Dubai property values have moved. If you bought before 2022, the equity in your home may be worth more than you think — Calculate how much I can release →
Equity Release Mortgages & Loans Against Property in Dubai
If your Dubai property has appreciated since you bought it, that gain is capital you can borrow against without selling. An equity release, also called a cash-out remortgage or loan against property, increases the loan secured on a property you already own and pays you the difference. Under Central Bank of the UAE rules it is treated as new mortgage lending, so the total loan is capped at 80% of current value for expat residents and 85% for UAE nationals on a first home under AED 5 million, and your total monthly repayments cannot exceed 50% of gross income. Simply Mortgage values the headroom you actually have, across every UAE mortgage lender, and tells you what it will cost before you commit.
Compare Equity Release Offers Across Every CBUAE-Regulated Mortgage Lender in the UAE
Not every UAE bank lends against released equity, and those that do apply very different rules on purpose of funds. We know which ones will say yes to your situation.
Who This Mortgage Is For
- Your property has appreciated and you have paid down some of the balance
- Releasable cash = LTV ceiling on current valuation, minus outstanding balance
- Usually executed as a switch to a new lender, so early settlement fee applies, capped at 1% / AED 10,000
- Can be combined with a rate switch in one transaction — see comparison below
Documents Required
- Passport (all pages) and Emirates ID (front + back)
- UAE residence visa page
- Title deed
- Latest salary certificate (salaried) / trade licence + 2 years audited financials (self-employed)
- Bank statements — last 3–6 months (salaried) / 12 months (self-employed)
- Existing loan liability letters (credit cards, personal loans, car finance)
- Stated purpose of funds — most UAE lenders require this in writing
- Recent property valuation, or consent for the bank to instruct one
Lender Comparison for Equity Release
Filter by your situation — ranked bank recommendations. Equity release rates last updated 8 October 2026, refreshed at least quarterly and ideally monthly.
| Bank | Best For |
|---|---|
| Emirates NBD | Salaried residents releasing for property investment — competitive on cash-out remortgage |
| FAB | UAE nationals, high-value releases — preferential ceilings for nationals |
| HSBC | Global expats with international income — strong on complex income |
| ADCB | Buyout plus equity release in one transaction — flexible on combined structures |
| Mashreq | Self-employed with strong financials — flexible income assessment |
| ADIB | Sharia-compliant release (Ijara structure) — Islamic route to cash-out |
| DIB | Sharia-compliant expats and nationals — full Islamic product suite |
| RAKBANK | Smaller releases, flexible criteria — lower minimum thresholds |
| Standard Chartered | Non-standard income, international profiles — bespoke underwriting |
Last updated 8 October 2026.
An equity release in the UAE, also called a cash-out remortgage, top-up or loan against property, increases the mortgage secured on a property you already own and pays you the difference in cash. The Central Bank of the UAE treats it as new mortgage lending under the Regulations Regarding Mortgage Loans, so the same ceilings apply as on a purchase: the total loan cannot exceed 80% of the property's current valuation for expat residents or 85% for UAE nationals on a first home under AED 5 million, dropping to 70% and 75% above AED 5 million, and 60–65% on a second or investment property. Your total monthly debt repayments, including the new instalment, cannot exceed 50% of gross monthly income. The cash you can release is the gap between that ceiling and your outstanding balance, on a property valued at AED 2.5 million with AED 1.2 million outstanding, an expat resident could release up to AED 800,000. Most UAE lenders require a stated purpose for the funds, typically property investment, home improvement, education or debt consolidation, and will decline an application for unspecified general spending. Simply Mortgage arranges equity release across every UAE mortgage lender, including HSBC, Emirates NBD, FAB, ADCB, ADIB, Mashreq and DIB.
Note for readers from the UK:
"Equity release" in the UAE is not a lifetime mortgage or reverse mortgage. There is no age requirement, no roll-up interest, and no arrangement where the loan is repaid from your estate. A UAE equity release is a conventional mortgage with monthly repayments, secured on a property you continue to own and live in.
UAE Equity Release Calculator — How Much Can You Release From Your Property?
Bank valuation, not asking price. DBR binding? We tell you honestly.
Maximum releasable cash — headline
AED 800K
Your limit is set by LTV.
