The headline LTV rules published by the UAE Central Bank are a starting point, not a destination. On AED 10M+ villas, real-world ceilings reflect lender appetite, property type, buyer residency and source of funds.
The published framework
- UAE residents, first property: up to 80% on values below AED 5M; reducing on higher values.
- UAE residents, second property: typically capped at 65%.
- Non-residents, first property: capped at 60%-65% by most lenders.
- Off-plan: 50% during construction, with handover refinancing.
Where the published numbers stop and reality starts
On a AED 30M Palm villa for a non-resident buyer, 60% LTV is the published ceiling — but the achievable LTV depends on the lender's view of valuation, the buyer's debt service ratio, and increasingly, whether assets under management can be pledged to lift the structure.
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