Once you own one home in the UAE, financing the next one - a buy-to-let, a holiday home, or a pure investment - works differently. The rates are similar, but the down payment is bigger and a few extra rules apply. Here's how to finance a second or investment property in 2026, and how to make the numbers work.
The key difference: loan-to-value
The rule: your first home can be financed up to 80% LTV (20% down). A second or additional property is capped lower - typically around 65% LTV (35% down), and lower again for properties over AED 5M.
| Property | Typical max LTV | Down payment |
|---|---|---|
| First home (expat, under AED 5M) | 80% | 20% |
| First home (over AED 5M) | 70% | 30% |
| Second / investment property | ~65% | ~35% |
| Non-resident investor | 50-60% | 40-50% |
Rates and rental income
Investment-property rates are broadly the same as owner-occupier rates (around 3.75-3.99% in 2026) - the cost difference is the bigger deposit, not the rate. Some banks will count a portion of rental income toward your affordability, which can help if your salary alone is stretched. Your Debt-Burden Ratio must still stay under 50%, counting all existing mortgages and debts.
The Golden Visa angle
An investment property worth AED 2 million or more qualifies you for a 10-year Golden Visa - and a mortgaged property counts, provided the AED 2M value is met. For investors, that means a single financed purchase can deliver rental yield, capital growth and long-term residency at once.
Non-resident investors
You don't need to live in the UAE to invest. Non-residents can finance Dubai buy-to-let at 50-60% LTV, often completing remotely via Power of Attorney - see our non-resident mortgage guide for the full process.
The costs
Transaction costs are the same 7-8% as any purchase (4% DLD, ~2% agency, 0.25% mortgage registration, plus valuation and trustee fees) - on top of the larger down payment. Budget the full amount in cash; only the property itself is financed.
The bottom line
Financing a second or investment property is very doable - expect ~35% down rather than 20%, similar rates, and the bonus of Golden Visa eligibility above AED 2M. The smart move is matching the right lender to an investment profile (some are far more flexible on rental income and additional-property LTV than others). Mortgease compares investment-property finance across 15+ UAE banks, free, including for non-resident investors.
