• From 21 years of age (legally competent individuals)
  
• Loan term: up to age 60 for employees, up to age 70 for entrepreneurs
  
• Maximum loan term: 25 years
  
• EEA citizens, Emirates ID, visa, etc.
  
• 20% down payment if resident and property value is under AED 5 million
  
• 25–30% down payment if non-resident
  
• 30% down payment if resident and property value is over AED 5 million
  
• 50% down payment if non-resident and high-value property
  

• Payslips from the last 3 months

• Minimum income of AED 15,000 / approx. EUR 3,600 (employees)

• Minimum income of AED 25,000 / approx. EUR 6,000 (entrepreneurs)

• Bank statements from the last 6 months

• Copy of ID

• Copy of residence registration

• If purchasing through a broker: property exposé

• If purchasing from a private seller: land register excerpt, floor plan, energy certificate, interior and exterior photos

• If building a property: building plan, elevation drawing, land register excerpt of the plot, cost estimate or construction offer

– DLD fee (Dubai Land Department): 4% of the purchase price

– Registration fee:

 – AED 2,000 + 5% VAT (for purchase price under AED 500,000)

 – AED 4,000 + 5% VAT (for purchase price over AED 500,000)

– Title deed issuance: AED 250

– Broker commission: 2% of the purchase price + 5% VAT

– Mortgage registration (if financed): 0.25% of the loan amount + AED 290 administrative fee

– Valuation fee: AED 2,500–3,500

– NOC fee (No Objection Certificate): AED 500–5,000 (depending on the developer)

– Administration fee: AED 4,200

– Service charges (maintenance, common areas): AED 10–30 per sq. ft. annually

– Value Added Tax (VAT):

 – 0% for residential properties

 – 5% for commercial properties

 – 5% on broker commissions and administration fees

• Creditworthiness check by phone or online
  

A fast credit check by phone or online to quickly provide the client with clarity regarding their financial possibilities.

• Property offer consultation
  

Tailored advice on available real estate offers, including a detailed assessment of the advantages and disadvantages of different property types – aligned with the client's individual needs and goals.

• Loan application and coordination
  

We handle the entire coordination of the loan application process – from submission to final approval.

• Service fees:
  

The fee for the above services is 1% of the loan amount plus VAT.

Additional services:

Legal and tax advice:

We cooperate with renowned lawyers and tax consultants who offer comprehensive legal and tax advice to ensure that your real estate investment is optimally structured from both a legal and tax perspective. They guarantee a smooth and legally secure process. Fees are agreed individually.

Connection to experts from our professional network:

We ensure that our clients are connected on-site with the best professionals from our network – enabling them to achieve their goals professionally and with confidence.

Anti-Money Laundering (AML) Rules for EU-to-UAE Money Transfers

Small Bank Transfers (Below AED 3,500)

• Minimal Info Required: Cross-border wire transfers under AED 3,500 (~€900) still carry basic sender/recipient information, but banks are not required to verify the data's accuracy unless there is suspicion of money laundering .

• No Mandatory ID Verification: For these low-value transfers, full customer identity verification isn't automatically triggered. Financial institutions will pass along originator/beneficiary details with the payment, but they need not perform KYC checks on every sub-AED 3,500 transfer absent red flags .

• Ongoing Monitoring: Even small transactions can be monitored for unusual patterns. If multiple small transfers appear structured to evade AML thresholds, banks may investigate or file a suspicious report despite each transfer being below AED 3,500.

  
  

Standard Bank/Wire Transfers (AED 3,500 and Above)

• Customer Due Diligence (CDD): UAE regulations require full due diligence for any cross-border wire transfer equal to or exceeding AED 3,500 (~$950) . This means banks must collect and verify identifying information for both sender and beneficiary on transfers at or above this threshold . The transfer message must include complete originator and beneficiary details (name, account number, address, etc.) in line with the "travel rule" .

• Identity Verification: The beneficiary's bank in the UAE will verify the recipient's identity for incoming transfers ≥ AED 3,500 if not already verified . Similarly, the EU sending institution will have verified the sender's identity. Expect to provide a copy of your passport or ID and possibly proof of address when initiating sizeable international wires, as part of KYC compliance.

• Source of Funds/Purpose Inquiries: Banks may ask for the purpose of the transfer and evidence of the source of funds for large amounts (e.g. a property purchase contract or sale agreement). Both EU and UAE banks operate on a risk-based approach – a one-time large transfer to the UAE will likely prompt questions to ensure the money's legitimate origin and intended use.

• Enhanced Due Diligence (EDD): If the transfer or customer is deemed high-risk, banks will apply EDD measures. High-risk factors include politically exposed persons (PEPs), clients from high-risk countries, or unusually large or complex transactions . In such cases, expect more exhaustive verification – banks might request additional documents (such as proof of income, wealth, or the property deed/invoice) and scrutinize the transaction more closely.

• Data Completeness & Possible Delays: Ensure your bank includes all required information in the wire. UAE beneficiary banks are mandated to identify and potentially reject or suspend transfers that lack required originator/beneficiary info, pending clarification . Missing details (like an unidentified sender) can lead to the funds being held until both banks receive the necessary information.

