Most articles about buying Dubai property through a company are written by lawyers and brokers, and they start with ownership, tax and succession. The mortgage question gets one line, usually “financing may be limited”. This guide starts from the other end. If you want to buy property in Dubai through a company and get a mortgage, the lending side often decides whether the structure is workable at all, because many banks will lend to you personally on terms they will not offer to your company.
The short version: a personal mortgage is the mainstream product, with published Central Bank limits and standard documents. Lending to a company, LLC or special purpose vehicle (SPV) for residential property is a narrow, bank-by-bank market. Several sources describe lower loan-to-value (LTV) ratios, personal guarantees from the owners and heavier paperwork, and some retail banks simply decline. This is general information, not legal, tax or financial advice. Ownership structure and tax questions belong with a UAE lawyer and a tax adviser.
Published: 9 November 2026
Can you get a mortgage to buy property in Dubai through a company?
Sometimes, but it is materially harder than a personal mortgage. Sources agree that banks lending to company or SPV buyers for residential property are selective, usually lend less (reported at roughly 50% to 70% LTV) and typically ask the owners for personal guarantees. Several retail banks decline corporate borrowers for residential property altogether.
Here is what the sources we checked this session say, and where they disagree:
- One broker guide describes corporate buying of residential property as “almost exclusively a cash-buyer’s game”, and says banks do not typically lend against residential property held by offshore companies. It gives two reasons: heavy due diligence on the company and its ultimate beneficial owners, and Central Bank mortgage regulation being framed mainly around individual borrowers.
- Another guide says corporate and high-value lending commonly sits in a 50% to 70% LTV band, against up to 80% for a resident individual, and that banks tend to “underwrite the people, not the entity”, asking for personal guarantees from the beneficial owners.
- A third source describes UAE banks as “selective and deal-by-deal”, notes that a bank that lends to a mainland LLC may decline the same deal in an offshore vehicle, and says it found no primary bank source for its lending section.
So the honest answer is that the market exists but is narrow, and nobody publishes a standard corporate residential product the way they do for individuals. That matters, because it means your outcome depends on one bank’s credit committee looking at your specific entity.
What the Central Bank rules say, and what they do not
The Central Bank of the UAE publishes LTV limits for mortgage loans: for expatriates, up to 80% on a first property worth up to AED 5 million, 70% above AED 5 million, 60% on a second or investment property, and 50% for off-plan. UAE nationals get 85%, 75% and 65% on the equivalent tiers.
Those figures come from the CBUAE Rulebook’s Regulations Regarding Mortgage Loans, and they match several broker summaries. One secondary site quoted lower first-home figures (75% and 65%); that conflicts with the Rulebook text and the other sources, so we have not used it.
What we could not verify is a separate published LTV tier for companies. We did not find an official CBUAE corporate LTV figure, and the Rulebook page itself could not be loaded for a clause-by-clause check this session. So when you see “50% to 70% for corporate borrowers”, read it as a range reported by brokers about bank practice, not a regulatory number. Each bank sets its own corporate policy. Confirm the figure with the lender in writing before you commit to a purchase.
Personal mortgage vs company mortgage: side by side
The table below compares the two routes using only what the sources above describe. “Reported” means a broker or advisory source, not a regulator.
| Factor | Personal mortgage | Company, LLC or SPV borrower |
|---|---|---|
| Who the bank underwrites | You: salary or business income, AECB credit report, liabilities | Reported as the people behind the entity: beneficial owners are assessed, often alongside the company’s accounts |
| Typical maximum LTV | Up to 80% for an expat’s first home up to AED 5M (CBUAE); 60% on a second or investment property | No published CBUAE tier found; reported at about 50% to 70% |
| Personal guarantee | Not applicable: you are already the borrower | Reported as typical from the ultimate beneficial owners |
| Bank appetite | Broad: most retail banks offer residential mortgages | Narrow: “some will, many will not”; some refer you to commercial or private banking desks |
| Pricing | Standard retail range for your profile | Reported pricing or LTV “haircuts” against an equivalent personal loan |
| Paperwork | Passport, Emirates ID, salary or income proof, bank statements, liability letter if relevant | All of that for the owners, plus trade licence, ownership documents, MoA and AoA, company statements and often audited financials, and disclosure of the full ownership chain |
| Timeline | Standard bank process | Reported as longer, because of heavier KYC and credit review |
| DLD transfer fee | 4% of the price, usually paid by the buyer | Calculated the same way for companies; trustee and admin fees apply on top |
For the standard personal route, see our guides on UAE mortgage down payment rules and the real cost of buying property in Dubai.
