UAE-wide guides • 5 min read
How to Compare Mortgage Offers in UAE as an Expat
Compare expat mortgage offers using the full payment schedule, fees, valuation, rate reset and affordability.
The lowest introductory mortgage rate is not necessarily the least expensive offer. Compare the same loan amount and period, the rate after the introductory term, all fees and insurance, and the amount of cash required at purchase. A lender must also approve the borrower and the property.
Request personalised written offers and verify current terms before making a decision.
01Start with comparable offers
Give each lender the same property price, requested loan, term, income and intended use. Ask for the actual amount approved, valuation assumptions, upfront charges, insurance, repayment schedule and conditions. Check whether the quote is fixed for a specified period or variable from the start.
Compare the interest or profit rate and how any reference rate and margin are calculated. Ask when the rate is reviewed, whether there is a floor or cap and how a change affects monthly payments. A short initial discount may be followed by a materially different rate.
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| Compare | Questions to ask |
|---|---|
| Rate | Initial period, reset formula, floor and cap |
| Cash required | Down payment, valuation, fees and insurance |
| Repayment | Term, monthly schedule and total payable |
| Flexibility | Early settlement, overpayment and refinancing terms |
| Conditions | Eligibility, income evidence and property valuation |
02Understand the Central Bank limits
The Central Bank’s 2024 financial stability report describes maximum loan-to-value ratios and affordability rules. It lists a maximum 80% for an expatriate's first owner-occupied home valued at or below AED 5 million, subject to the applicable conditions. A maximum is not an entitlement, and other categories have different limits.
A bank can offer less after assessing income, other debts and its valuation. Confirm the current rules and ask the lender which category applies. Do not assume a first-home owner-occupier limit applies to every investment or off-plan purchase.
03Compare the rate reset
For simple illustration only, annual interest at 4% on an unchanged AED 1,000,000 balance would be AED 40,000; at 5% it would be AED 50,000. Real mortgage balances generally change as principal is repaid, and actual calculations, rates and fees depend on the offer. Use the lender’s written schedule to calculate the payment for your own borrowing amount.
Ask for an amortisation schedule and the monthly payment at the offered reset rate. Stress-test a higher rate and an interruption to income. If the higher payment leaves no room for essential expenses, reconsider the loan amount or term.
Sample annual interest on an unchanged balance
| Item | Value |
|---|---|
| At 4% | 40,000 |
| At 5% | 50,000 |
Unit: AED
04Calculate the cash needed at purchase
Include the down payment, valuation, bank processing, mortgage registration, property transfer, brokerage and any required insurance. Request itemised amounts and identify who pays each charge. Ask whether the bank lends against the lower of purchase price and valuation; if the valuation is lower, the buyer may need more cash.
Keep an emergency reserve separate from the deposit. A reservation payment credited to the price should not be counted twice. For Dubai specifically, DLD's mortgage registration service describes its process and charges; other emirates may have different processes.
05Review repayment flexibility
Ask how overpayments, partial settlements and early repayment are treated, including any current charges and notice periods. If you may sell or refinance during the fixed period, obtain a written example of the costs and the remaining balance. Avoid assuming that a quoted monthly payment includes every insurance or account fee.
Check the consequences of missed payments and the lender's complaints procedure. Read the key facts and agreement carefully. If one offer requires salary transfer or a particular insurance policy, include that condition when comparing its total cost.
06Test affordability beyond approval
Map monthly income against household expenses, other debt and the proposed payment. Add service charges, maintenance and insurance for the home. For an investment, do not rely on continuous rent; include a vacancy and a repair. The Central Bank's rules require lenders to assess ability to repay, but your own budget may need a larger margin.
Consider how a change in employment, exchange rate or interest rate would affect your plan. Ask the bank how long its approval lasts and whether property eligibility or valuation can still change the final offer.
07Check documents and ownership
Prepare the lender's requested identification, residency, income, account and employment documents. Non-resident and resident applicants may face different bank policies; confirm directly rather than assuming a particular loan is available. Verify the ownership right for your buyer profile and exact property with the local authority.
The Dubai first-buyer guide and Ajman area guide provide context, but neither replaces a personalised lender decision or an official property check.
08Ask each lender the same follow-up questions
Request a key facts document and a breakdown showing whether processing charges, valuation, insurance and government registration are included in the quoted cash requirement. Ask for the monthly amount at the start, after the introductory period and under a higher-rate illustration. If a lender uses a reference rate plus a margin, ask where that rate is published and how frequently it changes.
Compare the remaining loan balance and any settlement charge at the date you might sell. Two offers with similar first-year payments can lead to different total costs or exit balances. Record the quotation date and expiry, because approval, valuation and pricing may change. Review the final agreement before accepting, and seek independent advice if the terms are difficult to compare.
09Request current options
Browse Aliyas UAE projects and contact Aliyas with your preferred location and total budget. Ask for current units and their documents, then obtain comparable bank offers and independently verify the purchase costs.
Do not pay a non-refundable deposit on the assumption that financing is guaranteed. If a contract depends on financing approval, seek advice on how that condition is documented.
Sources
Research reviewed 8 November 2026. Publication dates and measurement periods are provided with each source.
- CBUAE: 2024 Financial Stability Report2024 mortgage ratio summary; verify current requirements and lender terms
- DLD: mortgage registrationOfficial Dubai service; confirm current fees
Property costs, ownership and contract terms vary by home. Speak with Aliyas about the details relevant to your search.