Mortgages

Commercial Mortgages in Dubai

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Overview

INTRODUCTION

Commercial mortgages in Dubai operate very differently from residential lending. The underwriting process, risk assessment, and loan structure are all driven by one central factor: the performance of the asset.

Unlike residential mortgages, which are assessed primarily on the borrower’s personal income, commercial lending focuses on the income-generating potential of the property itself. The strength of the tenant, the quality of the lease, and the liquidity of the asset all play a decisive role in how much a bank is willing to lend.

This guide explains how commercial mortgages work in Dubai, how lenders assess commercial property, what the process and the costs actually look like, and how to use financing strategically to enhance returns.

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WHY CONSIDER A COMMERCIAL MORTGAGE IN DUBAI

Dubai is one of the world’s most dynamic commercial real estate hubs. No personal income tax on rental income, robust tenant demand, and high-quality freehold assets make it a compelling market for investors and business owners alike.

Commercial property is not, however, tax-free, and two charges belong in your model before you agree a price. The Federal Tax Authority standard-rates every supply of commercial property at 5% VAT — the purchase and the rent alike — so a AED 3,000,000 office floor carries AED 150,000 of VAT on top of the price, payable before the Land Department transfer begins and recoverable only if you are VAT-registered. Corporate tax then runs at 0% on taxable profit up to AED 375,000 and 9% above that where the asset is held in a company or under a licence. Our corporate tax and VAT guide sets out who pays what.

Whether you are acquiring an office floor in Business Bay, investing in retail space in JVC, or financing a warehouse in Al Quoz, the loan needs to be structured correctly from day one.

Key advantages:

Preserve capital through structured payments
Leverage income-producing assets
Hedge against inflation with rent escalation clauses
Refinance or consolidate existing commercial debt
Benefit from competitive bank interest rates

HOW COMMERCIAL MORTGAGES WORK

A commercial mortgage is a loan secured against an income-producing or business-use property.

Eligible asset classes include:

Office units and full-floor offices
Retail units, restaurants and F&B premises
Warehouses, logistics facilities and industrial units
Medical and educational facilities
Mixed-use assets and commercial floors in mixed-use buildings

Rather than focusing on personal income, lenders assess:

The income generated by the property
Tenant strength and lease terms
Market demand and liquidity
Asset quality and location

Mortgages can be issued in your personal name, a company name, or through a special purpose vehicle (SPV). The structure you choose affects both the documentation the bank asks for and the terms it will offer.

LOAN-TO-VALUE AND TERMS

Commercial lending is more conservative than residential lending, and the first thing to understand is that it is not regulated the way residential lending is. The Central Bank's loan-to-value ceilings sit in the Regulations Regarding Mortgage Loans, and Article (1) of those Regulations defines a mortgage loan as one collateralised against a residential property. An office floor, a shop, a warehouse or a labour-accommodation building falls outside them. There is therefore no published loan-to-value cap, and no published maximum term, for commercial property finance in Dubai — the advance rate and the tenor are the individual bank's credit policy, decided file by file. Our banking and finance guide for non-residents works through which Central Bank rules actually apply and which do not.

The absence of a rule is not the absence of a pattern. The Central Bank sets no cap on commercial lending, but in practice banks advance between 50% and 65% of value on commercial property — a 35% to 50% deposit — with the asset, the tenant and the lease, and the individual lender deciding where inside that band a given deal lands. That is market practice, not regulation: nothing entitles you to the top of it and nothing stops a lender going below the bottom of it, so treat it as the shape of the market you are borrowing into rather than as a ceiling anyone is bound by.

The loan term is a different matter, and we will not print one on this page. No maximum tenor is published for commercial lending, and any number quoted as "the" commercial term in Dubai is one lender's appetite, or a broker's recollection of one, and underwriting against it is how deals fall over at credit committee. Individual banks do publish their own terms and those are worth reading precisely — as one example, Abu Dhabi Commercial Bank advertises commercial property finance of "up to 10 years of flexible loan terms" and up to AED 10M for a purchase, with credit at the sole discretion of the bank and eligibility stated for UAE-registered businesses and individual borrowers. Get your own indicative terms in writing from the lenders you intend to approach, and build your model on those.

