New purchase mortgage
Conventional or Islamic financing for a ready resale property or a completed off-plan unit. Highest LTVs and broadest bank selection. Pre-approval first, property second.
UAE Property Mortgages.
Independent advisory across the UAE's major lenders — residents, non-residents, and Golden Visa investors. Current data, current rates, June 2026.
85%
Maximum LTV
4.99%
Starting rate (June 2026)
25 yrs
Maximum tenor
50%
Maximum DBR
How Oplus works
A senior mortgage advisor, not a single bank
Oplus International Realty arranges UAE property mortgages for residents, non-residents and Golden Visa investors. We compare live offer letters from the major UAE banks side by side — rate, tenor, processing fee, valuation route, early-settlement terms — and present a recommendation in writing. There is no fee to you for the comparison.
Oplus has handled UAE mortgage transactions across Abu Dhabi and Dubai for residents, expats and overseas investors. The pattern we see most often: clients shop a single bank, sign in three weeks, and discover six months later that a different lender would have priced 0.4–0.7% lower for the same profile. The fix is independent advice before the SPA, not after.
This guide reflects current Central Bank of the UAE (CBUAE) rules, current Dubai Land Department and ADREC fee schedules, and current published bank rate cards as of June 2026. For wider market context, see our UAE real estate investor guide.
CBUAE caps
Loan-to-value (LTV) caps by buyer profile
The Central Bank of the UAE sets the legal maximum a bank can lend against a property. Banks may offer less, never more.
| Buyer profile | Property value | 1st property LTV | 2nd+ property LTV |
|---|---|---|---|
| UAE national | Up to AED 5,000,000 | 85% | 65% |
| UAE national | Above AED 5,000,000 | 75% | 65% |
| Expat resident | Up to AED 5,000,000 | 80% | 60% |
| Expat resident | Above AED 5,000,000 | 70% | 60% |
| Non-resident | AED 750K+ (selected banks) | 50–60% | — |
| Off-plan (any profile) | Any | 50% | 50% |
Source: CBUAE Mortgage Regulation 31/2013 and subsequent amendments, current to June 2026.
Indicative rates · June 2026
What UAE mortgage products cost today
Ranges below are drawn from published rate cards of the major UAE lenders. Actual offer depends on credit profile, salary, property and bank promotions.
| Product | Rate range | Notes |
|---|---|---|
| 1-year fixed period | 4.99% – 5.49% | Best promotional rates; resets to variable after year 1. |
| 3-year fixed period | 5.25% – 5.99% | Most common fixed product; rate certainty for medium term. |
| 5-year fixed period | 5.49% – 6.25% | Longer rate certainty; small premium over 3-year fixed. |
| Variable (EIBOR + margin) | 5.49% – 6.99% | Floats with 1-month or 3-month EIBOR; margin set by bank. |
| Islamic (Murabaha / Ijarah) | 4.99% – 6.49% | Profit-rate structure; total cost comparable to conventional. |
Source: Aggregated from official rate cards of FAB, Emirates NBD, ADCB, Mashreq, DIB, ADIB, HSBC UAE, Standard Chartered UAE, CBD, RAK Bank, Emirates Islamic and Sharjah Islamic Bank, June 2026.
Mortgage products
The six routes Oplus arranges
Each route has a specific buyer profile and a specific bank shortlist. We match yours to the right product before the documents go out.
Off-plan mortgage
Financing for under-construction property. CBUAE caps off-plan LTV at 50% for all buyer profiles. Some banks finance only after a specified construction milestone; others lend from launch.
Buyout / refinance
Transfer your existing mortgage to a new bank for a better rate or reduced fees. Early settlement of the current loan is capped at 1% or AED 10,000 by CBUAE — often cheaper than the rate savings.
Equity release
Release cash against equity in an owned UAE property — for renovations, business capital, or a second purchase. Same DBR and CBUAE LTV rules apply on the combined balance.
Non-resident mortgage
For overseas investors. Selected banks (HSBC, Standard Chartered, FAB, Mashreq, DIB) lend on properties from approximately AED 750,000 at 50%–60% LTV with comparable rates to resident products.
Self-employed mortgage
For trade-license holders. Banks typically require 12 months of business bank statements and audited financials. LTV caps match resident profiles; rates may carry a small premium.
The process
Pre-approval to keys, in eight steps
Realistic timelines and CBUAE-anchored rules at every stage. Oplus runs the multi-bank coordination in parallel to compress the calendar.
