UAE mortgage questions, answered.
Short answers to the questions home buyers ask about UAE mortgages, each linked to the guide or service page with the full explanation.
Eligibility and salary
Is the DBR calculated on gross or net salary?
The debt-burden ratio is measured against gross monthly income, which is your salary before deductions. Banks use the income shown on your payslip and salary statement, so the instalment you can be approved for may feel high against the money that actually reaches your account.
Full answer: How does the 50% DBR rule work for a UAE mortgage?
Do the DBR and the loan-to-value limit both apply to the same loan?
Yes. A bank checks the debt-burden ratio and the loan-to-value limit on the property, then approves the lower of the two results. Which one decides depends on your salary, your existing debts, the price of the home and the term you choose.
Full answer: How does the 50% DBR rule work for a UAE mortgage?
How do existing loans change my maximum mortgage?
Every monthly repayment you already have, such as a car loan or personal loan, is added to the debt-burden calculation. That reduces the room left for the new instalment, so the DBR-limited loan falls. We check how each bank counts your commitments before anything is submitted.
Full answer: How does the 50% DBR rule work for a UAE mortgage?
Can a longer term raise the amount I can borrow?
The term affects the instalment and therefore the loan, within limits. It is capped at 25 years and must usually end by age 65 for expats, although some banks allow 70 and selected banks 75. We work out the right term for your age and bank.
Full answer: How does the 50% DBR rule work for a UAE mortgage?
Can I get a UAE mortgage on AED 10,000 a month?
Some banks accept expats earning from AED 10,000 a month, usually when the salary is transferred to that bank and the property price is modest. Terms are tighter than for higher earners, so ask a mortgage advisor to check which lenders will consider your profile before you make an offer.
Do banks count allowances and bonuses in my salary?
Usually only the part that appears regularly on your payslip and salary statement counts. Fixed housing or transport allowances are often included, while irregular bonuses and commission are averaged or excluded. Each bank sets its own treatment, so the same pay package can produce different loan amounts.
Can my spouse's income be added to mine?
Some banks accept a joint application in certain cases, with both people liable for the repayments. Whether it suits you, and which banks allow it, depends on both applicants' profiles, so your advisor checks it with you before anything goes to a bank.
Does a higher salary always mean a bigger loan?
Not always. The loan is limited by the lower of two results, namely what the 50% debt-burden ratio allows and the loan-to-value limit on the property. A higher salary lifts the first, but the price of the home can still be the limit, and banks also apply their own stress rate.
What is the minimum salary for a UAE mortgage?
Most banks look for AED 15,000 a month, and some accept from AED 10,000. Salary alone does not decide the loan, because your other repayments and the property also count. Our eligibility check gives you a first estimate, and an advisor confirms it bank by bank.
Do my existing loans and cards affect what I can borrow?
Yes. Banks look at your existing commitments when they set the loan, and each bank treats them in its own way. Your advisor works out what counts for your profile and which banks fit before anything is submitted, so you apply with the right bank first.
Full answer: How does a first-time buyer get a mortgage in Dubai?
Deposit and loan-to-value
Can I use a personal loan for the deposit?
Banks generally expect the deposit to come from your own funds, and a personal loan taken for it is not what they look for. The repayments would also count towards your 50% debt-burden ratio and reduce the mortgage you can get. Ask us before you borrow anything.
Full answer: How much deposit do you need for a UAE mortgage?
What is the deposit for a second property?
When your first property is mortgaged, the loan on a second property is capped at 60%, so the deposit is at least 40% of the price. The limit varies by bank, and the 50% debt-burden ratio applies to both mortgages together.
Full answer: How much deposit do you need for a UAE mortgage?
Is the deposit higher for off-plan?
Yes. The Central Bank caps an off-plan mortgage at 50% of the price, so the buyer funds at least half, compared with at least 20% for an expat's first ready home below AED 5,000,000. Selected developers and projects qualify.
Full answer: How much deposit do you need for a UAE mortgage?
Do UAE nationals need a smaller deposit?
Yes. For a first home the cap is 85% below AED 5,000,000, a deposit of at least 15%, and 75% from AED 5,000,000, a deposit of at least 25%. Expats are capped at 80% and 70% for the same bands.
Full answer: How much deposit do you need for a UAE mortgage?
How much deposit do I need as a first-time buyer?
An expat needs at least 20% of the price for a first home below AED 5,000,000, because the loan is capped at 80%. At AED 5,000,000 and above the cap is 70%, so the deposit is at least 30%. Purchase fees are paid on top.