Where a given deal lands is driven by residency and structure. UAE residents and locally registered companies are lent against more freely than non-residents. A new business, or an asset held in an SPV with no operating track record, attracts more conservative limits or a request for additional guarantees.

The critical point is that the LTV is applied to the bank’s own valuation, not to the price you agreed with the seller. Commercial valuations are income-based and banks take a deliberately conservative view of them, so the cash required to complete is frequently more than the headline deposit implies. Treat the LTV as an output of the valuation, not as an input to your budget.

HOW LENDERS ASSESS COMMERCIAL PROPERTY

NET OPERATING INCOME (NOI)

NOI is the foundation of commercial valuation and lending.

Rental Income – Operating Expenses = NOI

Lenders use NOI to determine the sustainable income a property generates. For a detailed explanation of income-based valuation, see our Commercial Property Valuations guide.

HOW THE VALUATION IS CALCULATED

Commercial properties are valued on their potential income rather than on comparable sale prices in the market. Banks and valuers divide the property’s net operating income by the cap rate:

Property Value = Net Operating Income (NOI) ÷ Cap Rate

To show the arithmetic rather than to suggest a market rate: on an illustrative net income of AED 240,000 a year and an illustrative cap rate of 8%, the calculation returns a value of AED 3,000,000. Both inputs here are chosen to make the sum easy to follow. The cap rate a bank actually applies is set by its own valuer against the specific asset, sub-market and lease, and you should ask the lender what rate its valuation used rather than assume one.

Banks often apply discounted rental income, or use average market rents instead of the actual lease values, when they run that calculation. Being aware of this dynamic in advance helps you negotiate better and avoid surprises during the loan process. You can test the arithmetic yourself with the commercial property valuation calculator.

DEBT SERVICE COVERAGE RATIO (DSCR)

The DSCR measures whether the property generates enough income to cover loan repayments.

Lenders set a minimum DSCR — a requirement that the asset generate more income than is needed to service the debt, with the surplus acting as the bank's cushion. The size of that cushion is credit policy and is not published by the Central Bank or by the Dubai Land Department, so we do not quote a figure here. Ask each lender for its required DSCR in writing at the term-sheet stage, and test your model against the number that lender actually uses.

A stronger DSCR improves both eligibility and loan terms.

TENANT PROFILE

The quality and stability of the tenant directly affects lending decisions. Lenders assess:

Length of lease
Tenant financial strength
Industry stability

ASSET TYPE AND LOCATION

Lenders favour assets with strong demand and liquidity, such as:

Grade A offices in Business Bay or DIFC
Retail in high-footfall areas
Logistics assets in key industrial zones

INTEREST RATES AND REPAYMENT OPTIONS

Interest rates for commercial mortgages in Dubai are generally higher than residential loans, reflecting the higher risk profile. Structurally, you will be offered either a fixed rate for an initial period or a variable rate expressed as EIBOR plus a margin. We do not publish a rate or a margin on this page: pricing moves with EIBOR and with each bank's appetite, it is quoted against your specific file, and a figure written here would be stale before you read it. EIBOR itself is published by the UAE Central Bank, so you can check the benchmark yourself and then ask each lender for its margin over it in writing.

Some lenders may offer interest-only periods, which are particularly useful for investors acquiring a vacant or newly tenanted property that is still stabilising.

Because commercial rates are usually variable for most of the loan’s life, the rate you are quoted at the outset is not the rate you should plan against. Model the repayment at a materially higher rate before you commit.

ELIGIBILITY CRITERIA

To qualify for a commercial mortgage, both the borrower and the property must meet specific conditions.

For borrowers — whether individuals, companies, or SPVs — banks look for a clean credit history, a valid trade licence (if applicable), a stable business track record of at least two years, and clear financial documentation such as audited accounts or proof of income. Identification documents such as a passport and Emirates ID are also required, or company incorporation documents in the case of offshore entities.

For the asset itself, the bank will require a title deed or Oqood (if under construction), existing tenancy contracts, lease renewal history, and evidence of strong market rentability. Properties in prime locations with stable tenant demand are far more likely to be approved.

