UAE Mortgage Calculator
Estimate your Dubai property mortgage in AED — monthly payment, total interest, and all the upfront purchase costs.
Property & loan
UAE max is usually 25 years.
Plan your Dubai property purchase
The monthly payment is only half the story in the UAE — the upfront fees are substantial. This calculator shows both, in AED.
AED monthly payment
Calculates principal and interest in dirhams for any rate and term up to the UAE's 25-year maximum.
Real Dubai fees
Adds the 4% DLD transfer fee, 2% agency commission, 0.25% mortgage registration, and valuation — the costs that catch first-time buyers out.
Expat & national rules
Applies the correct Central Bank minimum down payment for expats and nationals, and flags when your deposit is too low.
Total cash upfront
Shows the full amount you need on transfer day — down payment plus all fees — typically 27–28% of the price at a 20% deposit.
Total interest
See the lifetime interest cost so you can compare terms and rates, not just the headline monthly figure.
100% private
Everything runs in your browser — your numbers never leave your device.
Who uses it
First-time buyers
Understand the full cash needed before you start viewing Dubai properties.
Investors
Model the financing cost of a buy-to-let and compare it against rental yield.
Comparing banks
Test different rates and terms to see how much each offer really costs.
Relocating expats
Work out affordability in AED before moving to the UAE.
Frequently Asked Questions
What is the minimum down payment for a mortgage in the UAE?
For expatriates buying a first property under AED 5 million, the minimum down payment is 20%; for UAE nationals it is 15%. Above AED 5 million the minimums rise to 30% (expat) and 25% (national). Second or investment properties require more. These limits are set by the UAE Central Bank, so banks cannot lend above the corresponding loan-to-value cap.
What upfront costs are there when buying property in Dubai?
On top of the down payment, budget roughly 7–8% of the property price in fees: the Dubai Land Department transfer fee (4%), real-estate agency commission (typically 2%), mortgage registration (0.25% of the loan plus admin), a bank valuation fee (~AED 3,000), and title-deed admin. These are payable at transfer and generally cannot be added to the loan.
What is the maximum mortgage term in the UAE?
Most UAE banks cap the mortgage term at 25 years, and the loan must usually be repaid by the time the borrower reaches 65 (salaried) or 70 (self-employed). So a 40-year-old may be limited to a 25-year term, while an older borrower could be offered a shorter one. A longer term lowers the monthly payment but increases total interest.
Are UAE mortgage rates fixed or variable?
Both exist. Banks offer an initial fixed-rate period (commonly 1–5 years) after which the rate reverts to a variable rate linked to EIBOR (the Emirates Interbank Offered Rate) plus a margin. This calculator uses a single rate for the whole term to estimate payments; for a fixed-then-variable product, model the fixed rate first, then re-run with an assumed reversion rate.
Can non-residents get a mortgage in the UAE?
Yes, several UAE banks lend to non-residents, though usually with a larger down payment (often 40–50%), a shorter term, and a slightly higher rate than for residents. Requirements and the list of approved countries vary by bank. Residents and UAE nationals get the most favourable terms and the lower Central Bank minimum down payments.
How much can I borrow relative to my income?
UAE banks apply a debt-burden ratio (DBR) cap: your total monthly debt repayments — including the new mortgage, car loans, and credit cards — generally cannot exceed 50% of your monthly income. This, alongside the down-payment minimums, determines the maximum you can borrow. Use the monthly payment from this calculator against half your income as a quick affordability check.
Understanding UAE Mortgages
Buying property in the UAE — and Dubai in particular — has become accessible to residents, expats, and even non-residents, but the financing rules differ meaningfully from Western markets. The headline monthly payment is straightforward; the upfront costs and Central Bank lending caps are where buyers most often get caught out. Understanding both is essential before committing.
Down-payment caps set by the Central Bank
The UAE Central Bank sets maximum loan-to-value ratios, which in practice fix your minimum down payment. For expats buying a first home under AED 5 million the minimum is 20%; for UAE nationals it is 15%. Above AED 5 million, those rise to 30% and 25%. Second properties and off-plan purchases require still more. Because these are regulatory caps, no bank can lend beyond them — so your deposit, not just your income, determines what you can buy.
The upfront costs that surprise buyers
In Dubai, transaction fees add roughly 7–8% of the purchase price on top of the deposit. The largest is the Dubai Land Department transfer fee at 4% of the property value. Then there is agency commission (typically 2%), mortgage registration (0.25% of the loan amount), a bank valuation fee, and assorted admin and trustee charges. Crucially these are paid in cash at transfer and cannot usually be folded into the mortgage — so a 20% deposit really means having close to 28% of the price available.
Fixed and variable rates
UAE mortgages typically offer an introductory fixed period of one to five years, after which the rate becomes variable, linked to EIBOR (the Emirates Interbank Offered Rate) plus a bank margin. The fixed period gives certainty up front, but borrowers should plan for the reversion rate, which can be higher. When comparing offers, look beyond the teaser fixed rate to the follow-on margin, early-settlement fees, and whether the rate is capped.
The debt-burden ratio
Affordability in the UAE is governed by the debt-burden ratio (DBR): your total monthly debt repayments — the new mortgage plus any car loans, personal loans, and credit-card minimums — cannot exceed 50% of your monthly income. Together with the term limit (usually 25 years, repaid by age 65–70), the DBR caps how much you can borrow. A useful sanity check is to keep the calculator's monthly payment comfortably below half your income, leaving room for other commitments.
Buying as an investment
Dubai's strong rental yields make buy-to-let popular, but the maths must include the full cost of ownership: mortgage interest, service charges (which can be significant in apartment towers), maintenance, and periods of vacancy. Comparing the calculator's monthly payment and total interest against realistic net rental income — and remembering the 4% DLD fee on the way in and agency fees on the way out — gives a far truer picture of returns than gross yield alone.