Full answer: How does a first-time buyer get a mortgage in Dubai?
Fees and rates
Is an offset mortgage the same as overpaying my mortgage?
No. An overpayment repays part of the loan for good, and some banks allow up to 30% a year without charge. Money in an offset account still belongs to you and can be withdrawn at any time, but while it sits there it reduces the balance the bank charges interest on.
Which UAE banks offer an offset mortgage?
Standard Chartered offers MortgageOne and RAKBANK offers Home in One. Both link a current account to the home loan, so the money in the account reduces the interest you pay. Each bank sets its own eligibility, rates and fees, and we compare them with standard mortgages from 50+ banks for your profile.
Does an offset mortgage cost more than a standard mortgage?
It can. An offset product may carry a different rate from the bank's standard mortgage, a fee when the linked balance passes a set share of the loan, or a fee to switch to a standard loan. The saving depends on how much you keep in the account and for how long.
Does the 20% deposit include fees?
No. The 20% is the share of the price that the loan does not cover for an expat's first home below AED 5,000,000. Fees are paid on top of it: the DLD transfer fee, mortgage registration, agency commission, bank processing fee, valuation and trustee office.
Full answer: How much deposit do you need for a UAE mortgage?
How much is the early settlement fee?
Usually 1% of the outstanding balance, and some banks waive it after 5 years with the same bank. On a AED 1,600,000 balance, 1% is AED 16,000. Check the early settlement clause in your contract, because the exact amount and any waiver vary by bank.
Full answer: How does a mortgage buyout or refinance work in the UAE?
What fees are due on transfer day (itemised)?
DLD transfer fee 4% of the price plus AED 580 title deed issuance; mortgage registration 0.25% of the loan plus AED 290; agency usually 2% plus 5% VAT, which may be negotiable; bank processing fee up to 1% plus VAT, which can be waived; valuation from AED 2,500; trustee office about AED 4,515.
What fees does a handover mortgage add?
A handover mortgage adds mortgage registration at the Dubai Land Department, 0.25% of the loan plus AED 290; the bank processing fee, up to 1% of the loan plus VAT, which can be waived; and a valuation from AED 2,500, which varies by bank.
Full answer: How do you finance the final payment at handover in Dubai?
Process and timing
Do I need a mortgage broker in the UAE?
Yes, in practice: a licensed mortgage advisor like Aknaz saves you time. Once we submit your application, the bank's digital pre-approval comes back in 5 minutes (salaried applicants); applying bank by bank can take weeks. We compare 50+ UAE banks, negotiate rates, fee waivers and exclusive offers, and manage your file to the transfer.
What documents do I need for a UAE mortgage?
Each bank asks for its own list, and it differs for salaried, self-employed and non-resident buyers. Your Aknaz advisor tells you exactly what your bank needs at the start, collects it from you and checks the file before it goes to the bank.
How long does a UAE mortgage pre-approval take?
Our eligibility check takes about 5 minutes. Once we submit your application, the bank pre-approval comes back in 5 minutes for salaried buyers, or about 7 working days for self-employed buyers, and stays valid for 30–90 days depending on the bank. Valuation, the final offer and the transfer follow on the bank's and the seller's timetable.
Can I get a mortgage before choosing a property in Dubai?
Yes. A pre-approval is based on your income, debts and credit record, not on a particular property, so you can have it before you view homes. The bank still values the property you choose and issues a final offer after that valuation.
Is the eligibility check a bank pre-approval?
No. The eligibility check is an estimate from your own figures, using the 50% debt-burden ratio and the loan-to-value limit. The bank's pre-approval comes once we submit your application, in 5 minutes, and stays valid for 30–90 days.
Full answer: How does a first-time buyer get a mortgage in Dubai?
Buyout, refinance and equity release
Can I move my current mortgage to an offset mortgage?
Usually through a buyout: the new bank pays off your current loan and opens the offset mortgage. Your current bank may charge an early settlement fee, usually 1% of the balance, and the new loan goes through a valuation and the 50% debt-burden test like any other mortgage.
When is a buyout worth it?
When the monthly difference between your current instalment and the new one, over the time you will keep the loan, exceeds the settlement fee plus the new bank's fees. We work out the break-even in months for you before you decide. A lower rate is never certain, and banks decide each case.
Full answer: How does a mortgage buyout or refinance work in the UAE?
Can I release cash during a buyout?
Sometimes. A bank may lend more than the current balance if the property value and your income allow it, within the Central Bank's lending limits. That is equity release, which has its own page. The amount depends on the valuation, the DBR and the bank's policy.
