Emirates Hills is the cleanest example of how private banks now compete with UAE retail lenders for trophy villa paper. The combination of unique titles, custom-build values and ultra-high-net-worth clientele has produced a financing market that operates by its own rules — and increasingly, by its own pricing.
Lombard-blended structures dominate
On most live Emirates Hills deals above AED 50M, we are seeing private banks offer a blended facility: a conventional mortgage on the property paired with a Lombard line collateralised against managed assets. The blended cost frequently lands inside 5.0% all-in, with significant flexibility on amortisation.
What UAE lenders still do better
- Faster execution — IPA in 72 hours versus 3-4 weeks for private banks.
- No AUM requirement for clients with strong UAE income.
- Cleaner cash-out and equity-release on completed properties.
“On Emirates Hills, the right answer is almost always a blended structure. The client who runs a single-lender RFP is leaving 75 basis points on the table.”
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