Pre-qualification
Oplus reviews your income, employment, and existing debts against CBUAE DBR (50% maximum) to estimate your eligible mortgage amount before you shortlist property.
1–2 daysBank pre-approval
Submit documents to two or three pre-screened banks. Approval letters are typically valid for 60 days and let you negotiate from a stronger position.
3–7 working daysProperty selection & SPA
Identify the property, sign Form F (resale) or developer SPA. Pay a reservation fee (typically AED 10,000) to lock the unit.
VariableValuation
Bank-appointed RICS-style valuer assesses the property. Cost AED 2,500–3,500. Final loan amount may adjust to bank valuation, not purchase price.
5–10 working daysFinal offer letter
Bank issues the binding offer letter with rate, tenor, repayment schedule and conditions. Review carefully — early settlement fees are capped by CBUAE at 1% or AED 10,000.
3–5 working daysDLD / ADREC registration & disbursement
Pay down payment, DLD fee (4% Dubai, 2% Abu Dhabi), mortgage registration (0.25% + AED 290). Bank disburses to seller or developer; title transfers in your name.
1–2 daysHandover & insurance
Take possession after snagging. Life insurance is mandatory; property insurance is required by most banks. Premiums are typically 0.4%–0.8% of the loan annually.
Same weekOngoing servicing
Monthly installments via standing instruction or PDC. Oplus offers complimentary annual rate reviews — if market rates fall meaningfully, we coordinate refinancing or buyout to a competing bank.
Throughout tenor
Live calculation
UAE mortgage EMI calculator
Indicative monthly installment, total interest, and full cash-to-close — including DLD fees, valuation and life insurance. Adjust sliders to see live updates.
Monthly installment (EMI)
—
Loan amount
—
Down payment
—
Total interest payable
—
Cash to close (incl. fees)
—
Includes: down payment, DLD/ADREC transfer fee, 0.25% mortgage registration + AED 290, AED 4,200 trustee, 1% processing, AED 3,000 valuation. Excludes agency commission (2% + VAT).
Total cost of ownership
Every fee, line by line
A UAE mortgage is more than the rate. Itemized below: government fees, bank fees, insurance, and recurring costs.
| Cost item | Amount | Source / note |
|---|---|---|
| DLD transfer fee (Dubai) | 4% of purchase price | Dubai Land Department |
| ADREC transfer fee (Abu Dhabi) | 2% of purchase price | ADREC |
| Mortgage registration (Dubai) | 0.25% of loan + AED 290 | Dubai Land Department |
| Trustee fee (transfer) | AED 4,200 (>500K property) | DLD trustee schedule |
| Bank processing fee | 0.25% – 1.25% of loan | Bank rate card; often negotiable |
| Property valuation | AED 2,500 – 3,500 | Bank valuer schedule |
| Life insurance (annual) | 0.4% – 0.8% of loan | Insurer; varies by age and tenor |
| Property insurance (annual) | 0.05% – 0.15% of value | Insurer; mandatory for most banks |
| Real estate agency commission | 2% of purchase price + 5% VAT | Standard UAE market rate |
| Early settlement fee | 1% of outstanding or AED 10,000 (lower) | CBUAE cap |
Lender coverage
The UAE banks Oplus compares for you
Twelve major lenders, conventional and Islamic. For each application we shortlist two or three based on your profile and the property.
First Abu Dhabi Bank (FAB)
Emirates NBD
Abu Dhabi Commercial Bank (ADCB)
Mashreq
Dubai Islamic Bank (DIB)
Abu Dhabi Islamic Bank (ADIB)
HSBC UAE
Standard Chartered UAE
Commercial Bank of Dubai (CBD)
RAK Bank
Emirates Islamic
Sharjah Islamic Bank
Common questions
What buyers ask Oplus most often
Ten questions, each answered with current CBUAE rules and current rate context.
The Central Bank of the UAE (CBUAE) caps mortgages for expat residents at 80% LTV on first-property purchases below AED 5 million, and 70% LTV above that threshold. Second properties are limited to 60% LTV. Off-plan property of any value is capped at 50% LTV. Non-resident expats typically qualify for 50%–60% LTV depending on the lending bank and property type.
