"How much deposit do I actually need?" is usually the very first question we get from a buyer, and it's also the question with the least consistent answer online, because it genuinely depends on your nationality, residency status, the property price, and whether it's ready or off-plan. Here's how the UAE Central Bank's rules actually break down.
The UAE Central Bank's loan-to-value rules
Since 2013, the Central Bank of the UAE has capped how much of a property's value a bank can lend against, known as the loan-to-value (LTV) ratio. The remaining percentage is your minimum deposit. These are the long-standing baseline caps for a first mortgaged property:
| Buyer | Property under AED 5M | Property over AED 5M |
|---|---|---|
| UAE nationals | Up to 80% LTV (20% deposit) | Up to 70% LTV (30% deposit) |
| Expatriate residents | Up to 75% LTV (25% deposit) | Up to 65% LTV (35% deposit) |
For a second or subsequent mortgaged property, both caps step down further, meaning a larger deposit is required. Individual banks are also free to be more conservative than the regulatory maximum, so the number you're quoted can sit a little higher than the baseline above depending on the lender and your file.
Off-plan property deposits work differently
If you're buying directly from a developer before completion, the mortgage LTV cap is considerably lower than for a ready property, which usually means a larger deposit relative to the purchase price. Keep in mind that your developer payment plan (paid directly to the developer in instalments during construction) is separate from your eventual mortgage, so it's worth mapping out both schedules together with your broker rather than assuming the mortgage covers everything from day one.
Costs beyond the deposit
The deposit is usually the biggest single number, but it's rarely the only one. Buyers commonly forget to budget for:
- Dubai Land Department (DLD) transfer fee, typically 4% of the property value.
- Real estate agency commission, commonly around 2% of the purchase price.
- Mortgage registration fee, typically 0.25% of the loan amount, payable to the Land Department.
- Bank arrangement or processing fees, which vary by lender.
- Property valuation fee, a smaller fixed cost charged by the bank's surveyor.
Together these can add several percentage points on top of your deposit, so it's worth having your broker lay out the full upfront cash requirement before you commit to a property, not after.
Ways to make the deposit more manageable
A few things genuinely help:
- Get pre-approved first, so your real borrowing capacity (and therefore your required deposit) is confirmed before you fall in love with a property outside your budget. See our pre-approval guide.
- Reduce or clear existing debt before applying. It doesn't change your LTV cap, but it does change how much you can comfortably afford under the 50% DBR cap, which our free DBR calculator shows in real time.
- Ask about family gifting arrangements. Some banks accept a portion of the deposit as a documented gift from an immediate family member; the exact rules differ by lender, so confirm directly.
If you're buying from outside the UAE, deposit requirements are often higher again; we cover that separately in our non-resident mortgage guide.
Quick questions, quick answers
What is the minimum down payment for a mortgage in Dubai?
UAE nationals can put down as little as 20% on a first property under AED 5 million; expatriate residents typically need at least 25% for the same bracket. Off-plan properties usually require a noticeably higher deposit.
Is the down payment the only upfront cost?
No. Budget separately for the DLD transfer fee (around 4%), agency commission (around 2%), mortgage registration fee (around 0.25% of the loan), plus valuation and bank arrangement fees.
Do these loan-to-value limits ever change?
They can, and individual banks may apply more conservative limits than the regulatory maximum. Always confirm the current figure for your exact scenario before budgeting around it.
