Non-resident mortgages in the UAE: how much you can borrow, 2026 rates, fees and how to apply
Can non-residents get a UAE mortgage? Yes, usually 50% to 60% of the price. Bank LTVs, dated 2026 rates, fees, documents and off-plan handover finance.
In this guide
Yes, non-residents can get a mortgage in the UAE. Several banks lend to buyers who live abroad, but on tighter terms than residents receive: expect to borrow 50% to 60% of the property's value, against up to 80% for an expatriate living in the UAE. Published rates in 2026 start at about 4% fixed and follow EIBOR afterwards, and most banks lend only on completed property or at handover. This guide sets out the caps, dated rate examples, fees and the application process as of 12 November 2026. It is general information, not financial advice.
Pounds are shown at £1 = AED 4.88, the rate on 12 November 2026.
Can a non-resident get a mortgage in the UAE?
Yes. Lenders with non-resident programmes include HSBC, Emirates NBD, Mashreq, First Abu Dhabi Bank and RAKBANK, according to bank pages and Holo's July 2026 comparison. Three things differ from a resident application:
- Eligibility is narrower. HSBC lends to non-residents who hold, or qualify for, its Premier or Private Bank account. Other banks restrict by nationality and country of residence.
- Income is assessed from abroad. The bank relies on your home-country payslips, accounts and credit record.
- The loan is smaller relative to the price.
Policies change and differ by bank, so a broker who places non-resident cases regularly is worth using. Brokers in the UAE are normally paid by the lender.
How much can a non-resident borrow?
There are two layers. The Central Bank of the UAE sets maximum loan-to-value (LTV) ratios for all mortgage lending, and each bank then applies its own, lower, limits to non-residents. The Central Bank's rulebook was not accessible to us when we checked, so the caps below are as published by lenders and brokers in 2026.
| Borrower | Maximum loan | Source and date |
|---|---|---|
| UAE national, first home | Up to 85% | Emirates NBD key facts statement, February 2026 |
| Expatriate resident, first home up to AED 5 million | Up to 80% | Emirates NBD; Holo, May 2026 |
| Expatriate resident, home above AED 5 million | About 70% | Holo; Betterhomes, March 2026 |
| Expatriate resident, second home or investment | About 60% | Betterhomes, March 2026 |
| Non-resident | 50% to 60% across the market | Holo, July 2026 |
| Non-resident at HSBC | Up to 60% | HSBC UAE, viewed 12 November 2026 |
| Off-plan under construction | A lower cap applies, widely quoted as 50% | Confirm with the lender |
Sources disagree on one bank. Betterhomes (March 2026) reports Mashreq at up to 50% for non-residents; Holo (July 2026) reports 65%. Treat any single figure as a starting point and ask for the bank's current offer in writing.
Other limits that apply whichever bank you use, as reported by Betterhomes and Holo:
- Debt burden. Total monthly debt repayments, including the new mortgage, may not exceed 50% of income.
- Term. Up to 25 years, ending before about age 65 for employees and 70 for the self-employed.
- Income multiple. Lenders generally allow up to about seven times annual income.
What that means in cash
On a completed AED 2 million (£410,000) apartment:
| Expat resident at 80% | Non-resident at 60% | Non-resident at 50% | |
|---|---|---|---|
| Loan | AED 1,600,000 | AED 1,200,000 | AED 1,000,000 |
| Deposit | AED 400,000 | AED 800,000 | AED 1,000,000 |
| Deposit in sterling | £82,000 | £164,000 | £205,000 |
Purchase and mortgage costs of roughly 7% of the price come on top and cannot be assumed into the loan. The breakdown is in our Dubai buying costs guide.
What are UAE mortgage rates in 2026?
UAE mortgage rates are built on EIBOR, the Emirates Interbank Offered Rate. A variable loan is EIBOR plus a fixed margin. A fixed loan holds one rate for one to five years and then reverts to EIBOR plus a margin for the rest of the term.
Dated examples from published sources:
| Source | Rate | Date |
|---|---|---|
| HSBC, variable | Three-month EIBOR + 0.99%, illustrated as 3.70% + 0.99% = 4.69% | Viewed 12 November 2026 |
| HSBC, fixed | 4.05% for the fixed period, then three-month EIBOR + 1.09% | Viewed 12 November 2026 |
| Emirates NBD, indicative range | 3.99% to 9.99% | Key facts statement, February 2026 |
| Emirates NBD, example | 3.99% fixed for three years, then one-month EIBOR + 1.99% | Key facts statement, February 2026 |
| Market, resident borrowers | Fixed from 3.89% to 3.99%; variable margins of 1.00% to 1.50% over EIBOR | Holo, 3 July 2026 |
Holo put three-month EIBOR at about 3.69% in June 2026, down from 4.6% to 4.9% in 2024.
These are resident headline rates. HSBC states that the rate you are offered depends on the loan-to-value and on whether you live outside the UAE, so a non-resident should expect to be quoted above the headline. Two points matter more than the first number:
- The follow-on margin. A low fixed rate with a 1.99% margin afterwards can cost more over the term than a slightly higher fixed rate with a 1.09% margin.
- Sensitivity. Emirates NBD's own example shows the monthly payment on an AED 800,000 loan moving from AED 3,791 with EIBOR at 1% to AED 7,264 with EIBOR at 8%.
Monthly repayments on a AED 1 million loan over 25 years:
| Rate | Monthly repayment |
|---|---|
| 3.99% | AED 5,273 (£1,080) |
| 4.69% | AED 5,667 (£1,160) |
| 6.23% | AED 6,584 (£1,350) |
The dirham is pegged to the US dollar. If you earn in sterling or euros, your repayments move with the exchange rate as well as with EIBOR. Try your own figures in the mortgage calculator.