  
  

Large Transactions and Real Estate Purchases (≥ AED 55,000)

• Threshold for Full AML Checks: Any occasional transaction (one-off or outside an ongoing business relationship) at or above AED 55,000 (≈ $15,000) triggers mandatory customer due diligence under UAE law . This applies whether the amount is in a single payment or in multiple linked transactions that together meet the AED 55k threshold – breaking a payment into smaller chunks will not avoid scrutiny.

• Real Estate Reporting Requirements: The UAE treats real estate transactions as high-risk for money laundering. Real estate brokers, developers, and agents must file a Real Estate Transaction Report (RETR) with the UAE Financial Intelligence Unit (FIU) for any property deal where cash payments equal or exceed AED 55,000 . In practice, if an EU investor buys property in the UAE and pays any portion in cash ≥ AED 55k (approx €13k), the agent is obligated to report it through the goAML system.

• Crypto and Third-Party Payments: The reporting duty isn't limited to physical cash. Payments involving virtual assets (cryptocurrency) for any part of the property value must also be reported to the FIU . Likewise, if crypto is converted to cash to purchase the property, it triggers a report. Any unconventional payment methods or third-party fund transfers in a real estate deal will draw compliance attention.

• Identification of Buyers/Sellers: Real estate professionals are required to collect and retain identification documents for all parties in property transactions. Buyers and sellers who are individuals must provide copies of passports or Emirates ID cards . If an entity (company) is involved, the company's license, ownership structure, ultimate beneficial owners (UBOs), and IDs of all key shareholders/partners must be obtained . This ensures transparency about who is behind the transaction.

• Suspicious Transaction Reports (STRs): Beyond threshold-based reports, if a property transaction appears suspicious, an STR will be filed with the FIU . Red flags include customers unwilling to provide KYC documents or proof of funds, unexplained use of large cash when a bank transfer is expected, or structuring payments to avoid the AED 55k reporting threshold (e.g. splitting into multiple smaller cash deposits) . These situations require the broker or bank to report the activity even if the formal cash threshold isn't breached, to alert authorities of potential money laundering.

  
  

Cash Carrying and Cross-Border Declarations

• UAE Cash Import/Export Rules: If you plan to carry cash into or out of the UAE above AED 60,000(approximately €15,000 or $16,300), you must declare it to UAE Customs . This includes not only currency notes but also travelers' cheques, precious metals, or bearer negotiable instruments exceeding that value. The declaration can be made via a form or the online portal/app provided by UAE's Federal Authority for Identity, Citizenship, Customs & Ports (ICP) . There is no outright prohibition on bringing in sums above AED 60k, but failure to declare is an offence – undeclared cash can be seized and lead to fines or other penalties . Travelers under 18 years old cannot carry more than AED 60k themselves; any funds they have are counted toward the accompanying adult's limit .

• EU Cash Declaration Requirement: EU-based individuals must also comply with European cash controls when traveling. Exiting or entering the EU with €10,000 or more in cash (or equivalent in any currency) requires a declaration to EU customs authorities . This obligation covers aggregate cash on one's person, in luggage, or even sent by mail or courier. Not declaring amounts ≥ €10k is illegal – customs can impose fines and even confiscate the funds if you don't report them properly . In practice, an EU investor flying to the UAE with a large sum should do two things: declare to EU customs when leaving and declare to UAE customs upon arrival.

• Practical Advice on Cash: Regulators discourage large cash transactions because they bypass the banking system's checks. Carrying very high amounts (even if declared) may invite questions about the money's origin. It's generally safer and more compliant to wire transfer funds through banks for a property purchase or investment in the UAE, rather than physically transporting cash. Cash transactions above certain thresholds (AED 55k in real estate, for example) will be reported and scrutinized in any case.

Customer Identification and Documentation

• Know Your Customer (KYC): Whether you are sending money via bank or investing in property, you will encounter KYC procedures. Banks and financial institutions in both the EU and UAE are required to verify the identity of their customers (passport, ID card, etc.), understand the purpose of transactions, and assess the source of funds for significant transfers . As an EU-based sender, you've likely completed KYC with your home bank; similarly, if you open a bank account in the UAE, expect to provide notarized identification, proof of address, and information on your income or business.

• Enhanced Checks for High-Risk Customers: If you are categorized as higher-risk – for instance, a Politically Exposed Person (someone with prominent public functions) or you are connected to a high-risk jurisdiction – both EU and UAE institutions will apply Enhanced Due Diligence. This may involve obtaining detailed source-of-wealth documents, verifying the origin of funds (e.g. sale of a property, inheritance, investment proceeds), and monitoring the account more closely . EU citizens are generally not from countries on sanctions lists, but if an EU-based investor had ties to a sanctioned country or entity, that would trigger intense scrutiny.

