pegged to the dollar, so there is no currency risk for those who earn in dollars.
The main thing to know before applying: the bank does not finance purchase fees. On top of the deposit you need another 6-7% of the price from your own funds. Below: which banks work with non-residents, what income is needed, how the deal goes and what visa a mortgaged flat gives.
We will calculate online the full purchase cost for your budget: taxes, fees and transaction costs.
Which banks lend to foreigners in the UAE
| Bank | Who qualifies | Terms |
|---|---|---|
| Emirates NBD, HSBC | non-residents from countries the bank works with | up to 50-60% of the value of a completed home |
| Mashreq | non-residents with income above the bank's threshold | up to 60-65% of the value, applications online |
| ADCB, First Abu Dhabi Bank | non-residents and residents with a residence visa | for residents up to 80% on a first home under $1.4 million |
| Islamic banks: Dubai Islamic Bank, Abu Dhabi Islamic Bank | those who need interest-free finance | the bank buys the home and sells it to the borrower in instalments with a mark-up |
For residents the loan limit is set by the Central Bank: a foreigner with a residence visa gets up to 80% of the value of a first home under $1.4 million and up to 70% above that, up to 60% on a second home and up to 50% on off-plan property. For non-residents banks set a lower bar themselves, and off-plan property is financed at no more than 50%.
The rate is usually fixed for 1-5 years and then becomes variable: the three-month Emirates interbank rate plus the bank's margin, usually about 2 points. Before the fixed period ends the loan can be moved to another bank.
Islamic finance works without interest: the bank buys the flat and sells it to you in instalments at a mark-up known in advance, or leases it to you with a purchase option. The payment is comparable to an ordinary mortgage.
Income requirements and documents
The bank looks at income abroad: a salary certificate and statements for 6 months, or company accounts for 2 years for an entrepreneur, and a credit report from your country of residence. The minimum income is from $4,100 a month, and from $6,900 at some banks.
All loan payments, including the future mortgage, must not exceed half of income. The loan must be repaid by the borrower's 65th birthday, or the 70th for an entrepreneur.
Documents for the application:
- a passport and proof of address in your country of residence
- a salary certificate and employment contract, or your company's documents and accounts
- personal bank statements for 6 months
- a credit report from your country of residence
- details of other loans and assets
- the memorandum of understanding for the purchase or the developer's contract
- a copy of the seller's title deed
Get approval in principle before choosing a flat: it is valid for 60-90 days and shows the amount you can count on. The deposit, usually 10% of the price, is paid after that.
How a mortgage purchase works: steps
- Submit income documents and get approval in principle for the amount.
- Choose a flat, sign a memorandum of understanding with the seller and pay the deposit.
- The bank orders a valuation and issues its final offer.
- Sign the loan agreement and open an account at the bank for payments.
- Obtain the developer's no-objection certificate for the sale.
- Register the transfer and the mortgage at a Land Department trustee office: the bank hands the seller the cheques, and the buyer receives the title deed.
From approval to registration usually takes 4-6 weeks. If the seller has their own mortgage, it is settled first, which adds a week or two.
A non-resident can complete the deal by power of attorney, but the bank account and the signature on the loan agreement more often require a visit in person.
Costs of buying and owning
| Item | Cost |
|---|---|
| Land Department fee | 4% of the price, own funds only |
| Agent's commission | usually 2% of the price plus VAT, own funds only |
| Mortgage registration | 0.25% of the loan amount |
| Trustee office fee | ~$1,100 |
| Property valuation for the bank | ~$690-960 |
| Bank's loan arrangement fee | up to 1% of the amount |
| Life and property insurance | every year, at the bank's rate |
| Our support | a manager will calculate it in the chat |
Since 1 February 2025 banks no longer finance the Land Department fee or the agent's commission. On a $410,000 flat that is about $16,400 and about $8,200 plus tax, paid from your own funds together with the deposit. With mortgage registration, the valuation and the bank's fee, costs come to 7-8% of the price.
For full early repayment the bank charges no more than 1% of the balance, capped at $2,800. An owner pays an annual service charge for the building; there is no property tax and no tax on rental income for individuals in the country.
Prices and the purchase process are in the article on buying an apartment in Dubai, and selecting a property on the page about property in the UAE for foreigners.
In Dubai the loan is based on the valuation, and 6-7% of the price is paid from your own funds
The law does not prevent you from applying to a bank on your own. But mistakes cost more than the fees: a valuation below the price leaves you short of part of the loan, fees you lack the cash for derail the registration, and a flat not completed by the filing date gives no visa. We match the bank to your passport and country of income, get approval in principle before the deposit, check the property and developer and see the deal and the visa through to the title deed.
The support fee depends on the purchase budget and the goal - a home, rental income or residence; a manager will calculate it in the chat.
Does buying property give residency in the UAE
Yes. Since 29 April 2026 any completed flat in sole ownership qualifies for a two-year investor visa. A home valued by the Land Department at $550,000 or more qualifies for a 10-year golden visa.
A mortgage does not get in the way: mortgaged and instalment properties qualify for the golden visa, and the bank issues a consent letter for it. What counts is the Land Department's valuation, not the contract price. More in the article on the UAE golden visa.
Restrictions for specific nationalities
The law lets foreigners of any country buy homes in freehold areas. But each bank has its own list of countries whose residents it lends to as non-residents: borrowers from countries under international sanctions and from high-risk countries are refused.
UAE banks lend to Russian citizens selectively and with enhanced checks: they ask about the source of funds and which banks the income comes through. Transfers from Russia are delayed, so the deposit and payments are best made from an account in a third country or in the Emirates. We match the bank to your passport and country of income before the deposit is paid.
The alternative: developer instalment plans
A developer's payment plan is the main way to buy off-plan property without a bank. The usual scheme: 10-20% on reservation, payments by construction stage and the balance on handover; some developers add 2-5 years of post-handover instalments, interest-free and with no income check.
Payments go only into the project's escrow account at a bank, and the contract is registered with the Land Department at the same 4% fee. The title deed is issued after full payment or with a note of the debt, so check in advance when the flat will count as completed for a visa.
This topic in other countries
Mortgages for foreigners in other countries:
- Mortgages for foreigners in Georgia in 2026
- Mortgages for foreigners in Serbia in 2026
- Mortgages for foreigners in Kazakhstan in 2026
- Mortgages for foreigners in Turkey in 2026
- Mortgage for foreigners in Spain in 2026
- Mortgage for foreigners in Thailand in 2026
- Mortgage for foreigners in Armenia in 2026
About this country:
- Buying an apartment in Dubai: prices, costs and residency
- Property in the UAE for foreigners
- UAE golden visa
- UAE: residence, taxes and life
- Taxes in the UAE
- Living in Dubai: cost and areas
- Personal bank account in the UAE
FAQ
Can foreigners get a mortgage in the UAE?
What deposit does a non-resident need for a mortgage in Dubai?
What are mortgage rates in the UAE in 2026?
What income is needed for a mortgage in the UAE?
Can purchase fees in Dubai be financed?
Does a mortgaged flat give a UAE visa?
Can I get a mortgage on an off-plan flat in Dubai?
Which is better in the UAE: a mortgage or a payment plan?
Don’t want to figure this out alone?
We handle the whole process end to end: we check your documents, match a program to your situation and give you honest timelines and costs. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
The Murblz consultant replies straight away in the chat on this page. Describe your situation and we will work it out together.
Free consultation