New total loan / New LTV
AED 2M · 80%
New EMI vs current
AED 12,385 vs AED 7,431
Additional monthly
+AED 4,954
Total cost to release (mid)
AED 34K
Net cash in hand after costs
AED 766K
Total additional interest (20yr @ 4.25%)
AED 972K
Itemised cost to release
- Valuation: AED 3,000
- DLD registration: AED 5,290 (0.25% + AED 290 on new loan)
- Early settlement : AED 10,000 capped 1% / 10K
- Trustee: ~AED 3,000
- Processing: AED 5,000–AED 20,000 often waived for top-ups
Assumptions (also rendered as static HTML below): LTV ceilings per CBUAE Regulations Regarding Mortgage Loans (Circular 31/2013), DBR 50%, early settlement capped 1% / AED 10,000 where bank changes, DLD 0.25%+290, valuation AED 2,500–3,500, trustee ~AED 3,000, processing 0.25–1%. Releasing equity is borrowing, not withdrawing — at 4.25% over 20 years the illustrative interest on AED 800K is shown above. No upfront broker fee — payable only on successful bank disbursal. Full fee details are confirmed in writing before you submit any application.
Get real equity release offers for AED 800KHow we calculate the numbers above (also visible to crawlers)
LTV ceilings per CBUAE Regulations Regarding Mortgage Loans (Circular 31/2013): 80% expat / 85% UAE national under AED 5M, 70%/75% above AED 5M, 60–65% second/investment, 50–60% non-resident. DBR 50% cap. Early settlement capped 1% / AED 10,000 where bank changes, DLD 0.25%+290, trustee ~AED 3,000, valuation AED 2,500–3,500, processing 0.25–1%. Releasing equity is borrowing, not withdrawing — illustrative 4.25% over 20 years on AED 800k release ≈ total interest shown above.
How Much Can You Release? The LTV & Headroom Table
The ceiling applies to the total loan, not to the cash. Your releasable amount is the ceiling minus what you still owe.
| Owner profile | Property value | Max total LTV | Example: AED 2.5M, AED 1.2M outstanding |
|---|---|---|---|
| UAE national — first home | Up to AED 5M | 85% | AED 2.5M valued, AED 1.2M owed → release up to AED 925,000 |
| Expat resident — first home | Up to AED 5M | 80% | AED 2.5M valued, AED 1.2M owed → release up to AED 800,000 |
| UAE national — first home | Above AED 5M | 75% | Applied to current valuation |
| Expat resident — first home | Above AED 5M | 70% | Applied to current valuation |
| UAE national — second property | Any | 65% | AED 2.5M valued, AED 1.2M owed → release up to AED 425,000 |
| Expat resident — second property | Any | 60% | AED 2.5M valued, AED 1.2M owed → release up to AED 300,000 |
| Non-resident | Any | 50–60% | AED 2.5M valued, AED 1.2M owed → release AED 50,000–300,000 |
LTV is only the first test. Your total monthly repayments, including the new instalment, must stay under 50% of gross monthly income. Whichever limit is lower is the one that applies. Our consultants calculate the binding limit for your profile.
Per Central Bank of the UAE Regulations Regarding Mortgage Loans. Equity release is treated as new mortgage lending under the same LTV and DBR framework as a purchase. Last verified 8 October 2026.
What It Costs to Release Equity
Worked on an AED 800,000 release against a AED 2.5M property with AED 1.2M outstanding, moving to a new lender.
| Cost item | Rate / basis | Example |
|---|---|---|
| Property valuation | Flat | AED 2,500–3,500 |
| Early settlement fee (outgoing bank) | 1% or AED 10,000, whichever is lower — CBUAE cap. Nil if mortgage-free or same bank | AED 10,000 |
| DLD mortgage registration | 0.25% of new loan + AED 290 | AED 5,290 on AED 2.0M loan |
| DLD mortgage release / discharge (old bank) | Flat fee | Per DLD schedule |
| Trustee office fee | Flat, plus VAT | AED 2,000–4,000 + VAT |
| Liability letter (outgoing bank) | Flat | Per bank panel |
| New bank processing fee | 0.25–1% of loan | AED 5,000–20,000 |
| Life insurance (annual) | ~0.4–0.9% of loan | AED 8,000–18,000 |
| Property insurance (annual) | ~0.05% of property value | ~AED 1,250 |
| Simply Mortgage fee | No upfront fee — payable only on disbursal | Confirmed before application |
| DLD property transfer fee | Not applicable — 4% transfer applies on purchase | AED 0 |
Fees shown exclusive of 5% VAT where applicable.
Releasing equity is borrowing, not withdrawing. The cash is a larger mortgage on the same property. On an AED 800,000 release over 20 years at 4.25%, you will repay interest on top of the capital. That can be an excellent trade when the money is going into an asset that earns more than it costs, and a poor one when it is funding consumption. Simply Mortgage will model both before you decide.
Every fee, rate, LTV and timing figure on this page requires verification against current CBUAE and DLD publications before publication, and re-verification at least quarterly.