DEPOSIT AND COST STRUCTURE

Commercial financing requires a significant upfront contribution.

DEPOSIT REQUIREMENTS

The deposit is whatever is left after the lender's advance. No loan-to-value cap is published for commercial property, so there is no regulated deposit percentage — but banks in practice advance between 50% and 65% of value, which puts the deposit at 35% to 50%. Budget on that and confirm the figure that applies to you with the lender
Higher deposits are required for specialised or higher-risk assets, for borrowers without a UAE track record, and where the asset is held in a new SPV
Budget from the term sheet you are actually offered, not from a percentage quoted in the market

INTEREST RATES

Commercial rates are generally variable and linked to EIBOR, with a margin reflecting the risk profile of the asset.

TRANSACTION COSTS

In addition to the deposit, buyers should budget for:

The government-published fees are fixed and you can check them yourself on the Dubai Land Department service cards. The bank-side fees are commercial terms and are not published by anyone.

Government-published:

Property transfer registration at the Dubai Land Department: 2% payable by the seller and 2% by the buyer of the sale value, plus AED 250 for title deed issuance, AED 225 for the unified Dubai Municipality map, an AED 10 knowledge fee and an AED 10 innovation fee, plus a service-partner fee of AED 4,000 plus VAT at or above a AED 500,000 sale value and AED 2,000 plus VAT below it
Mortgage registration at the Dubai Land Department: 0.25% of the mortgage value, plus AED 250 for the title deed, AED 10 knowledge and AED 10 innovation fees per drawing, plus a service-partner fee of AED 4,000 plus VAT — AED 5,000 plus VAT on a provisional (Oqood) mortgage registration
VAT at 5% on the purchase of a commercial property, payable before the Land Department transfer begins

Set by the bank or the provider, and quoted per file:

Bank arrangement fee — ask for it as a percentage of the loan and as a cash figure
Valuation fee — set by the panel valuer against the size and type of asset
Legal or company-formation costs, where a structure is used — quoted by the law firm or corporate service provider you appoint
Property insurance, which is mandatory; life insurance may also be required for individuals

We do not publish a figure against the bank-side items. They vary by lender, by asset and by borrower, and a range printed here would be a guess dressed as a budget. Ask each lender and each provider for a written quote and total your own actual numbers. Several of these costs are negotiable, and some can be folded into the overall financing package rather than paid in cash at completion.

HOW TO SECURE A COMMERCIAL MORTGAGE, STEP BY STEP

The process is more rigorous than a residential loan and can take several weeks. These are the stages involved.

1. INITIAL CONSULTATION

We review the asset, its income potential, and your goals. A feasibility check determines whether the deal meets lender thresholds.

2. BANK MATCHING AND PRE-APPROVAL

The case is submitted to suitable lenders. Pre-approvals typically take 5–10 working days.

3. VALUATION AND INCOME ASSESSMENT

Third-party valuers assess rental income and yield to determine the official market value.

4. FINAL OFFER LETTER

If valuation and eligibility align, the bank issues a binding offer letter setting out the loan terms.

5. SIGNING AND REGISTRATION

You sign the agreement and register the mortgage with the Dubai Land Department. DLD fees and insurance are paid at this stage.

6. LOAN DISBURSEMENT

Funds are released to the seller or developer, and the deal completes.

EQUITY RELEASE ON AN EXISTING PROPERTY

If you already own a commercial property in Dubai, you may be eligible for equity release without having to sell it.

The process allows you to unlock a proportion of the current market value of the property, provided it is fully leased and generating stable rental income. How much is a matter of the individual bank's credit policy — commercial lending sits outside the Central Bank's published loan-to-value regime — so ask the lender what proportion it will advance before you plan around a figure. A fresh valuation will be required, and the bank must be satisfied that the rental income can support the additional loan repayments.

Equity release suits businesses looking to expand, fund working capital, or acquire additional assets.

Key conditions:

The advance against current market value is set by the lender, not by regulation
Fully leased and income-generating preferred
Fresh RICS-compliant valuation required
Income must support the new debt load

For the full treatment, including the residential case, see our guide to equity release in Dubai.

