Written by Hammad Roshan — CEO, Tahani Real Estate Brokers LLC, Dubai.
RERA-licensed brokerage · ORN 25557 · LinkedIn
RERA-licensed brokerage · ORN 25557 · LinkedIn
Start with three checks: whether you qualify for DLD's first-time buyer programme, what a lender will actually approve, and the cash needed beyond the deposit. The programme and the mortgage lending rules have different eligibility tests. Neither guarantees that a particular property or loan is suitable for you.
DLD's programme page lists these criteria: UAE residency, age 18 or over, no current freehold residential property in Dubai, and a target property below AED 5 million. Confirm your eligibility directly with DLD, especially if your ownership circumstances need interpretation.
Apply through DLD's website or Dubai REST. Approved applicants receive a QR code for participating providers. Benefits can include priority access, selected developer prices, registration-fee instalments through eligible cards and bank offers. Participation has no extra application fee; ordinary registration, developer and bank charges remain unless a specific offer says otherwise. Obtain the provider's dated terms before reserving.
The CBUAE's in-force 2020 amendment sets these first-house/owner-occupier maximum loan-to-value ratios. Each borrower can claim only one property in that category:
| Property value | Expatriate | UAE national |
|---|---|---|
| AED 5 million or less | 80% | 85% |
| Above AED 5 million | 70% | 75% |
The mortgage regulations separately cap off-plan mortgage financing at 50%. A developer's instalment plan is a different arrangement. Lenders can approve less than a regulatory maximum; an adverse valuation or lending decision increases the cash you need. Use your own funds for the deposit, rather than assuming another loan can fund it.
Ask the bank to confirm the applicable borrower/property category, affordable repayments and approved valuation. DLD programme eligibility is separate from the bank's assessment. Different limits apply to investment or subsequent properties. Read the mortgage documents and comparison checklist before applying.
On an AED 1 million purchase with an approved AED 800,000 loan, the price-minus-loan deposit is AED 200,000. That arithmetic is an assumption, not a complete closing budget. Add your agreed transaction costs and keep an emergency reserve outside the purchase.
For example, Emirates NBD publishes processing at 1.05% of the loan including VAT and completed-property valuation at AED 3,150 including VAT; insurance is quoted separately. These are one lender's published figures, not a market-wide tariff or a Tahani quote. Use the itemised buying-fees guide to reconcile the bills and avoid counting a charge twice.
A ready home lets you inspect the actual unit. Check occupancy, tenancy, condition, service charges and transfer arrangements; completion of a sale does not promise immediate possession or rental income. A mortgage remains subject to the bank's final property and borrower checks.
For off-plan, obtain the signed payment schedule, completion provisions, registration documents and project escrow details. Model the instalments, possible delay and handover balance against your cash flow. Do not assume a future bank will fund that balance. Compare dated offers for genuinely comparable units; neither a standard discount nor a construction payment split applies to every project.
Request your chosen lender's exact checklist. Emirates NBD's published example includes identity and residency documents, a salary certificate, six months of bank statements and proof of address, with additional business records for self-employed applicants. Property and takeover documents depend on the application. Overseas applicants need their lender's separate requirements.
Ask for the pre-approval's expiry, conditions, valuation requirements, total charges and remaining steps in writing. Processing targets are not a guaranteed completion date. Confirm the bank’s affordability assessment and do not assume a standard validity period. Avoid making a non-refundable commitment on the strength of an indicative offer.
Use Dubai REST to check available title, broker and project information. For off-plan, its project tools show status, progress and escrow details. Independently verify the payment destination and seller or representative's authority. Registration and escrow controls do not guarantee a developer's completion date, investment return or recovery in a dispute.
Review the contract's deposit, finance, handover, default and exit terms. Where legal interpretation is needed, engage a qualified adviser before signing. Keep a dated file of the offer, official checks, agreed costs and receipts. Browse current listings or send Tahani your requirements to discuss suitable properties after setting your budget.
Primary sources checked 26 October 2026. Programme terms, fees and lender offers can change. Examples are planning assumptions, not a loan approval, legal opinion or complete transaction quotation.
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DLD lists UAE residency, age 18 or over, no current freehold residential property in Dubai and a target property below AED 5 million. Confirm eligibility with DLD and the written terms of each participating provider.
For a first house used by its owner, the CBUAE amendment sets maximum financing at 80% for expatriates and 85% for UAE nationals at AED 5 million or less. A bank may approve less. Fees and other transaction costs are additional to the price-minus-loan deposit.
No. DLD says ordinary registration, developer and bank charges still apply unless a specific programme offer provides otherwise. Obtain a dated cost sheet, including agreed commission, financing and property charges.
No. A developer payment schedule and bank lending are separate. The mortgage regulations cap off-plan mortgage financing at 50%; future lending approval is not guaranteed.
Ask the chosen lender for its written expiry date, conditions and remaining steps. A processing target or indicative approval does not guarantee the final loan, property valuation or transfer date.
No. Check title, project status, escrow details, payment destination and the contract. Registration and escrow controls do not guarantee completion, returns or recovery in a dispute; obtain qualified advice where needed.