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What is Non-Resident Mortgage (Dubai)?
A non-resident mortgage is a home loan issued by a UAE bank to a buyer who does not hold UAE residency. Several Dubai banks offer them, at lower loan-to-value caps and with more documentation than resident loans.
Description
Non-residents can borrow to buy Dubai property, but the terms differ from resident lending. Typical loan-to-value offers sit around 50 to 60% of the property value, with some banks stretching to 70 to 75% for strong profiles, against up to 80% for a resident buying a first home under AED 5M.
Rates are usually priced off EIBOR plus a margin, or as short fixed terms reverting to variable. Non-resident margins run higher than resident ones, and minimum loan sizes often start around AED 1M, which matters for sub-AED 2.5M apartments.
The documentation set is passport, six months of bank statements, and proof of income (salary certificates or audited accounts for the self-employed). Banks apply the UAE Central Bank 50% debt burden ratio cap to whatever income they can verify.
How to interpret
Treat the lower LTV as the planning number: a non-resident buying an AED 1.5M one-bed should budget roughly 40 to 50% down plus 7 to 8% purchase costs before assuming any bank will close the gap.
Pre-approval before unit selection is the correct order. It fixes your real budget, and Dubai sellers and developers treat pre-approved buyers as close to cash.
Dubai market context
A shortlist of UAE banks actively serve non-residents; most others decline them outright, so the practical market is a handful of products, not the whole banking sector. Mortgage brokers earn their fee here by knowing which banks are lending to which passport and income profiles in a given quarter.
For golden-visa planning, note that a mortgaged property counts toward the AED 2M threshold only to the extent of the paid-up portion evidenced by a bank letter, so high use and visa qualification pull in opposite directions.
Frequently asked questions
Yes. Several UAE banks lend to non-residents, typically at 50 to 60% loan-to-value with passport, six months of bank statements, and proof of income. Some banks reach 70 to 75% for strong profiles.
Plan on 40 to 50% of the price as a down payment, plus roughly 7 to 8% in purchase costs (DLD 4%, registration, agent and bank fees). On an AED 1.5M one-bed that is roughly AED 700K to 850K in cash.
Usually. Non-resident loans price at a wider margin over EIBOR than resident loans, and minimum loan sizes are often around AED 1M. Compare the APR including arrangement and valuation fees, not the headline rate.
Only the paid-up portion counts toward the AED 2M threshold, evidenced by a bank no-objection or liability letter. A heavily leveraged purchase can delay visa eligibility until enough principal is paid down.
This content is for educational purposes only and does not constitute investment, financial, legal, or tax advice. Yields, returns, and market data referenced are historical or estimated and are not guaranteed. Capital is at risk. Seek independent professional advice before making investment decisions. Oliva is a licensed Dubai real estate advisor (DLD Broker Card: 92025, RERA BRN: 1573501). Read our Key Risks Disclosure and Disclaimer.