Serenia Living Handover: Completion Finance and Ownership Planning

Serenia Living buyers should now plan from the development’s delivery update and their own unit documents. In an announcement dated 25 June 2026, Palma Development reported successful delivery of Serenia Living and said a majority of owners had taken their units. That supersedes earlier construction percentages and projected handover quarters.

Project delivery does not mean every owner has the same payment position or that every unit’s financing is complete. Confirm the current balance, title and possession arrangements for your residence before choosing a mortgage route.

Identify which transaction you are completing

Your position	What to establish first
Original buyer with a developer balance	The SPA, paid instalments, current settlement amount, due date and documents needed for the bank to pay the developer.
Buyer of a completed resale	The seller’s title, existing mortgage if any, agreed price, possession position and transfer conditions.
Owner who has already paid in full	Whether a lender will consider a separate mortgage or equity-release request, its permitted purpose, value basis and affordability criteria.

A published marketing plan does not prove that every Serenia Living buyer owes 50% at handover. Use your signed agreement and payment ledger. If your balance has already been settled, a standard final-payment application is no longer the same transaction.

Size the loan from the balance and eligibility

For completed first owner-occupied homes above AED 5 million, CBUAE maximum LTV is 70% for expatriates and 75% for UAE nationals. For completed investment or second/subsequent properties, it is 60% and 65% respectively. Lenders can apply lower limits and must approve the borrower, valuation and security.

The general debt-burden ceiling is 50% of qualifying gross income and the maximum term is 25 years. A large amount already invested in the property does not replace the income assessment. Ask the lender which income it will accept and whether its approved value is based on the original price, current valuation or another permitted transaction basis.

Consider a hypothetical AED 10 million purchase with AED 5 million still due. If an expatriate investment borrower is approved for that AED 5 million, the price balance is covered. If the bank accepts only AED 8 million as the lending value and applies a 60% ceiling, the maximum from that constraint is AED 4.8 million, leaving AED 200,000 of price shortfall before other costs. This illustrates valuation risk; it is not a Serenia price or valuation prediction.

Equity release requires a separate decision

A regulatory maximum higher than the final instalment does not automatically entitle the buyer to cash back. Ask explicitly whether the lender can fund only the developer balance or can consider any reimbursement of previously paid amounts under a separate approved structure.

For an owner who has already completed, compare the purpose of new borrowing, total interest or profit cost, fees, early settlement and the effect on household liquidity. The property’s value and the lender’s appetite for it still need verification. Keep a reserve for ownership costs instead of assuming all available equity should be borrowed.

Reconcile the costs of completing ownership

Request an itemised developer statement and the actual service-charge budget. Check the amount and period of any service-charge advance, adjustments and arrears. Amenities influence the ownership experience and the budget, so rely on the approved charges and operating information for the residence.

For a Dubai mortgage, DLD publishes 0.25% of the mortgage amount as the registration fee, with other charges depending on the transaction route. Obtain the bank’s processing, valuation and required-insurance quotations. Reconcile any earlier initial-sale registration payment before budgeting a new full 4% sale fee.

If this is a resale, obtain the complete transfer quotation and confirm the contractual allocation of sale-registration and professional charges. A cash reserve should also cover utilities, moving or furnishing and any period before the home is occupied or rented.

Inspect the residence and record the operating handover

Arrange a documented inspection and a process for outstanding defects. Confirm keys, parking, access cards, warranties, manuals, service contacts and utility account details. Ask which shared amenities are operating and whether any works or access restrictions affect the residence.

A project delivery announcement and a bank valuation serve different purposes from an inspection of your unit. Keep the developer’s written responses, final account and signed handover records together with the title and mortgage documents.

Golden Visa eligibility is not automatic

DLD offers a property-investor Golden Visa application route with a published AED 2 million purchase-value threshold and additional requirements, including bank documents for mortgaged property. Ownership of a high-value residence does not itself grant a visa.

Check the current authority requirements for your title, ownership share, financing and paid amount before relying on eligibility. Obtain the required bank letter or NOC where applicable. Mortgage approval and immigration approval are separate decisions.

Prepare the next conversation with actual documents

Bring the SPA or resale contract, current developer or seller statement, paid receipts, title or completion records, service-charge information and income evidence. State whether you are funding a remaining balance, buying a resale or seeking finance after paying in full.

The handover payment guide explains the wider calculation. Contact Mortigo to assess the appropriate route for your Serenia Living residence.

Sources and review date

Reviewed 12 October 2026. Official sources are linked below. Project notices, fees and lender terms should be reconfirmed for the specific transaction.

• Palma: June 2026 construction and delivery update
• CBUAE: Regulations Regarding Mortgage Loans
• Dubai Land Department: Mortgage registration
• Dubai Land Department: Initial sale registration
• Dubai Land Department: Mollak
• Dubai Land Department: Golden Visa investor application