Full answer: How does a mortgage buyout or refinance work in the UAE?
Does a buyout need a new valuation?
Banks normally value the property again when they take over a mortgage, because the new loan is secured on it. Valuation fees start from AED 2,500 and vary by bank. Ask the new bank whether it will accept a recent valuation to avoid paying twice.
Full answer: How does a mortgage buyout or refinance work in the UAE?
Is the rate the same as a purchase mortgage?
Not necessarily. Banks price each product separately. Fixed rates for 1 year start from 3.75%, as of 3 November 2026, subject to bank approval and eligibility; rates change. We show you the rate and the full cost for each cash-out option we find.
Full answer: How does equity release (cash-out) work on a UAE property?
Does it need a valuation?
Yes. The bank values the property to decide how much it will lend, and the valuation fee starts from AED 2,500 and varies by bank. A valuation below your expectation lowers the amount you can release, so ask the bank to confirm the figure before you commit.
Full answer: How does equity release (cash-out) work on a UAE property?
What does releasing equity cost if I still have a mortgage?
The early settlement fee on the old loan, usually 1% of the balance, can apply, and some banks waive it after 5 years with the same bank. The new mortgage is registered at the Dubai Land Department at 0.25% of the loan plus AED 290, and the valuation starts from AED 2,500.
Full answer: How does equity release (cash-out) work on a UAE property?
Non-residents and self-employed
Is the minimum salary the same for self-employed buyers?
No. Self-employed buyers need at least one year of trading, and banks assess their income differently from a fixed monthly salary. Our operations team prepares your income figures and your file before any bank sees it, so you know where you stand first.
What LTV do non-residents get?
Salaried non-residents can borrow 60–65% of the price and self-employed non-residents 50–60%, up to 65% with some banks. The limit varies by bank, so the deposit is the rest of the price. We confirm the figure for your bank.
Can I buy off-plan as a non-resident?
Off-plan mortgages are capped at 50% of the price, and selected developers and projects qualify. Whether a non-resident can borrow depends on the bank and the project, so confirm both before you pay a reservation fee. Many buyers fund the plan themselves until handover.
What age limits apply to non-residents?
The term is capped at 25 years and, in our calculations, ends by age 65 for non-residents. Most banks lend from age 21, with exceptions possible case by case. A shorter term means a higher instalment for the same loan, which lowers the amount the 50% debt-burden ratio allows.
How is self-employed income assessed?
Each bank assesses business income in its own way, from the money that reaches your personal account. Our operations team prepares the figures and your file before any bank sees it, and the same 50% debt-burden ratio then applies to that income together with your other repayments.
Full answer: How do self-employed buyers get a UAE mortgage?
Can a freelancer get a mortgage?
Yes, if the freelancer has been trading for at least 1 year, usually under a licence, and the income reaches a personal bank account. Banks assess that income in their own way, with the same 50% debt-burden ratio and loan-to-value limits as salaried buyers.
Full answer: How do self-employed buyers get a UAE mortgage?
Does the trade licence age matter?
Banks look for at least 1 year of trading under your trade licence. A licence younger than that is more likely to be declined. Bank policies differ, so we check the licence date against each bank's requirement before applying.
Full answer: How do self-employed buyers get a UAE mortgage?
Off-plan, handover and resale
What is the LTV for off-plan?
The Central Bank caps an off-plan mortgage at 50% of the price, so the buyer funds at least half. On a AED 2,000,000 property that is a loan of up to AED 1,000,000. The debt-burden ratio of 50% can lower the loan further.
Full answer: Can you get a mortgage for an off-plan property in Dubai?
Can I get a mortgage for the final 20–40% at handover?
Possibly, but the off-plan cap of 50% applies while the property is under construction. At handover the property is complete and is valued again, so the normal eligibility rules apply. Read the handover payment page for how that works, and ask us to check your case.
Full answer: Can you get a mortgage for an off-plan property in Dubai?
What if the valuation is below the purchase price?
The bank lends against the lower of the price and the valuation, so a low valuation shrinks the loan and raises the cash you must provide. Ask the bank whether it will value the unit before handover, and plan the shortfall into your budget.
Full answer: Can you get a mortgage for an off-plan property in Dubai?
What if the seller still has a mortgage?
The seller's bank issues a settlement figure and a no-objection letter, and the seller's loan is paid off as part of the transfer, usually with funds from your mortgage. The seller's early settlement fee is theirs to pay. Your advisor coordinates the two banks and the trustee office.
