What it costs to buy property in Dubai
Every fee on a ready home, an off-plan home and a mortgage, with the government figures checked against the Dubai Land Department.
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Mortgages for off-plan property in Dubai
How much a bank can lend on a home that is not yet built, when it will start, and how buyers finance the payment at handover.
The 50% limit
The Central Bank's mortgage regulations set a single limit for property being bought off-plan: 50% of its value, for every buyer and every purpose, 'given the long term nature of the development process and the higher level of risk to completion'. For comparison, the limits on completed homes:
| Buyer | First home, up to AED 5 million | First home, over AED 5 million | Second home or investment |
|---|---|---|---|
| UAE national | 85% | 75% | 65% |
| Expatriate | 80% | 70% | 60% |
| Any buyer, off-plan | 50% | 50% | 50% |
When banks lend on off-plan
Banks set their own conditions inside that limit. Published examples:
- Mashreq: the project must be at least 35% complete on DLD or RERA milestones, and you must have paid at least 50% of the price; government-backed developers including Emaar, Dubai Holding and Aldar are pre-approved for eligible projects.
- Emirates NBD, in its partnerships with developers such as Shamal Holding: financing once the buyer has paid the first 50% of the price, through to handover.
- Nakheel's off-plan financing: available once 50% of the price is paid and construction has reached 30%, with no minimum construction for Palm Jebel Ali.
So a bank loan usually replaces the second half of the price, not the booking payment: the first half is your own money.
Financing the handover payment
A common route is to pay the construction instalments yourself and borrow for the balance due at handover. Nakheel's handover guidance lists what the bank needs (the pre-title deed, the handover notice and a statement of account) and says the mortgage is registered at a DLD trustee office, after which 'a mortgaged Pre-Title Deed' is issued in the owner's name.
Only banks and finance companies licensed by the Central Bank can hold a registered mortgage in Dubai (Law No. 14 of 2008), and a mortgage on an off-plan unit is entered in the interim register. Ask your bank which loan limit it applies at handover before you rely on a figure.
What a bank will check
- Your debt repayments: under the Central Bank's rules they may not exceed 50% of your income.
- The term: at most 25 years.
- The loan size: at most seven years' income for an expatriate, eight for a UAE national.
- The project: banks keep lists of developers and projects they will lend on.
AED
20%, AED 400,000At least 20%
% a year
years
- Monthly repayment
- AED 8,893
- Loan
- AED 1,600,000
- Interest over the term
- AED 1,067,996
- Monthly income needed, with no other debts
- AED 17,787
- Mortgage fees at the start
- AED 24,220
An estimate at one rate for the whole term; your bank's offer sets the real rate, fixed period and fees. Loan limits are the Central Bank of the UAE's; lending to non-residents is set by each bank and shown here at 50%. Monthly debt repayments may not exceed half your income. How mortgages work in Dubai
The costs
- Mortgage registration with DLD: 0.25% of the loan plus AED 270.
- The bank's valuation fee, typically AED 2,500 to 3,500 + VAT.
- The bank's arrangement fee, typically 0.5% to 1% of the loan + VAT.
The Central Bank's regulations also say there should be no impediment to refinancing with another lender later.
Questions buyers ask
Can I get a mortgage for an off-plan property in Dubai?
Yes, for up to 50% of its value under the Central Bank of the UAE's limit, once the bank's own conditions on the amount paid and construction progress are met.
When will a bank lend on an off-plan home?
Usually once you have paid about half the price and construction is under way: Mashreq asks for 50% paid and 35% construction, and Nakheel's financing starts at 50% paid and 30% construction.
Can I use a mortgage for the handover payment?
Yes, that is a common route. The bank pays the balance at handover and the mortgage is registered against the pre-title deed until the title deed is issued.
Does the 50% limit apply to non-residents?
The 50% off-plan limit applies to every buyer. Whether a bank lends to non-residents at all is its own policy.
What does an off-plan mortgage cost to set up?
DLD's registration fee of 0.25% of the loan plus AED 270, and the bank's valuation and arrangement fees.
Sources
- Central Bank of the UAE: Regulations Regarding Mortgage Loans (C 31/2013)
- Mashreq: off-plan home loan programme terms
- Emirates NBD: home financing partnership with Shamal Holding (September 2026)
- Nakheel: off-plan financing
- Nakheel: handover mortgage journey
- Dubai Legislation Portal: Law No. 14 of 2008 concerning mortgage
- Dubai Land Department: mortgage registration
Keep reading
How mortgages work in Dubai
How much a bank can lend you, the deposit you need, the fees, and the limits set by the Central Bank of the UAE.
Read the guide