What Lenders Will and Will Not Fund
Generally accepted purposes:
- Purchasing another property, in the UAE or overseas
- Home improvement, renovation or extension
- Consolidating higher-cost debt such as credit cards or personal loans
- Education fees
- Business investment, with supporting documentation
Generally declined:
- Unspecified general spending or "personal use"
- Speculative investment in securities or crypto
- Lending on to a third party
- Funds leaving the UAE without a documented purpose
Practical note: the purpose you state shapes which lenders will consider the file and how fast it moves. A property-purchase purpose is usually the strongest case; debt consolidation requires the clearest supporting documentation. Simply Mortgage matches your purpose to the lenders most likely to approve it before submitting anything.
Equity Release vs Buyout vs Top-Up
| Equity release | Mortgage buyout | Top-up with existing bank | |
|---|---|---|---|
| What it does | Borrows against built-up equity, cash out | Moves your balance to a new bank at a better rate | Additional borrowing from your current lender |
| Cash in hand? | Yes | No — same balance, lower rate | Yes |
| Change of bank? | Usually yes | Yes | No |
| Early settlement fee? | Yes, if changing bank — capped 1% / 10,000 | Yes — capped 1% / 10,000 | No |
| New valuation? | Yes, always | Yes | Usually |
| Purpose of funds required? | Yes | No | Yes |
| DLD registration | 0.25% + AED 290 on new loan | 0.25% + AED 290 on new loan | 0.25% on the increase |
| Typical timeline | 4–6 weeks | 3–5 weeks | 2–3 weeks |
| Best when | Your property has appreciated and you need capital | Your rate is above market | You need modest extra funds and your rate is already competitive |
Combination note: an equity release and a buyout can be executed as a single transaction — one new loan, one valuation, one DLD appointment, one set of fees. If your rate is above market and you need capital, doing both at once is materially cheaper than doing them separately. This is the most common structure Simply Mortgage arranges for owners who bought before 2022. Mortgage buyout in Dubai · Home purchase mortgage
Where UAE Mortgage Rates Sit Today
As of 8 October 2026, 3-month EIBOR stands at a live CBUAE fixing (see ticker above). Salary-transfer fixed rates start from competitive levels. Equity release is priced as standard mortgage lending, so the rate you are offered depends on your profile, LTV band and salary transfer, not on the fact that you are taking cash out. Releasing at a lower LTV band generally prices better than releasing to the ceiling.
Last updated 8 October 2026. Underlying 3M EIBOR values are also text in the ticker above, refreshed at least monthly.
What We Offer
Our equity release mortgages & loans against property in dubai solutions come with a range of features designed to meet your specific needs.
Up to 80% total LTV for expat residents / 85% for UAE nationals on first home under AED 5M — releasable cash = ceiling minus outstanding
DBR 50% test applied — we tell you which constraint binds (LTV or income)
Same-bank top-up (no early settlement) or new-bank remortgage (often better pricing) — we model both
Works mortgage-free (loan against property), with existing mortgage, or as buyout + cash-out in one DLD appointment
Purpose of funds matters — we match your purpose to lenders most likely to say yes
Not a UK lifetime/reverse mortgage — monthly repayments, you stay owner, no age requirement
Key Benefits
Why choose our equity release mortgages & loans against property in dubai solution and how it can benefit you.
Access appreciated value without selling — on AED 2.5M valued, AED 1.2M outstanding, expat could release up to AED 800,000
Fund a second property, renovation, education or debt consolidation with one larger mortgage
Combine a rate cut and cash-out in one transaction — one valuation, one DLD registration
Mortgage-free owners access full LTV headroom (subject to DBR) with cheapest fee stack
Investor route: release from Property A to fund down payment on Property B — strongest lender case
See honest net cash after every fee and total interest cost before you decide
Eligibility Criteria
To qualify for our equity release mortgages & loans against property in dubai solution, you'll typically need to meet the following requirements.
Own UAE property with headroom under CBUAE LTV ceilings (value today, not purchase price)
Total monthly repayments including new instalment ≤50% gross income (DBR)
Most lenders require stated purpose: property investment, home improvement, education, debt consolidation
Any remaining tenure 5–25 years — longer tenure lowers monthly but raises total interest
Resident, non-resident and mortgage-free profiles all eligible — LTV lower for second/investment and non-resident
The Process
Here's what to expect when applying for our equity release mortgages & loans against property in dubai solution.
Free headroom assessment (Day 0) — value, outstanding, income, commitments, purpose → which constraint binds
Purpose and lender shortlist (Day 1–2) — purpose determines which lenders consider the file
Approval in Principle (Day 2–4) — 48hr salary-transfer / 5–7 days self-employed, valid 60 days, conditional on valuation
Liability letter where there is an existing mortgage (Day 1–5 parallel) — skip if mortgage-free
Property valuation (Week 2) — AED 2,500–3,500; valuation sets the ceiling and therefore the cash
Final offer and DLD registration (Week 3–5) — offer valid 30 days; DLD 0.25%+290; trustee appointment
Funds disbursed (Week 4–6) — cash to you or directly to stated purpose; new EMI next cycle
Reviewed by Jayesh Talgaonkar, Founder & Lead Consultant, Simply Mortgage. Last reviewed 8 October 2026.