What is a valuation and who pays it?
A valuation is the bank's independent estimate of the property's market value, and it caps the loan. The buyer normally pays it. It starts from AED 2,500 and varies by bank. If the valuation is below the price, the loan falls and your cash contribution rises.
Can the bank reject the property?
Yes. A bank can decline a property after valuation or legal checks, for example when the valuation is below the price or the title documents are incomplete. Your pre-approval stays valid for 30–90 days depending on the bank, so ask us to check the property early.
When should I apply?
As soon as the developer gives an expected completion date, and before the final payment falls due. A pre-approval takes time, and the valuation can only be completed when the property is ready. Applying early leaves room for questions from the bank and for a delay at handover.
Full answer: How do you finance the final payment at handover in Dubai?
Does the bank value the property at handover?
Yes. The bank values the completed property, and it lends against the lower of the price and its valuation. If the valuation is below the price, the loan is smaller and you provide the difference. Ask the bank how soon after completion it can order the valuation.
Full answer: How do you finance the final payment at handover in Dubai?
Islamic home finance
What is the difference between Murabaha and Ijara?
In Murabaha the bank buys the property and sells it to you at an agreed price that you pay in instalments. In Ijara the bank buys the property and leases it to you, and ownership passes to you under the contract. Contract terms differ by bank.
Are the fees the same as a conventional mortgage?
The loan-to-value, debt-burden and purchase fee rules are the same. The DLD transfer fee, mortgage registration, agency commission, valuation and trustee office apply as before. A bank's own charges can differ between products, so we list them for each offer and compare them with you.
Can I refinance into Islamic finance?
Some banks offer to take over a conventional mortgage under an Islamic structure, and some do not. The early settlement fee on your current loan, usually 1%, and the new bank's costs still apply, so we price the full switch before you decide.
About Aknaz
How do I check that a mortgage broker in Dubai is licensed?
Ask for the company's Dubai Land Department registration number and its trade licence, and check them before you share any documents. Aknaz Mortgages holds RERA ORN 48584 and DET trade licence 1467272, and both numbers are in the footer of every page of this site.
Full answer: Mortgage broker vs mortgage advisor: what's the difference?
Does a mortgage broker work for me or for the bank?
A broker arranges your mortgage with the banks, but who it works for depends on the firm. Aknaz works fully for the client: we compare 50+ UAE banks for your profile and recommend the offer that suits you, and any fee is confirmed in writing before you go ahead.
Full answer: Mortgage broker vs mortgage advisor: what's the difference?
Can a mortgage broker get me a better offer than my own bank?
It can, because a broker sees the offers of many banks at once and knows which bank's policy fits your profile, including exclusive offers your bank may not show you. Through Aknaz, your application goes to the bank the same day your file is complete.
Full answer: Mortgage broker vs mortgage advisor: what's the difference?
Does Aknaz charge a fee?
Your first consultation is free. If a fee applies to your case, we tell you in writing before you go ahead. We also list every bank and government fee one by one, so you know what you pay and to whom.
Is Aknaz a mortgage broker or a mortgage advisor?
Both. Aknaz Mortgage Broker Co. L.L.C. is licensed by the Dubai Land Department for mortgage brokerage (RERA ORN 48584), which is the licensed category in the UAE. Our advisors work 100% for you: they compare 50+ banks, explain your options and manage your file to the transfer.
Is Aknaz licensed?
Yes. Aknaz Mortgages is licensed by the Real Estate Regulatory Agency, RERA ORN 48584, and holds DET trade licence 1467272 from the Department of Economy and Tourism, Dubai. Both numbers are also in the footer of every page.
Where is Aknaz located?
Tamani Arts Building, Al Asayel St, Business Bay, Dubai. Visits are by appointment only, booked by phone or email, with no walk-ins. You can also call or message us on WhatsApp on +971 54 254 3254.
When can I reach Aknaz?
We are open Monday to Saturday, 08:00–20:00 Dubai time, and closed on Sunday. We reply during working hours. You can call +971 54 254 3254, message us on WhatsApp, or email [email protected] and an advisor will come back to you.
How many banks does Aknaz compare?
Aknaz compares 50+ UAE banks, with a team that has 10+ years in UAE mortgages. We work with every type of buyer, compare the banks that fit your profile, then manage the application to the transfer at the Dubai Land Department.
Rates are quoted with their date and conditions; nothing here is an offer of finance. Ready to see your own numbers? Try the pre-qualification tool.