What documents does a non-resident need?
Published lists are short. Mortgage Finder asks non-residents for six months of bank statements showing affordability, proof of income and a passport copy. Holo notes that Mashreq also asks for a home-country credit report and full know-your-customer checks.
In practice, prepare:
- passport, and proof of your home address
- six months of personal bank statements
- recent payslips and an employer letter, or two years of accounts if you are self-employed
- a credit report from your home country
- evidence of where the deposit comes from
- the sale agreement, once you have one
HSBC notes that the loan document needs a signature in person, so plan a trip or a power of attorney around completion.
How does pre-approval work?
Get an approval in principle before you agree a price. On a resale you will be asked to sign a sale agreement and lodge a deposit, typically 10% of the price, and you do not want that at risk while a bank decides.
- Approval in principle. HSBC says its application takes about an hour on average, is usually free and does not affect your credit score. Betterhomes puts a typical pre-approval at three to five working days.
- Validity. Typically 60 to 90 days, according to Holo.
- Full approval. The bank values the property and issues an offer. HSBC allows up to 14 working days to arrange the loan; Betterhomes puts approval and transfer together at three to five weeks.
- Cooling-off. Emirates NBD's key facts statement gives a five-business-day cooling-off period after you sign the offer, which you can waive.
What fees come with a UAE mortgage?
| Fee | Amount | Source |
|---|---|---|
| Arrangement or processing fee | Up to 1% of the loan + 5% VAT | Emirates NBD, February 2026 |
| 1% (0.5% for Premier and Private Bank), minimum AED 5,000, + VAT | HSBC | |
| Valuation | AED 2,625 including VAT | HSBC |
| AED 3,150 including VAT, completed property | Emirates NBD | |
| DLD mortgage registration | 0.25% of the loan + AED 270 | Dubai Land Department |
| Late payment | AED 420 including VAT per missed instalment | Emirates NBD |
| Mortgage release at the end | AED 1,000 + AED 270, plus a AED 300 service fee + VAT | Dubai Land Department |
The DLD's mortgage registration page also lists a service-partner fee of AED 4,000 plus VAT, or AED 5,000 plus VAT where the mortgage is registered against an off-plan (Oqood) unit. Ask the bank whether that is charged separately in your transaction.
On a AED 1 million loan, expect about AED 16,400 (£3,370): AED 2,770 to the DLD, up to AED 10,500 to the bank and about AED 3,150 for the valuation.
Early settlement charges
Early repayment charges are capped. Both banks we checked charge 1% of the outstanding balance or AED 10,000, whichever is lower, plus VAT (1.05% or AED 10,500 with VAT). Emirates NBD applies the same cap to partial settlements. HSBC allows overpayments of up to 25% of the balance each calendar year without a fee.
So selling or refinancing after a few years costs at most AED 10,500 in bank charges, plus the DLD's release fee.
Life and property insurance
Banks require cover and usually collect it monthly with the repayment. Emirates NBD's example is:
- Life insurance: 0.0171% of the outstanding loan per month, which is AED 136.80 a month on AED 800,000, falling as the balance falls. It covers the loan on death or permanent total disability.
- Property insurance: 0.01% of the property value per month plus VAT, which is AED 105 a month on a AED 1 million property.
Rates differ between banks and by age. Ask whether you may assign your own policy instead.
Can you get a mortgage on an off-plan property?
This is where expectations most often go wrong.
During construction, bank finance is limited. Holo notes that Emirates NBD finances off-plan on selected projects only. The Dubai Land Department does have procedures for it, including registering a sale together with an initial mortgage and paying mortgage funds into the project's escrow account, but few overseas buyers fund construction instalments this way.
At handover, most banks will lend. Betterhomes notes that banks generally release the mortgage near handover, once the property is complete and registered. A buyer on a 60/40 plan, for example, pays 60% in cash during construction and applies for a mortgage to fund some or all of the 40% handover payment.
Three risks to plan for:
- You cannot lock it in. A pre-approval lasts 60 to 90 days and handover may be three years away. Lending policy for your nationality or income type can change in between.
- Valuation. The loan is a percentage of the bank's valuation at handover, not of your contract price. In a weaker market, as parts of Dubai saw during 2026, a valuation below the contract price leaves a gap you must fill in cash.
- Timing. Developers set a deadline for the handover payment. Start the application as soon as the developer gives notice of completion.
Have a fallback. A buyer who can only complete if a 50% mortgage arrives on time is exposed. See off-plan vs ready property for the wider trade-offs.
What are the alternatives to a UAE mortgage?
- Developer payment plans. Most off-plan homes are sold with staged payments, and some continue for years after handover. There is no credit check and no stated interest, but the cost is reflected in the price and the developer has contractual remedies if you fall behind. Our guide to off-plan payment plans explains the structures, and the payment plan calculator turns one into a cash schedule.
- Borrowing at home. Raising money against property or other assets in your home country means borrowing in the currency you earn, from a lender that already knows you. The debt is secured at home, so your home is what is at risk, and the UAE property is bought as a cash purchase.
- Buying smaller, in cash. With deposits of 40% to 50% required anyway, some overseas buyers find a cheaper unit bought outright is the simpler position.
A short checklist
- Ask two or three lenders, or a broker, whether they lend to your nationality, country of residence and income type.
- Get the LTV, the fixed rate, the follow-on margin and every fee in writing.
- Obtain an approval in principle before you commit a deposit.
- Hold the deposit plus about 7% for costs in cleared funds, and plan the currency transfer.
- For off-plan, decide now how you will pay the handover instalment if no mortgage is available.
If you want help comparing a payment plan against a handover mortgage on a specific development, contact us.
If you live in the UAE, the caps and criteria are different: see our guide to mortgages for UAE residents.