RISKS AND CONSIDERATIONS

Commercial property lending carries risks that must be understood before committing:

Vacancy risk
Tenant default
Interest rate increases
Lower liquidity than residential assets
Refinancing risk at loan maturity

COMMON FINANCING CHALLENGES

The most common issue is that the bank’s valuation comes in below the purchase price. The way to manage it is to forecast conservative yield assumptions before you commit, so that the valuation is a confirmation rather than a shock.

A second challenge arises when banks decline to accept the full value of the rental income, particularly where tenants are on short leases or have variable rent clauses. The answer is to work with lenders who will consider market rent or projected income based on asset demand and tenant quality.

A new business without a two-year operating history is not automatically excluded. The loan can often be structured through a co-borrower, a personal guarantee, or a linked entity with a stronger financial profile.

And for owners two or three years into a loan, refinancing is worth revisiting: better rates, longer terms, or equity release at an improved valuation are all commonly available once the asset has a track record.

STRATEGIC USE OF COMMERCIAL MORTGAGES

LEVERAGE AND RETURN ENHANCEMENT

When structured correctly, commercial mortgages allow investors to acquire higher-value income-producing assets while preserving capital.

YIELD VS COST OF DEBT

The core principle of positive leverage is that the asset’s yield should exceed the cost of borrowing.

For example, if a property yields 8% and the cost of debt is 5.5%, the financing generates positive leverage and enhances overall returns.

ASSET SELECTION MATTERS

Leverage amplifies both returns and risk. The quality of the underlying asset — its tenant, lease, and location — determines whether financing works for or against the investor.

COMMON MISTAKES TO AVOID

Overpaying relative to sustainable NOI
Underestimating vacancy or refinancing risk
Ignoring the impact of variable rates
Financing weak or illiquid assets

INTEREST RATE EXPOSURE

As commercial rates are typically variable, rising interest rates can materially reduce net returns and should be stress-tested in advance.

HOW WE APPROACH COMMERCIAL FINANCING

Commercial financing is treated as an asset-level investment decision, not just a loan application.

Our approach focuses on:

Analysing asset-level performance (NOI, yield, tenant profile)
Matching lenders to specific asset types
Structuring debt to optimise returns and manage risk
Supporting the acquisition and positioning of the asset

Commercial property lending in Dubai can be highly rewarding, but only where the deal is structured properly. As a licensed investment strategist with CMAP certification and Dubai market experience since 2007, Stephen Mitchell works with business owners, investors and developers to secure the right loan structure, minimise upfront cost and long-term risk, and optimise cash flow and exit strategy.

We do not provide mortgage advice ourselves; we introduce you to qualified, regulated mortgage advisors and stay involved to keep the financing structure aligned with the asset strategy throughout.

Keep reading

Continue exploring

Mortgages in DubaiExplore mortgage options in Dubai for residents and non-residents: compare rates, calculate repayments, refinance, release equity and secure commercial finance.View Home Financing in DubaiLearn how to buy a home in Dubai with a mortgage. Understand deposit requirements, bank approval processes, costs, and strategies for residents and investors.View Non-Resident Mortgages in DubaiExplore non-resident mortgages in Dubai: eligibility, deposits, loan-to-value limits, rates and how international investors finance UAE real estate correctly.View Refinancing a Mortgage in DubaiRefinancing your mortgage in Dubai can be a smart way to reduce costs or release equity. Learn about rates, fees, and when remortgaging makes financial sense.View Equity Release in DubaiLearn how equity release works in Dubai: what lenders allow, how released capital can be used, the costs involved, and when refinancing to release equity pays.View Check Mortgage Rates in DubaiCheck mortgage rates in Dubai as a resident or non-resident. See how lenders price an application, what shifts your rate, and request a tailored rate review.View Mortgage CalculatorEstimate Dubai mortgage repayments, borrowing capacity and total interest with our calculator, then read what the figures can and cannot tell you before you buy.View Commercial Property Value EstimatorFree Dubai commercial property valuation tool — estimate market value from rental income using the RICS cap-rate method, by asset type and area.View

Common questions

FAQs

CAN NON-RESIDENTS GET COMMERCIAL MORTGAGES IN DUBAI?

