UAE Mortgage Calculator
Work out your monthly payment, the down payment you need and the purchase costs, with the current UAE Central Bank limits built in.
Calculate your monthly payment
Change the price, down payment, rate and term to see your estimated monthly payment and the costs of buying in Dubai.
Estimated monthly payment
AED 8,893
per month · 25 years · 4.5% a year
Principal 60%Interest 40%
- Loan amount
- AED 1,600,000
- Loan-to-value
- 80% / 80%
- Total interest
- AED 1,067,996
- Total repaid
- AED 2,667,996
- Payment at +2 points
- AED 10,803 / month
- Cash needed at purchase
- AED 507,470
- Down payment
- AED 400,000
- Dubai Land Department transfer fee (4%)
- AED 80,000
- Registration trustee fee (incl. VAT)
- AED 4,200
- Title deed and DLD admin fees
- AED 270
- Mortgage registration (0.25% of the loan)
- AED 4,000
- Bank processing fee
- AED 16,000
- Property valuation fee
- AED 3,000
- Cash needed at purchase
- AED 507,470
The Dubai Land Department lists the 4% fee as 2% for the buyer and 2% for the seller; in practice buyers often pay all of it. Check your sale agreement.
Bank fees are examples: each bank sets its own. Change them to match your offer.
This calculator gives estimates for information only. It is not financial advice, a loan offer or a guarantee of approval. Interest rates, fees and the amount you can borrow are set by each bank after assessing your application, and government fees can change. Please confirm all figures with your bank and the Dubai Land Department before you commit.
Limits from the UAE Central Bank mortgage regulations; Dubai fees from the Dubai Land Department. Last reviewed 5 November 2026.
How mortgages work in the UAE
In the UAE, how much a bank may lend you is limited by the UAE Central Bank. The limits depend on whether you are a UAE national or an expatriate, whether this is your first home, and the price. Interest rates and fees are set by each bank.
Maximum loan-to-value (UAE Central Bank)
| Buyer | First home up to AED 5,000,000 | First home above AED 5,000,000 | Second home or investment |
|---|---|---|---|
| Expatriate | 80%20% down | 70%30% down | 60%40% down |
| UAE national | 85%15% down | 75%25% down | 65%35% down |
Loan term and affordability
- Maximum term: 25 years.
- All monthly debt payments together may not exceed 50% of your gross monthly income (debt burden ratio).
- The loan may not exceed 8 times annual income for UAE nationals and 7 times for expatriates.
- Repayment is on a reducing balance: each payment covers the interest due and repays part of the loan.
- The down payment must come from your own funds, not from another loan.
Costs of buying in Dubai
- Dubai Land Department transfer fee: 4% of the price.
- Registration trustee fee: AED 2,100 below AED 500,000, AED 4,200 from AED 500,000 (including VAT).
- Title deed and DLD admin fees: about AED 270.
- Mortgage registration: 0.25% of the loan amount.
- Bank processing and valuation fees: set by each bank.
Other emirates charge different fees.
How the monthly payment is calculated
The calculator uses the standard formula for a loan repaid in equal monthly instalments: payment = loan × r ÷ (1 − (1 + r)^−n), where r is the yearly rate divided by 12 and n is the number of months. With a 0% rate the loan is simply divided by the number of months. It also shows the payment with a rate 2 points higher, because banks test whether you could afford a rise.
Questions and answers
How much down payment do I need for a mortgage in the UAE?
For a first home of up to AED 5 million, expatriates need at least 20% and UAE nationals at least 15%. Above AED 5 million it is 30% and 25%. For a second home or an investment property it is 40% for expatriates and 35% for UAE nationals. Banks may ask for more.
What is the longest mortgage term in the UAE?
The UAE Central Bank allows a mortgage term of up to 25 years. Each bank also sets a maximum age at the end of the loan.
What is the debt burden ratio?
It is the share of your gross monthly income that goes to all your loan and credit card payments. UAE Central Bank rules limit it to 50%, and banks check that you could still afford the payment if rates rose.
What is the difference between a fixed and a variable rate?
A fixed rate stays the same for an agreed initial period, so your payment does not change. A variable rate moves with a reference rate, usually EIBOR, plus the bank’s margin. Most fixed-rate mortgages become variable after the fixed period.
Which costs do I pay when buying with a mortgage in Dubai?
Besides the down payment: the Dubai Land Department transfer fee of 4% of the price, the registration trustee fee, title deed fees, mortgage registration of 0.25% of the loan, and the bank’s processing and valuation fees.
Is there a fee for paying off my mortgage early?
UAE Central Bank consumer protection rules cap the early settlement fee at 1% of the outstanding amount or AED 10,000, whichever is less.
Can non-residents get a mortgage in the UAE?
Some UAE banks lend to non-residents, usually with stricter conditions. The criteria are set by each bank, so ask the bank directly.
Sources
- UAE Central Bank — Regulations Regarding Mortgage Loans (Circular 31/2013, as amended)(opens in a new tab)
- UAE Central Bank — Board Resolution 31/2/2020 amending Circular 31/2013(opens in a new tab)
- Dubai Land Department — Property Sale Registration (fees)(opens in a new tab)
- Dubai Land Department — Mortgage registration application (fees)(opens in a new tab)
Last reviewed: 5 November 2026
This calculator gives estimates for information only. It is not financial advice, a loan offer or a guarantee of approval. Interest rates, fees and the amount you can borrow are set by each bank after assessing your application, and government fees can change. Please confirm all figures with your bank and the Dubai Land Department before you commit.
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