Insights · Mortgages
What a bank
will lend you.
In Dubai, how much a bank will lend depends on the property as much as your income. The UAE Central Bank caps it at 80% of value for an expat's first home under AED 5 million, 70% above that, 60% for a second home or investment, and 50% for anything off-plan.
The four limits
- 80%
- First home, under AED 5M
- 70%
- First home, over AED 5M
- 60%
- Second home or investment
- 50%
- Off-plan, any value
UAE nationals get slightly higher limits: 85% and 75% on a first home, and 65% on a second home or investment property. Off-plan stays at 50% for everyone.
Price or valuation: the lower one counts
The bank applies its limit to whichever is lower: the price you agreed or its own valuation. If the valuation comes in below your price, the gap is added to the cash you need. That's one reason to budget for every cost early.
Get a pre-approval before you view
A mortgage pre-approval tells you what a bank will actually lend you, before you fall for a unit you can't finance. I ask buyers for it before we book a single viewing. Ask your bank how long yours stays valid; it varies by bank.
Questions buyers ask
How much can an expat borrow for a first home in Dubai?
Up to 80% of the value for a first home under AED 5 million, and 70% above that, under the UAE Central Bank's mortgage regulations.
What are the limits for UAE nationals?
85% for a first home up to AED 5 million, 75% above that, and 65% for a second home or investment property.
How much will a bank lend on off-plan property?
50% of the value, for every buyer, whatever the price or purpose.
Does the bank lend on the price or its valuation?
On the lower of the two. If the bank values the unit below your agreed price, the difference comes out of your own cash.
Sources, checked October 2026:
- UAE Central Bank, regulations regarding mortgage loans (loan-to-value limits)
- Property Finder, how much can I borrow (lower of price and valuation)