Yes, although loan-to-value ratios are lower and documentation requirements are more stringent than for residents. Most banks require the property to be income-generating, and may ask for a local sponsor or an SPV structure in some cases.

WHAT IS THE TYPICAL LTV FOR COMMERCIAL PROPERTY?

There is no published maximum: the Central Bank's loan-to-value ceilings apply only to residential mortgages, so commercial LTV is each bank's own credit policy, set deal by deal against its own valuation of the asset, the tenant and the borrower. In practice banks advance between 50% and 65% of value. That is what lenders do rather than what any rule requires, so size your budget on it and then ask the lenders you approach for a written indicative figure before you commit to it.

HOW MUCH CAN I ACTUALLY BORROW?

The loan is a percentage of the bank’s own valuation, not of the price you agreed with the seller, and the percentage depends on your residency and on how the asset is held. Because commercial valuations are income-based and assessed conservatively, the effective down payment is often higher than the headline ratio suggests. Budget for that gap before you commit.

ARE INTEREST RATES HIGHER THAN RESIDENTIAL?

Generally yes, reflecting the additional risk of income-producing assets — but we do not publish a rate or a margin here. Pricing moves with EIBOR and with each bank's own appetite, so a figure printed on this page would be stale before you read it. EIBOR itself is published by the UAE Central Bank; ask each lender for its margin over it in writing.

DO BANKS CONSIDER PERSONAL INCOME?

Commercial lending focuses primarily on the income generated by the asset, though personal financial strength may still be assessed.

DO I NEED AN OPERATING BUSINESS TO QUALIFY?

Not necessarily. If the property is leased to tenants, the rental income may be used to service the loan. For new companies or SPVs without a track record, lenders may require a personal guarantee, a co-borrower, or additional collateral.

HOW IS THE PROPERTY’S VALUE DETERMINED FOR THE LOAN?

Banks use an income-based valuation method, relying on net rental income and prevailing market cap rates. The property value is calculated by dividing the NOI by the cap rate, and a third-party valuer appointed by the bank carries out the assessment.

CAN VACANT PROPERTIES BE FINANCED?

It is more difficult. Lenders prefer income-producing assets, and may reduce the LTV or defer approval until a tenant is secured. The same applies to shell-and-core office or retail units, although some banks will factor in fit-out costs and the time required to reach income.

ARE EQUITY RELEASE OR REFINANCE OPTIONS AVAILABLE?

Yes. If you already own a commercial property in Dubai, you may be eligible to release a proportion of its current market value, provided it is income-producing — how much is a matter of the individual bank's credit policy rather than a published ceiling, so confirm the figure with the lender before planning around one. Refinancing can also help you access better rates or consolidate debt after two to three years of ownership.

WHAT ARE THE MAIN COSTS INVOLVED?

The government-published item is the Dubai Land Department's mortgage registration fee: 0.25% of the mortgage value, plus fixed title-deed and knowledge/innovation charges and a service-partner fee (see the deposit and cost structure section above for the full, itemised breakdown). The bank arrangement fee, the valuation fee, and legal or SPV setup costs where a structure is used are set by the lender or provider and quoted per file — we do not print a market figure for them here, so ask each one for a written quote. Insurance is mandatory and may require prepayment.

WHAT IF THE BANK VALUES THE PROPERTY LOWER THAN THE PURCHASE PRICE?

This is common in commercial real estate. The bank’s loan is based on its own valuation, not on the sale price. The way to manage the risk is to pre-assess the likely valuation range using market cap rates and rental benchmarks before committing to a purchase.

HOW LONG DOES APPROVAL TAKE?

Typically 3–6 weeks from application to disbursement. Pre-approvals can be issued in 5–10 working days, but final approval is subject to property valuation, documentation review, and internal credit committee clearance.

Guidance as at 28 August 2026Mortgage guidance across this section was last checked on that date. Lending rules, loan-to-value limits and eligibility criteria change — confirm the terms that apply to you with your bank or broker before relying on anything here.