Why banks often say no to a company buying a home
Banks decline because the risk and the paperwork are different: the borrower is a legal entity rather than a person with a salary, the real credit risk sits with the owners behind it, the Central Bank’s mortgage framework is built around individuals, and many retail products are not designed for corporate residential lending.
Putting the reasons in plain language:
- There is no salary to underwrite. Retail mortgage models rely on income, a debt burden ratio and a credit report. A company that owns one flat and earns rent from it does not fit those models neatly.
- The bank wants to know who stands behind the company. That means disclosure of the ownership chain down to the natural persons, and often personal guarantees. For an offshore or foreign holding structure that disclosure is slower and more detailed.
- Security is the same flat, but enforcement may feel less simple. Lenders reportedly prefer structures they have seen before. A bank comfortable with a mainland LLC may not be comfortable with an offshore vehicle.
- Product design. Where retail banks decline, the deal is reportedly pushed to commercial or private-banking desks, which price and structure differently.
If your purpose is business use rather than a home or investment flat, the commercial route is a different product. See our guide to commercial and SME property mortgages in the UAE.
Which company structures can actually hold Dubai property?
Foreign nationals and foreign-owned companies, including free zone entities, can generally hold freehold property in Dubai only in areas designated for foreign ownership under Dubai Law No. 7 of 2006 and its regulations. Which company types a bank will lend to is a separate question from which types DLD will register.
On the registration side, sources describe a mainland LLC, certain free zone companies and certain offshore vehicles as able to hold title in designated areas. They disagree on the details. One source says a Jebel Ali (JAFZA) offshore company is the only offshore vehicle permitted to hold Dubai real estate; another reports that RAK ICC entities are also allowed; others mention DIFC and ADGM structures. A free zone company is reportedly accepted only if DLD recognises its registry, and we could not find an official DLD list of approved zones.
Two practical points follow:
- Do not assume that because DLD will register a company, a bank will lend to it. A lender may accept a mainland LLC and decline the same purchase in an offshore vehicle.
- Get the registry question answered by a lawyer or DLD before you incorporate. Setting up a company for a purchase and then discovering that the registry or the lender will not work is expensive to unwind.
Worked example: AED 2 million property, personal vs company
Assumptions: purchase price AED 2,000,000, bank valuation equal to the price, a first residential property for a resident expat. The personal LTV is the CBUAE 80% limit. The company LTVs use the 50% to 70% range that broker sources report, because there is no official corporate figure we could verify. DLD transfer fee is 4% of the price and mortgage registration is 0.25% of the loan plus AED 290, both confirmed across several 2026 sources. The table leaves out agent commission, trustee fees, valuation fee, insurance and any lender fees, so real cash needed will be higher in every column.
| Item | Personal, 80% LTV | Company, 70% LTV | Company, 60% LTV | Company, 50% LTV |
|---|---|---|---|---|
| Loan amount | AED 1,600,000 | AED 1,400,000 | AED 1,200,000 | AED 1,000,000 |
| Down payment | AED 400,000 | AED 600,000 | AED 800,000 | AED 1,000,000 |
| DLD transfer fee (4%) | AED 80,000 | AED 80,000 | AED 80,000 | AED 80,000 |
| Mortgage registration (0.25% + AED 290) | AED 4,290 | AED 3,790 | AED 3,290 | AED 2,790 |
| Cash needed (these items only) | AED 484,290 | AED 683,790 | AED 883,290 | AED 1,082,790 |
The gap between the personal route and a 60% company loan is AED 399,000 of extra cash on a AED 2 million flat. That is before any difference in interest rate, which reported “pricing haircuts” would add. If the same buyer were buying a second or investment property in their own name, the CBUAE cap would be 60% anyway, so the gap would disappear; the point of the example is the first-home case, where the personal route is dramatically more generous. Our second-property mortgage guide covers that 60% tier in detail.