As of June 2026, UAE mortgage rates start from approximately 4.99% on 1-year fixed-period products and range up to 6.99% on long-term variable EIBOR-linked products. Islamic mortgage profit rates currently sit in a comparable 4.99%–6.49% band. Actual rates depend on credit profile, salary, property type, and current bank promotions — Oplus runs a side-by-side comparison across our partner banks for every client.
Yes. Several UAE banks — including HSBC, Standard Chartered, FAB, Mashreq and DIB — lend to non-residents on properties valued from approximately AED 750,000. Maximum LTV ranges 50%–60% depending on the bank, with 25-year maximum tenors. Documentation includes passport, six to twelve months of bank statements, employer income confirmation, and a credit report from the country of residence. Pre-approval can be arranged remotely.
Maximum mortgage tenor in the UAE is 25 years, subject to maximum age at loan maturity: 65 for expat residents and 70 for UAE nationals. Self-employed applicants are typically capped at age 65 (expats) or 70 (citizens) regardless of nationality. CBUAE also enforces a Debt Burden Ratio (DBR) maximum of 50% of verifiable monthly income across all bank debt.
Conventional mortgages charge interest on the outstanding loan balance, calculated against either an EIBOR-linked or fixed-period rate. Islamic mortgages use Murabaha (cost-plus sale) or Ijarah (lease-to-own) structures, charging a profit margin instead of interest under Sharia compliance. Total cost over the loan life is typically comparable; documentation, repayment behaviour, and early-settlement mechanics differ. Both products qualify for the same CBUAE LTV caps.
Yes. UAE banks accept refinancing applications and "buyout" transfers from competing lenders. Refinancing involves a new valuation, new DLD or ADREC mortgage registration, and bank processing fees of 0.25%–1% on the new loan. CBUAE caps the early settlement fee on the original loan at 1% of outstanding or AED 10,000, whichever is lower. Net savings depend on the rate gap and remaining tenor.
Salaried residents need passport, Emirates ID, residence visa, salary certificate, six months of bank statements, three to six payslips, and a liabilities letter from current bank. Self-employed applicants additionally need a trade licence, twelve months of business bank statements, and audited financials. Non-residents need passport, six to twelve months of bank statements from country of residence, employer income confirmation, and overseas credit report.
Pre-approval typically takes 3–7 working days. Once you sign an SPA, property valuation takes 5–10 working days. The final offer letter and disbursement follow within 1–2 weeks. End to end, expect 4–8 weeks from initial pre-approval to keys in hand for a ready property, longer for off-plan. Oplus handles the multi-bank coordination on your behalf to compress timelines.
Debt Burden Ratio (DBR) is the percentage of monthly income committed to debt servicing — mortgage installment plus credit cards, personal loans, and car loans combined. The CBUAE caps DBR at 50% of verifiable monthly income for residents. If existing debts plus the proposed mortgage installment would breach 50%, the bank will reduce the mortgage amount, extend tenor, or decline the application.
Yes. UAE banks require mortgage-linked life insurance covering at least the outstanding loan balance. Premiums are typically 0.4%–0.8% of the loan annually, depending on age, tenor, and underwriting. Property insurance covering the structure is also required by most banks. Both can be arranged via the bank or via independent insurers — Oplus reviews quotes from both routes.
Pre-approval
Talk to an Oplus mortgage advisor
A short pre-screening call. We confirm CBUAE eligibility, sketch the LTV and DBR maths, and shortlist two banks for formal pre-approval. No fees, no obligation.
- CBUAE eligibility check (LTV + DBR maths)
- Side-by-side bank rate comparison (in writing)
- Documentation handled — we run the bank submissions
- Non-resident & Golden Visa specialist routes
- Refinancing & buyout reviews
Sources
- Central Bank of the UAE (CBUAE) — Mortgage Regulation No. 31/2013 and subsequent amendments (LTV caps, DBR ceiling, tenor cap, early settlement cap)
- Dubai Land Department (DLD) — Transfer fee schedule, mortgage registration fee, trustee fee schedule
- Abu Dhabi Real Estate Centre (ADREC) — Transfer fee and mortgage registration in Abu Dhabi
- Bank rate cards — First Abu Dhabi Bank, Emirates NBD, ADCB, Mashreq, Dubai Islamic Bank, ADIB, HSBC UAE, Standard Chartered UAE, Commercial Bank of Dubai, RAK Bank, Emirates Islamic, Sharjah Islamic Bank (official websites, June 2026)
Compare listings
Compare