Buying property as a UAE national: housing programmes, loans and where you can own
For Emirati buyers: the Sheikh Zayed Housing Programme, MBRHE in Dubai and the Abu Dhabi Housing Authority, how they combine with a bank mortgage, nationals' loan limits and where you can own.
In this guide
A UAE national buys a home through the same land registration process as anyone else, but with three advantages: wider rights over where you can own, higher limits on bank lending, and access to government housing programmes that no other buyer can use. This guide sets out each one, then how a government housing loan and a bank mortgage fit together. Programme terms change and depend on your circumstances, so treat this as a map of what exists, checked against official pages and banks' published terms on 13 November 2026, and confirm your own eligibility with the programme concerned. It is general information, not financial or legal advice.
Where can a UAE national own property?
Each emirate makes its own ownership law, and every one of them reserves its widest rights to UAE nationals.
| Emirate | UAE nationals | Other nationalities | Law |
|---|---|---|---|
| Dubai | Anywhere in the emirate (as are GCC nationals) | Areas designated by the Ruler only | Law No. 7 of 2006, Article 4 |
| Abu Dhabi | Ownership in general is reserved to UAE nationals | Investment zones designated by the Executive Council | Law No. 19 of 2005, as amended by Law No. 13 of 2019 |
| Sharjah | Ownership limited to UAE and GCC nationals | Approved projects and other exceptions; otherwise usufruct | Law No. 5 of 2010, as amended by Law No. 2 of 2022 |
In practice this means a citizen can buy in established neighbourhoods outside the designated freehold areas, where buyers of other nationalities cannot own, as well as anything on the freehold market. Much of the new-build stock sold by developers is in freehold areas open to every buyer, so the extra right matters most for resale villas and land.
Citizens' land and housing plots
Land for citizens is allocated by the emirate housing bodies, not bought on the open market:
- Dubai. The Mohammed bin Rashid Housing Establishment (MBRHE) provides residential plots, government houses and ready houses, according to the federal portal u.ae.
- Abu Dhabi. Iskan Abu Dhabi, the Abu Dhabi Housing Authority's service centre, handles residential land, housing grants and loans. ADHA's May 2025 package included about 9,000 residential plots.
Granted property comes with conditions. In Dubai, Article 19 of Law No. 2 of 2023 states that no beneficiary may dispose of a granted dwelling or land plot in a way that transfers ownership without the Ruler's approval. Plan on the basis that a granted home is a home to live in, not an asset to trade.
How much can a national borrow from a bank?
The Central Bank of the UAE caps mortgage lending as a share of value. Nationals are allowed five percentage points more than expatriates in every category:
| Property | UAE national | Expatriate |
|---|---|---|
| First home, AED 5 million or less | 85% | 80% |
| First home, above AED 5 million | 75% | 70% |
| Second or later home | 65% | 60% |
| Off-plan, any buyer | 50% | 50% |
The same Central Bank rules apply the 50% debt-burden ratio to everyone: total monthly debt repayments may not exceed half of your income, and repayments after retirement must fit within half of your retirement income. The longest term is 25 years. Banks set their own salary minimums; Emirates NBD's first-time buyer offer asks nationals for AED 10,000 a month, against AED 15,000 for expatriates. Our guide to mortgages for UAE residents covers rates, fees and documents.
On a AED 2 million first home, the minimum deposit is AED 300,000 for a national, against AED 400,000 for an expatriate.
The Sheikh Zayed Housing Programme (federal)
The Sheikh Zayed Housing Programme (SZHP) was established in 1999 and has been run by the Ministry of Energy and Infrastructure since the two merged in 2020. The federal portal describes:
- Loans: interest-free, repayable over 25 years, for citizens with low incomes.
- Grants: non-repayable assistance for those most in need.
- Priority groups: orphans, widows, the elderly and people of determination.
Between January and September 2025 the ministry issued 2,971 housing approvals: 522 grants, 595 government housing loans, 4 government housing grants or benefits and 1,830 housing finance approvals.
The bank route
Much SZHP finance is now delivered through banks. Emirates NBD's published terms describe how it works:
| Term | Emirates NBD's SZHP home finance |
|---|---|
| Who | UAE nationals on the list SZHP provides to the bank |
| Interest-free portion | Up to AED 800,000, at a rate subsidised by SZHP |
| Above AED 800,000 | Available subject to eligibility, at a commercial rate linked to EIBOR |
| Maximum term | 25 years |
| Property | Ready homes developed by SZHP; ready homes from a developer or the secondary market; self-construction on an owned or gifted plot |
| Timing | Typically 7 to 10 working days for approval once all documents are in |
The first step is an application for housing assistance to the Ministry of Energy and Infrastructure, which decides eligibility and the type of support. Only once you are approved and on its list can a partner bank process the finance.
