Can you get a mortgage on off-plan property in Dubai?
Short answer
Yes, but only up to 50% of the price. The UAE Central Bank's mortgage regulations cap loan to value at 50% for off-plan property, regardless of nationality or price, half the ratio allowed on a completed home. Mashreq, Dubai Islamic Bank, Arab Bank and Emirates NBD lend before completion, usually once construction reaches about 30% to 35% and the buyer has already paid roughly half the price themselves (Mortgease, 9 Jun 2026, via TruHauz and Dealr.ae). Mortgage registration at the Dubai Land Department costs 0.25% of the loan plus a small admin fee.
Off-plan mortgage, loan to value cap
50%
CBUAE, Regulations Regarding Mortgage Loans
Ready home, expat first buyer, up to AED 5m
80%
CBUAE, Regulations Regarding Mortgage Loans
Construction stage banks typically want first
30% to 35% built
Mortgease, 9 Jun 2026, via TruHauz
DLD mortgage registration fee
0.25%
Of the loan amount, plus a small admin fee
The 50% loan to value limit
The Central Bank of the UAE’s mortgage regulations set the maximum loan to value for a property still under construction at 50%, whatever the price, the buyer’s nationality or residency, and whether the home is for living in or letting out. That is half the limit available once a property is complete. An eligible expatriate buying a first, completed home priced at AED 5 million or less can borrow up to 80% of its value.
Which banks lend, and when
Most banks prefer to wait until a unit is finished before they lend against it, treating an off-plan purchase as fully self-funded, or funded through the developer’s payment plan, until handover. A smaller group lends earlier.
Mashreq will consider a loan once a project has passed about 35% construction, up to 50% loan to value and up to an AED 10 million loan, and it is pre-approved for large developers such as Emaar, Dubai Holding and Aldar (Dealr.ae, 2026). Emirates NBD runs partnerships with Sobha Realty and with Dubai Holding’s Meraas, Nakheel and Dubai Properties projects, and will process an application once the buyer has paid 50% and construction has reached about 30% (Dealr.ae, 2026). Dubai Islamic Bank and Arab Bank also lend on off-plan property, again usually once a project has moved past its early stages (Mortgease, 9 Jun 2026, via TruHauz). Handover is typically expected within about 24 months of the loan being agreed.
The fees on top of the loan
Mortgage registration at the Dubai Land Department costs 0.25% of the loan amount, plus a fixed AED 250 title deed fee and small AED 10 knowledge and innovation fees, on top of the usual 4% DLD transfer fee on the purchase price.
| Item | Amount | Notes |
|---|---|---|
| Purchase price (example) | AED 2,000,000 | Illustrative, not a specific unit |
| Maximum loan, 50% LTV | AED 1,000,000 | Central Bank cap for off-plan |
| Buyer’s own funds, 50% | AED 1,000,000 | Paid to the developer under its plan |
| DLD transfer fee, 4% | AED 80,000 | Paid on the purchase price |
| DLD mortgage registration, 0.25% | AED 2,500 | On the loan amount |
| Fixed DLD admin fees | AED 270 | Title deed, knowledge and innovation fees |
| Cash needed on top of the loan | AED 1,082,770 | Before bank valuation and arrangement fees |
Banks typically add their own valuation fee, commonly AED 2,500 to AED 3,500, and an arrangement fee on the loan itself. Ask for these in writing before you apply.
What to check before you apply
- The bank’s construction-stage rule for that project. Some lenders will not consider an application until a project passes a set percentage built, commonly 30% to 35%.
- How much you must fund yourself before the bank steps in. Several lenders expect the buyer to have already paid around half the price from savings or a payment plan before a loan is added.
- Whether the developer allows a mortgage on the unit at that stage. Some sale contracts restrict placing a mortgage before a set share of the price is paid, in the same way they restrict resale.
- The registration cost, not just the loan rate. Budget the 0.25% DLD mortgage fee, its small fixed charges, and the bank’s own valuation and arrangement fees, alongside the 4% DLD transfer fee on the purchase itself.
Questions buyers also ask
Can a non-resident get an off-plan mortgage in Dubai?
Some banks do lend to non-residents. Emirates NBD's 2026 developer partnerships are open to residents and non-residents alike, subject to approval (Dealr.ae, 2026), though the deposit and income checks are stricter.
Does the 50% loan to value limit apply to UAE nationals too?
Yes. The Central Bank's mortgage regulations set the 50% off-plan cap for UAE nationals, residents and non-residents alike, and for any price or purpose.
Can I get a higher loan once the property is handed over?
Potentially. Once a unit is complete and registered as ready, the Central Bank's higher limits for completed property apply, up to 80% for an eligible expatriate buying a first home priced at AED 5 million or less.
What income do banks ask for on an off-plan mortgage?
Mashreq's off-plan lending criteria ask for a minimum monthly salary of about AED 40,000 for salaried applicants, or AED 50,000 for the self-employed (Dealr.ae, via Mortgease, 9 Jun 2026).
