Dubai Mortgage for German Buyers

Can Germans get a mortgage in Dubai?

Yes. Germans living and working in the UAE borrow on resident terms: up to 80% of a first home up to AED 5,000,000. If you live in Germany, you apply as a non-resident: most banks lend up to 60% and ask for at least AED 15,000 of monthly income.

The dirham is pegged to the US dollar, so for a buyer earning in euros the deposit and repayments move with EUR/USD.

There has been no double taxation agreement between Germany and the UAE since the end of 2021, which matters if you are tax resident in Germany. Below: what German buyers should know, the documents, the costs and the steps.

60%max loan if you live abroad

80%max loan if you live in the UAE

10banks in our data lend to non-residents

25 yearsmaximum term

Two ways to borrow: it depends where you live

UAE banks set terms by where you live and earn, not by your passport. A German citizen living in Dubai and one living in Germany get different limits for the same home.

You live in the UAE

Resident terms

Up to 80% loan on a first home up to AED 5,000,000 (70% above)
Up to 60% on a second property
Salary paid in the UAE, Emirates ID and UAE bank statements

You live in Germany

Non-resident terms

Up to 60% loan on a first home, 50% on a second
Most banks ask for at least AED 15,000 a month (about USD 4,100)
10 of the 17 banks in our policy data lend to non-residents

Off-plan

Buying before handover

Loan-to-value is capped at 50% for every buyer
Before handover you usually pay the developer's plan from your own funds
A handover mortgage can cover the final payment

What the bank checks

Debt burden under 50%
All monthly debt payments, including loans and credit cards in Germany, must stay below 50% of your income. This is the UAE Central Bank limit.
Age and term
The loan must be repaid by age 65 if you are salaried or 70 if you are self-employed, over at most 25 years.
Your deposit
With the largest loan you pay at least 40% of the price yourself as a non-resident (20% as a resident), plus the purchase costs below.
Interest rate
Resident pricing starts from 3.75% a year with salary transfer; non-resident pricing is usually higher. We compare live offers before you choose.

What buyers from Germany should know

Euro income
Banks convert your income to dirhams at the current rate, so its value moves with the euro against the US dollar peg.
SCHUFA report
Non-resident applicants provide a full credit report from their home country; in Germany that is your SCHUFA report.
No double taxation agreement
The Germany–UAE double taxation agreement expired at the end of 2021 and has not been replaced, so German domestic law decides how Dubai rent and gains are taxed for German tax residents. Speak to a Steuerberater before you buy.
Signing from Germany
A power of attorney can be notarised in Germany and legalised for use in the UAE, so a representative can sign and complete the transfer in Dubai.
Self-employed buyers
Self-employed applicants provide company documents and usually two to three years of financial statements. Fewer banks accept this profile, so we check first.

Documents for a non-resident application

The standard list for a salaried applicant living outside the UAE. Self-employed applicants also provide company documents: trade licence, articles of association, two to three years of audited accounts and company bank statements. Banks may ask for certified translations of documents that are not in English or Arabic.

Passport
Copy of the photo page.
German ID card
Your Personalausweis; a driving licence is usually accepted too.
Proof of address
A recent utility bill or tenancy contract in your name.
12 months of bank statements
Showing your salary credits, up to the week you apply.
12 months of payslips and a salary certificate
The certificate on company letterhead, signed and stamped, stating your role, start date and pay.
Credit cards and loans
Statements showing every card limit and loan payment, including those in Germany.
SCHUFA report
Your full SCHUFA credit report.

Purchase costs in Dubai

The usual one-off costs on a ready property bought with a mortgage. They are paid from your own funds, on top of the deposit.

Cost	Amount
Dubai Land Department transfer fee	4% of the price + AED 580
Mortgage registration	0.25% of the loan + AED 290
Trustee office fee	AED 4,200 (price from AED 500,000; otherwise AED 2,100)
Agency commission	2% of the price + 5% VAT, when you buy through an agent
Bank valuation	About AED 3,150, plus bank processing fees that vary by product
MOVA advisory fee	May apply for non-resident applicants; we confirm it in writing before you start

Example: on a AED 2,000,000 apartment the transfer fee alone is AED 80,580.

How it works from Germany

1

Pre-approval

Send your documents online. We check them against each bank's rules and apply where your profile fits.

2

Property and valuation

Agree the price with the seller or developer. The bank sends its own valuer; the loan is based on the lower of price and valuation.

3

Final offer and signing

The bank issues the final offer. You sign in Dubai, or in most cases a representative signs for you with a power of attorney notarised in Germany and legalised for the UAE.

4

Transfer

Ownership is transferred and the mortgage registered at the Dubai Land Department; the bank pays the seller and the title deed is issued in your name.

Most banks also need a UAE bank account in your name. Depending on the bank, opening it can require a visit to Dubai.

How MOVA helps

MOVA is a mortgage broker in Business Bay, Dubai. We compare UAE banks for you, tell you upfront which ones accept your residency and income, and run the application, valuation and transfer with the bank and the Land Department.

Mortgage calculator Eligibility calculator Golden Visa through property TruValue valuation Handover payment mortgage

Estate agent or adviser in Germany? See our referral partner programme.

Questions from buyers in Germany

Can I use income earned in Germany to qualify?

Yes. Salary or business income in Germany is converted to dirhams; your German loans and card limits count towards the 50% debt limit.

Is rental income from Dubai taxed in Germany?

If you are tax resident in Germany, German tax law applies to it, and since 2022 there has been no double taxation agreement with the UAE. A German tax adviser can tell you the effect for your situation.

Can Germans living in Dubai get resident terms?

Yes. With a UAE residence visa and UAE salary you borrow on resident terms: up to 80% of a first home up to AED 5,000,000.

Do I need to be in Dubai to get a mortgage?

Not for most of it. Documents, pre-approval and the valuation are handled remotely. For signing and the transfer you either come to Dubai or appoint a representative with a power of attorney; some banks also need you in person to open the account.

Can a mortgaged property get me a UAE Golden Visa?

Yes. A property valued at AED 2,000,000 or more can qualify for the 10-year Golden Visa even with a mortgage; the bank's no-objection certificate is needed. The rules are set by the authorities and can change. See our Golden Visa guide.

How much can I borrow?

It depends on your income, debts and age: total debt payments must stay under 50% of income. Try the eligibility calculator and set where you live.

Guides for buyers from other countries

Buyers from the UK Buyers from India Buyers from Russia Buyers from Turkey Buyers from Saudi Arabia & the GCC Buyers from Australia Buyer guides

General information, not a mortgage offer or financial, tax or legal advice. Bank criteria change and are confirmed case by case. Limits come from UAE Central Bank rules and MOVA's bank policy data. Last reviewed: 2026-10-29

Dubai mortgage for buyers from Germany