Dubai: the Mohammed bin Rashid Housing Establishment
The MBRHE, established in 2007, serves Dubai's citizens. It now operates under Dubai Law No. 2 of 2023, which sets out:
- Who it serves. A UAE national holding a family book (khulasat qaid) issued in Dubai. Detailed conditions and the values of each service are set by an implementing bylaw.
- What it provides. Housing units and compounds allocated or rented to beneficiaries; interest-free loans and grants to build or buy a home, or to maintain, extend or rebuild one; and the waiving, reduction or instalment payment of land and housing fees.
- Repayment. A loan becomes fully payable if twelve instalments are missed, consecutive or not. The Ruler or the Chairman of the Executive Council may exempt beneficiaries from repayment in whole or part; in February 2026, 316 citizens were exempted from housing loan repayments.
The MBRHE also publishes seven standard villa designs in different sizes, guidance contracts for building a home and a loan calculator on its website. Applications and status checks are handled through its eServices. We have not stated a maximum loan amount here because we could not find one on the MBRHE's own pages; ask the establishment for the current figure for your case.
Abu Dhabi: the Abu Dhabi Housing Authority
The Abu Dhabi Housing Authority (ADHA), created in December 2012, runs the emirate's housing loans and grants through Iskan Abu Dhabi. Its published terms, as of its May 2025 and June 2026 announcements:
| Feature | Terms |
|---|---|
| Housing loan | Up to AED 1.75 million |
| Community support subsidy | AED 250,000, deducted automatically and retroactively from housing loans totalling AED 1.75 million, under the 2023 housing benefits policy |
| Repayment period | Extended to up to 30 years |
| Monthly deduction | For loans issued after 2015, capped at 10% of total income and AED 10,000 a month, from September 2025 |
| Deferred-payment purchase loan | For low-income citizens aged 25 to 45 |
| Citizens over 45 | Eligible for ready-built home grants in capital projects |
| Top-up finance | ADIB offers up to AED 500,000 of additional home finance to eligible ADHA beneficiaries, with the Abu Dhabi Government covering 50% of the murabaha profit |
| Designs | The Bayti initiative offers 58 pre-approved house designs |
ADHA's May 2025 package, approved under the directives of the UAE President, covered 14 new housing projects, 26,000 homes for Abu Dhabi citizens and 35,000 housing benefits over five years, with a budget of AED 82.7 billion. ADHA cites UAE Government data putting home ownership among nationals at 91% in 2025.
Sharjah, Ras Al Khaimah and the other emirates
- Sharjah: the Department of Housing, Government of Sharjah.
- Ras Al Khaimah: the Sheikh Saud Housing Programme.
Each programme serves citizens of that emirate on its own conditions; check directly with the body concerned. For the other emirates, the federal portal lists the Sheikh Zayed Housing Programme as the federal route.
Combining a government loan with a bank mortgage
Most families buying above the level of a government loan combine sources:
- Government finance first. The interest-free or subsidised portion, such as SZHP's AED 800,000 or an ADHA loan.
- A commercial top-up. The bank lends the balance at its own rate, inside the Central Bank's loan-to-value and debt-burden limits.
- Savings for the rest. The deposit and purchase costs.
Example, using published figures only: a citizen approved for SZHP bank finance buying a ready AED 1.6 million home could fund the first AED 800,000 interest-free and the next portion at a commercial rate. If the bank applies the 85% first-home cap to the total, it would lend up to AED 1,360,000, leaving AED 240,000 plus fees from savings. Whether the bank will lend the full top-up depends on income and existing debts.
Buying in Dubai as an Emirati
The purchase process is the one every buyer follows: agree a price, register at the Dubai Land Department and pay its 4% fee. A few points are specific to citizens:
- First-Time Home Buyer Programme. Open to nationals who own no freehold home in Dubai, for homes under AED 5 million. The DLD states that Emirati citizens receive additional benefits. See buying your first home in Dubai.
- Housing fee. UAE nationals are exempt from the Dubai Municipality housing fee, according to Bayut.
- Visas are irrelevant. Property visa thresholds do not apply to you, though they may matter for a non-national spouse or relatives you plan to house.
For buying elsewhere, see buying property in Abu Dhabi, Sharjah and Ras Al Khaimah. If you are considering a second home to let, the Central Bank's 65% cap applies and our rental yields guide covers the numbers.
A checklist for Emirati buyers
- Confirm which housing body serves you, by the emirate on your family book.
- Apply for housing assistance before you commit to a purchase, and get the decision in writing.
- Ask your bank how it combines government finance with its own lending, and for a pre-approval on the top-up.
- Check the property's tenure and, for a granted plot or house, the conditions attached to it.
- Budget the 4% DLD fee and other costs in cash; see Dubai property buying costs.
If you would like a full cost breakdown for a specific home, including how a housing loan and a mortgage would combine, contact us. Our advisers are salaried, not paid on commission.