The safer order: finance first, structure second
If you want a company to own the property eventually, the lowest-risk sequence reported by the sources is: get the bank’s position in writing first, then incorporate, then buy. Do not incorporate and sign a sale agreement hoping a lender appears afterwards.
- Ask the lender before you incorporate. Describe the exact entity type, the ownership chain and the property. Ask whether they lend to it, at what LTV, whether a personal guarantee is required and what documents they need. Ask for the answer in writing.
- Compare it with the personal route. Use the table above. If the personal mortgage saves hundreds of thousands in cash and the company gives you only a modest benefit, the maths may not favour the structure.
- Check registration and ownership rules with a lawyer. Confirm that DLD will register your entity in the chosen freehold area.
- Ask a tax adviser about the entity. Corporate and rental income treatment differs between a company and an individual. We have not verified tax figures for this guide, so we leave them out rather than guess.
- Only then sign the sale agreement. Our guide on Form F and the finance clause explains why a purchase contract without a finance condition is risky.
Buy personally first and move it into a company later?
You can usually try, but a mortgaged property cannot simply be moved. Sources say the lender must issue a No Objection Certificate (NOC) before DLD will process the transfer, the NOC is not automatic, and for an investment property the lender may require the mortgage to be settled in full first.
Sources describe these steps and costs:
- Lender consent. The bank assesses the receiving company’s credit standing, whether its security is preserved and whether the transfer breaches the mortgage terms. One source says allow two to four weeks for the NOC and not to book the trustee appointment until it is confirmed in writing.
- Refinancing is likely. Another source says restructuring title after a retail mortgage “requires the lender’s consent and usually a refinance”. We could not verify the exact due-on-transfer clause in any bank’s contract, so read your own mortgage contract.
- NOC fee. Sources quote roughly AED 500 to AED 3,000 per bank, and some banks waive it for internal transfers; another source gives a wider range of AED 1,000 to AED 5,000.
- DLD fee again. The 4% DLD fee is reported to apply even when the parties are related and even when a transfer is labelled a gift. One source mentions a 0.125% rate for certain transfers into foundations at DLD’s discretion, but we could not verify this and do not rely on it.
- A new mortgage costs again. If the company takes a new loan, registration is 0.25% of the loan plus AED 290, and an old mortgage release is reported at AED 1,290.
If you are deciding whether to sell instead, see selling a mortgaged property in Dubai.
What a corporate borrower should prepare
Banks differ, so treat this as a starting list rather than a promise. Emirates NBD’s published property-backed business loan, for example, lists a trade licence, Memorandum and Articles of Association, passport and Emirates ID copies, 12 months of bank statements, two years of audited financials for loans above AED 1 million, and a title deed or Oqood. Its page also shows inconsistent LTV wording (60% for expatriates in one place, 65% in another), which is a good reminder to confirm numbers directly with the bank.
A realistic corporate pack includes:
- Trade licence and registry documents (and establishment card for free zone companies)
- Memorandum and Articles of Association, and board resolution authorising the purchase and borrowing
- Ownership chain showing all shareholders down to the natural persons
- Passport, Emirates ID and visa copies for the owners and signatories
- Personal bank statements and, if requested, company statements
- Audited financials, where the lender asks for them
- Details of the property: price, area, title deed or Oqood, liability letter if mortgaged
Who should and should not use a company
A company may suit a buyer who is paying mostly in cash, has a specific legal or succession reason for the structure, and has taken professional advice. It rarely suits a buyer whose main goal is the highest possible mortgage on a first home.