• UAE View on EU Transactions: The UAE does not single out EU nationals for special restrictions – funds from EU countries are welcome, provided they come through regulated channels with full transparency. UAE banks typically regard EU jurisdictions as lower-risk, so an EU investor will undergo standard due diligence (much of which is simply meeting normal account opening requirements and answering any large transaction queries). However, due to international standards, UAE banks must apply the same rigor in verifying an EU customer's identity and fund sources as they would for any customer. In other words, your EU citizenship won't exempt you from the routine AML checks in the UAE.

• EU's High-Risk List Implications: From the EU side, the United Arab Emirates is currently listed as a "high-risk third country" for AML purposes (as of a 2024 EU decision) . This means EU financial institutions treating a transfer to the UAE will often implement enhanced precautions. Your EU bank might ask additional questions or documentation when you send a large sum to the UAE, because regulators expect stricter oversight for transactions involving countries on the high-risk list . Don't be alarmed – this is a compliance formality reflecting EU policy, in addition to FATF's evaluations. It simply means EU banks must "be extra sure" that money going to the UAE isn't linked to illicit activity, given the broader risk context. As long as your transfer has a clear legitimate purpose (such as purchasing a specific property) and you can document the funds' origin, these checks are routine.

  
  

Non-Compliance Risks (Freezing, Rejection & Penalties)

• Account Freezes and Transaction Blocks: Both EU and UAE banks have legal obligations to freeze funds or reject transactions that appear linked to money laundering or terrorism financing. If a bank detects serious concerns – for example, evidence the money might be proceeds of crime or the customer is using fraudulent documents – it will block the account and escalate the review . In the UAE, banks must freeze assets if they believe the customer is involved in laundering, and report to the authorities . As an investor, if you fail to provide required information or your answers raise red flags, you risk delays or a hold on your transfer until the bank gets comfortable with the situation.

• Funds Rejection/Return: Incomplete compliance information can result in your wire being rejected mid-stream. UAE banks employ a risk-based policy to decide when to execute or refuse a transfer lacking required data . For instance, if an incoming payment to the UAE is missing originator details or seems intentionally structured to conceal its source, the receiving bank might refuse to credit the funds, sending them back or holding them until additional details are obtained. Always include clear references and correct beneficiary info when sending money, and be responsive if your bank or the beneficiary's bank contacts you for clarification – this helps avoid an outright rejection of the transfer.

• Legal Penalties for AML Breaches: Failing to comply with AML laws can lead to severe penalties. In the UAE, violations like not reporting a suspicious transaction or willfully circumventing AML measures can incur heavy fines or even imprisonment. Companies (including real estate firms or financial institutions) face fines ranging from AED 50,000 up to several hundred thousand dirhams for non-compliance, and serious cases can reach into millions . For example, an institution that neglects to perform required due diligence or ignores reporting duties could be fined AED 100k or more. Likewise in the EU, individuals who smuggle undeclared cash or engage in money laundering can face criminal charges, asset seizures, and hefty fines. The bottom line: attempting to skirt AML requirements is not worth the risk – authorities in both jurisdictions are increasingly vigilant and coordinated in enforcement.

  
  

Upcoming Changes and Ongoing Developments

• EU Cash Transaction Ban (2027): The European Union has approved new measures to further curb illicit cash flows. Starting in 2027, the EU will ban cash payments above €10,000 for any purchase or transaction . This means EU-based buyers will no longer be able to, for instance, pay more than €10k in cash for a high-value item or property. In addition, regulators plan to impose stricter checks on cash transactions over €3,000 (even if they are allowed) – requiring verification and monitoring of these mid-level cash deals . If you're an EU investor used to dealing in cash, be aware that the window for large cash deals is closing, as Europe moves toward a more traceable, electronic-value system.

• UAE Regulatory Enhancements: The UAE, for its part, continues to strengthen its AML/CFT regime. After being "grey-listed" by the Financial Action Task Force in 2022, the UAE made significant reforms (new AML laws, better enforcement, and cooperation with international partners) to address deficiencies . By early 2024, the FATF acknowledged progress and removed the UAE from the grey list, but the EU still maintains the UAE on its high-risk country list pending further improvements . Going forward, expect the UAE to introduce additional compliance requirements and oversight in sensitive sectors. Recent initiatives include increased scrutiny of beneficial ownership, more resources for the Financial Intelligence Unit, and guidance for banks and real estate professionals to ensure strict adherence to AML rules. The trend is toward greater transparency: for example, the UAE Central Bank has not hesitated to sanction banks for AML failures (11 banks were penalized in 2021) , and new guidelines in 2023-2024 target areas like gold trading, crypto assets, and cross-border cash couriers.

• Staying Informed: Both EU and UAE regulations are evolving, and convergence toward global standards is a priority. An EU-based person planning UAE investments should keep an eye on regulatory updates – such as the EU's upcoming AML Authority (AMLA) which will start operating around 2025-2026 to unify AML supervision, or any UAE announcements on lowering declaration thresholds or tightening real estate payment rules. By remaining informed and working with compliant banks and advisors, you can ensure your fund transfers and property purchases meet all legal requirements, avoiding surprises as new AML rules come into force.