Private credit has become one of the fastest-growing alternative asset classes in global finance, and the UAE is emerging as one of its most promising new markets. With the GCC private credit industry projected to reach between $11 billion and $20 billion within five years, according to PwC, asset-backed platforms such as Nemax Finance are building the infrastructure to channel non-bank capital into segments where traditional lenders fall short.The global private credit market has expanded from roughly $300 billion in 2010 to more than $1.5 trillion today, with some industry estimates placing it above $3 trillion. That growth has been driven by strong demand from small and medium-sized enterprises (SMEs) for non-bank lending, as well as tighter banking regulation worldwide. In Dubai and the wider Gulf, that same demand is only now beginning to find a structured supply, and the model gaining traction is asset-backed private credit secured against real estate.
For years, momentum was concentrated in the West. But maturity often brings scrutiny. In March 2026, BlackRock limited withdrawals from one of its flagship private credit funds after investors requested $1.2 billion in redemptions, an episode Reuters described as part of mounting concern over the industry's trajectory in developed markets. In the Gulf, the picture is the opposite. The market is young, demand is strong, and the financing gap is real. Near-term geopolitical tensions may create headwinds, but they are unlikely to alter the long-term story — a view shared by many regional experts.The GCC, and the UAE in particular, have many of the ingredients private credit needs. These include deep pools of domestic and international capital, a dynamic entrepreneurial base, government initiatives supporting businesses of all sizes, including UAE Vision 2031, and a large segment of borrowers who remain chronically underserved by banks. SMEs account for less than 10% of total lending in the GCC, compared with roughly 20% in developed markets. The regional lending gap is estimated at more than $250 billion.
Asset-backed private credit built for the UAE market
Nemax Finance is an asset-backed private credit platform based in the UAE, providing real estate-secured co-investment financing to individuals and SMEs across Dubai and the wider GCC. The platform helps clients access capital when bank funding is unavailable or too slow, with underwriting based on property value and transaction structure rather than credit history.
Our approach follows the economic logic of hard-money lending — a widely used US business model that gives real estate investors short-term, asset-backed capital to purchase, renovate or bridge-finance properties. Hard-money lenders are often able to close deals in days, not weeks, and base their decisions on loan-to-value (LTV) rather than credit scores. For this reason, their rates are also higher, typically ranging from 10% to 18%.
Despite these conceptual similarities, we do not issue loans in the conventional banking sense. This is why, at this stage, our platform does not require a financial licence and can still deploy capital quickly and flexibly within the applicable legal framework.How ADGM SPVs enable co-investment private credit in Dubai
Nemax Finance structures transactions as co-investments in real estate through a special purpose vehicle (SPV). This structure is routinely used in development projects worldwide. For example, when investors want to build a hotel, they may create an SPV, contribute capital to it, and use that company to own and manage the asset.
In the UAE, such structures can be established through specialist jurisdictions, including the Abu Dhabi Global Market (ADGM) and the Dubai International Financial Centre (DIFC). Our company operates through the ADGM SPV regime, which is built directly on English common law and supported by ADGM's independent courts. ADGM SPVs are passive, bankruptcy-remote holding entities. By regulatory design, they cannot conduct operational business or employ staff. This is precisely what makes the structure suitable for asset-backed co-investment rather than conventional lending.
For each real estate transaction, Nemax Finance establishes a dedicated SPV alongside the client. In a typical structure, our share is 51% and the client's is 49%, with our contribution financed through a network of capital providers.
There are two main transaction scenarios:
1. The first is analogous to a mortgage: the client provides the initial amount, the company supplies the remaining funds, and the SPV uses the combined financing to acquire the property.
2. The second resembles bridge financing. The client already owns a property and needs liquidity. They transfer the asset into the SPV, and the company contributes the required capital.
In both cases, the client signs an agreement to buy back our share in the SPV over time. Our return is not monthly interest in the traditional sense; it is the agreed price for acquiring our stake. This amount is spread evenly across the term, typically 12 months, with the principal repaid at the end.This distinction matters in the GCC, where financing models are evaluated through the lens of Sharia principles. The Nemax Finance structure operates through a Murabaha. Under this mechanism, the financier's return is structured as a disclosed markup embedded in a pre-agreed resale price rather than charged as interest, thereby meeting the requirements of Sharia-compliant clients and capital providers across the GCC.How to structure risk in real estate-backed private credit
The structure is designed to be fair to all parties. Once the client completes all payments, they become the sole owner of the SPV that holds the property. If they default, their shares secure the obligation. After three consecutive missed payments, Nemax Finance can enforce the agreement and assume control of the SPV.
At the same time, clients have several options to avoid losing the asset. They can request additional time, and in most cases we are open to extending the contract for a further 12 months. They can refinance through a bank; in Dubai, for example, mortgage approval can take six to eight months, so a 12-month structure gives our customers a meaningful runway. They can also sell the property or the SPV shares before the contract ends. If the sale price exceeds the amount needed to repay Nemax Finance and cover the agreed return, any upside belongs to the client.
This range of options helps explain why our default rate remains relatively low, in the 2–5% range, which, in turn, is good for our capital providers.Stress-Testing the Model: How UAE Private Credit Held Up in 2026
Dubai's real estate market has been expanding steadily in recent years. However, available financing options have not kept pace with demand — a structural gap that became especially visible during the regional volatility of 2026.
The scale of growth is evident in the numbers. Dubai's property sector delivered its strongest performance in 2025. Real estate investments exceeded AED 680 billion across 258,600 deals, with value rising by 29% and deal volume by 20%. The industry is progressing towards the objectives of the Dubai Real Estate Sector Strategy 2033, a 10-year roadmap that targets AED 1 trillion in market value.
The regional conflict has clearly brought turbulence to the region. However, it also demonstrated the resilience of both the Emirati market and our own model for two reasons.
1. Demand for Nemax Finance capital increased several-fold during the past two months. Both SMEs and individuals wanted to move quickly while discounted assets were still available. It is a classic pattern: when some investors panic and sell, others see an opportunity to buy.
2. Prices declined, but not uniformly across the real estate market or across all properties. For example, ValuStrat data showed apartment values in JVC, JBR and the Burj Khalifa declining by around 10%, while my own observations suggest that some assets fell by 20–25%.
Our model is built around conservative LTV ratios of 65–70%, creating a 30–35% buffer between the capital we deploy and the market value of the underlying property. Even the sharpest price movements remained within that buffer — a strong result given that the conflict was an unforeseeable shock.
This resilience gives us confidence to continue growing in the UAE while preparing for expansion into other Gulf markets. Saudi Arabia is a particularly promising next step, as its Vision 2030 agenda requires significant financing, and private credit could help meet that demand.
Still, we recognise that while current tensions are unlikely to change the long-term opportunity, oversight may become stricter as private credit grows in the Gulf. That is why we are already partnering with firms that engage directly with policymakers. We are also preparing to move gradually into a more traditional regulatory framework. Over time, this may mean obtaining licences and building the internal infrastructure needed for audits.
I believe the best outcome is not to wait until new rules are imposed from above, but to build sufficient market presence to work alongside regulators as the framework matures. In this way, we can contribute to the development of a transparent private credit market in the Gulf — one that protects capital providers, gives borrowers more flexible financing options, and supports the region's broader economic growth.