- Use the personal route when you are a UAE resident with a salary, you want the highest LTV and the lowest cash outlay, and you do not have a separate structural reason for a company. Our joint mortgage guide covers buying with a partner or family member.
- Consider a company when the property is a cash purchase, your lawyer has identified a reason such as a holding structure or succession planning, or the bank has confirmed in writing that it will lend to your specific entity.
- Non-residents have their own LTV limits; see our non-resident mortgage guide before assuming a company will help.
- Investors weighing rental income should read our buy-to-let mortgage guide and speak to a tax adviser about how rental income is treated in a company versus personally.
How a broker can help here
A company mortgage is the kind of case where the answer depends on one bank’s policy on one entity type. A broker can ask several lenders for an indicative position before you spend money on incorporation. Our guide on mortgage broker versus bank explains when that helps. When the loan is approved and you move to completion, see the handover and transfer process.
Frequently asked questions
Can a company get a mortgage for residential property in Dubai?
Sometimes. Sources describe corporate residential lending as selective and bank-by-bank, with lower LTVs and personal guarantees, and several retail banks decline. Ask your lender about your exact entity.
What LTV do banks give a company buying property in Dubai?
There is no official CBUAE tier for companies that we could verify. Broker sources report roughly 50% to 70%, against up to 80% for a resident expat buying a first home personally. Treat the range as indicative and get the figure in writing.
Will the bank ask for a personal guarantee?
Sources report that banks lending to corporate vehicles typically ask the ultimate beneficial owners for personal guarantees. Whether yours does depends on the bank and the structure.
Is it easier to get a mortgage personally than through an LLC?
Generally yes. Personal mortgages use published Central Bank limits and standard documents. A company route is narrower and heavier on paperwork and review time.
Can a free zone or offshore company hold Dubai property?
Foreign-owned companies generally may hold freehold only in designated areas, and sources disagree on which free zone and offshore registries DLD accepts. Check with DLD or a lawyer, then check separately that your bank will lend to that entity.
Can I transfer my mortgaged flat into my company?
Only with the lender’s NOC, which is not automatic. One source says allow two to four weeks, and for an investment property the lender may require full settlement first. The 4% DLD fee is reported to apply again.
Do I pay DLD fees if I buy through a company?
Sources say the 4% transfer fee is calculated the same way for companies as for individuals, with trustee and admin fees on top. The mortgage registration fee is 0.25% of the loan plus AED 290.
Does a share sale avoid the 4% fee?
Sources say DLD treats a change in shareholding of a property-holding company as a registrable transaction, so it does not avoid the fee. They also say financing a share purchase is materially harder than financing an asset purchase. Take legal advice.
What documents will a bank want from a company borrower?
Expect trade licence, MoA and AoA, ownership chain, owner IDs, bank statements and often audited financials, plus the property title documents.
Should I get advice before setting up a company to buy property?
Yes. Speak to a UAE lawyer about registration and ownership, a tax adviser about income treatment, and a mortgage consultant about lender appetite, before you incorporate or sign any sale agreement.
Talk to Al Ghaf before you set up a company
The cheapest moment to test a company structure is before you pay for it. Al Ghaf Mortgage offers two services: Mortgage Consulting and Banking Consultation. We can help you compare your personal borrowing capacity with what a corporate route is likely to allow, and understand what a bank will ask for. For company registration, ownership law and tax, speak to a UAE lawyer and tax adviser. Reach us through our Contact Us page or message us directly on WhatsApp.
Message Al Ghaf on WhatsApp: +971 50 127 6925
This article is general information, not legal, tax or financial advice. Corporate lending policy is set by each bank and was not verified against any bank’s credit policy; the 50% to 70% LTV range is reported by broker sources. Worked examples use stated assumptions and rounded figures. Fees, rates and bank policies differ by lender and change over time. Confirm every figure with your bank, a UAE lawyer, a tax adviser or a mortgage consultant before relying on it.
If you are weighing up a purchase in your own name instead, this guide explains whether a foreigner can get a mortgage in Dubai and what LTV banks actually approve.