Yes, a foreigner without a UAE visa can get a mortgage in Dubai. But the terms are noticeably stricter than for residents: banks usually finance 50–65% of the price, ask you to prove income for several years and do not accept every nationality. Here is how it works in 2026, which banks lend to non-residents and what it all costs.
How much a bank can lend
The UAE Central Bank caps the loan-to-value ratio (LTV) for all buyers. Its rules set no separate limit for non-residents — each bank sets its own, and it is always lower.
| Buyer | Maximum loan |
|---|---|
| Expat resident, first home up to AED 5m | 80% |
| Expat resident, first home above AED 5m | 70% |
| Second and further homes | 60% |
| Off-plan, all buyers | 50% |
| Non-resident | usually 50–65%, depending on the bank |
The maximum term is 25 years, and monthly payments on all debts cannot exceed 50% of income. The maximum age at the end of the loan is set by the bank — at Mashreq, for example, it is 70.
Banks that lend to non-residents
| Bank | Loan-to-value | Term | What matters |
|---|---|---|---|
| Mashreq | up to 65% per the bank’s key facts sheet | up to 25 years | processing fee 1.05% incl. VAT, loans up to AED 10m |
| HSBC | up to 60% | — | Premier and Private Banking clients only |
| ADCB | up to 50% | up to 15 years | rates “from 3.99%”; a limited list of eligible nationalities |
| First Abu Dhabi Bank | — | up to 25 years | loans up to AED 10m, free pre-approval |
| Dubai Islamic Bank | per programme terms — check with the bank | — | Islamic finance, an option without salary transfer |
Bank terms change, and figures in banks’ own materials sometimes differ. Final terms are only ever fixed in the bank’s personal offer.
What money costs in 2026
Most UAE mortgages are linked to EIBOR. From 17 September 2026 the UAE Central Bank raised its base rate to 3.90%, following the Fed, and 3-month EIBOR stood at about 4.35% on 25 September. A variable mortgage rate is EIBOR plus the bank’s margin, usually reset quarterly. A fixed rate applies for the first 1–5 years, after which the loan moves to variable.
Set-up costs
| Item | Amount |
|---|---|
| Bank processing fee | about 1% of the loan (Mashreq 1.05% incl. VAT) |
| Bank valuation | about AED 2,625 incl. VAT |
| Mortgage registration at the Dubai Land Department | 0.25% of the loan + about AED 290 |
| Trustee office | AED 4,000 + VAT |
| Life and property insurance | annual; at Mashreq, for example, 0.165% and 0.06% |
| Early settlement | no more than 1% of the balance and no more than AED 10,000 — a Central Bank cap |
These come on top of the usual purchase costs — the 4% registration fee and the rest, covered in my article on taxes and owner costs.
Documents
- Employees: passport, salary certificate, 6 months of bank statements, 2 years of tax returns, credit report.
- Business owners: 2 years of audited company accounts, 12 months of statements, incorporation documents and licence.
Some banks ask for tax returns attested by the UAE Ministry of Foreign Affairs if your country is not on their list.
The process
- Pre-approval: the bank reviews your income and tells you how much you can borrow.
- Choosing the property and signing with the seller.
- Bank valuation.
- The bank’s final offer and the loan agreement.
- Registration of the sale and the mortgage at the Dubai Land Department — on the same day.
My view
A non-resident mortgage in Dubai works, but it is not always the best option. Rates are above 4% today, the down payment is 35–50%, plus set-up costs. For off-plan, a developer payment plan is often more convenient: it can be interest-free and needs no proof of income. For a ready property bought to rent out, I always advise checking first whether the rent covers the loan payment.
My team can help you choose a property for your budget and compare bank terms. Leave a request.
Information as of September 2026; not financial advice. Sources: UAE Central Bank mortgage regulations, UAE Central Bank fee caps, Mashreq KFS, June 2026, HSBC UAE, ADCB, FAB, Dubai Islamic Bank, Dubai Land Department — mortgage registration, Central Bank base rate, 16.09.2026, EIBOR, 25.09.2026.