Frequently Asked Questions
What is equity release in the UAE?
Equity release in the UAE is a mortgage arrangement that lets you borrow against the value your property has gained and receive the difference as cash. The Central Bank of the UAE treats it as new mortgage lending, so the total loan is capped at 80% of current valuation for expat residents and 85% for UAE nationals on a first home under AED 5 million. It is also called a cash-out remortgage, a top-up, or a loan against property. It is not a UK-style lifetime or reverse mortgage, there is no age requirement and you make normal monthly repayments.
How much equity can I release from my Dubai property?
You can release the difference between your LTV ceiling on the current valuation and your outstanding balance, subject to affordability. On a property valued at AED 2.5 million with AED 1.2 million outstanding, an expat resident at an 80% ceiling could release up to AED 800,000. A second or investment property has a lower ceiling of 60 to 65%, and non-residents lower again. Your total monthly repayments must also stay under 50% of gross monthly income, and where that test binds first, it sets your limit instead.
Can I release 80% of my property value in cash?
No. The 80% is the ceiling on your total mortgage, not on the cash you receive. If you already owe money on the property, the releasable cash is 80% of the current valuation minus that outstanding balance. Only an owner with no existing mortgage can access the full LTV headroom as cash, and even then the amount is capped by the 50% debt burden ratio test on their income.
What is the difference between equity release and a mortgage buyout?
An equity release gives you cash by increasing the loan secured on your property. A mortgage buyout moves your existing balance to a different bank at a better rate, with no cash released. Both are forms of refinancing, both require a fresh valuation and a new DLD mortgage registration, and both incur an early settlement fee where the bank changes. They can be combined into a single transaction with one set of fees, which is usually cheaper than doing them one after the other.
Can I release equity if my property has no mortgage on it?
Yes, and this is the cleanest version of the product. A new mortgage is registered against the property and the full LTV headroom is available as cash, subject to the debt burden ratio test on your income. There is no early settlement fee, no liability letter and no coordination between two banks, so the process is faster — typically three to four weeks — and cheaper. UAE lenders often refer to this as a loan against property.
What can I use released equity for in the UAE?
Most UAE lenders require a stated purpose and will fund property purchase, home improvement, education, debt consolidation and documented business investment. Applications for unspecified general spending are usually declined, as are speculative investments. The purpose you state affects which lenders will consider the file and how quickly it moves — a property-purchase purpose is generally the strongest case. Supporting documents such as a contractor quotation or details of the target property are normally required.
How long does equity release take in the UAE?
A typical equity release completes in four to six weeks for a salaried resident. Approval in Principle takes 48 working hours, the liability letter from an existing lender three to five working days, and valuation and final approval one to two weeks, followed by the DLD trustee appointment. Mortgage-free owners are faster at three to four weeks because the settlement leg drops out. Non-residents should allow six to eight weeks.
Does releasing equity increase my monthly payment?
Yes, in almost every case. You are borrowing more against the same property, so the instalment rises unless the new rate is low enough or the tenure long enough to offset the larger balance. Extending the tenure lowers the monthly payment but increases total interest paid. Simply Mortgage models the payment and the lifetime interest cost side by side, so you can see what the cash actually costs before you commit.
Do I need a new valuation to release equity?
Yes, always. The release is calculated against the lender's own valuation of the property today, not your purchase price or your estimate. This is the step that decides the transaction: a valuation below expectation reduces the releasable amount, sometimes to nothing. Valuations typically cost AED 2,500 to 3,500. Simply Mortgage gives you a realistic valuation range before the valuer is instructed.
Can non-residents release equity from UAE property?
Yes, though ceilings are materially lower — typically 50 to 60% of current value against 80% for residents — and fewer lenders participate. Documentation is heavier, usually including overseas income evidence, home-country bank statements and a credit report from your country of residence. Timelines run to six to eight weeks. Simply Mortgage works with the lenders on our panel that actively underwrite overseas owners.
More Questions About Releasing Equity
Not Quite What You Need?
Buyout / Refinance
Want a lower rate rather than cash → no release, faster process, different fee stack.
Home Purchase & Resale
Are buying rather than borrowing against what they own → up to 80% LTV expat, 85% UAE national.
Non-Resident Mortgage
Live outside the UAE and own or want UAE property → lower LTV ceilings, heavier documentation.
Need Expert Guidance?
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Our mortgage experts are ready to help you secure the best equity release mortgages & loans against property in dubai solution for your needs. Contact us today for a personalized consultation.