UAE mortgage calculator.
Monthly payment, total interest and full Dubai upfront cost, built around CBUAE rules and current EIBOR-linked rates.
A UAE mortgage's monthly instalment is calculated using the standard amortisation formula: M = P × [r(1+r)n] / [(1+r)n − 1], where P is the loan principal, r is the monthly interest rate (annual rate ÷ 12) and n is the term in months. Per the Central Bank of the UAE: expatriates can borrow up to 80% LTV (properties under AED 5M), UAE nationals up to 85%, max tenure 25 years, and total monthly debt cannot exceed 50% of income. The calculator below applies these rules and shows the full Dubai upfront cost including DLD 4% and mortgage-registration fees.
AED 2,000,000
AED 30,000 per month
Indicative estimate. Actual rates, fees and approvals vary by bank, property, profile and emirate. Always consult a licensed UAE mortgage broker or bank for a binding offer.
UAE mortgage rules (CBUAE 2026)
| Rule | Expatriate | UAE National |
|---|---|---|
| Max LTV (property < AED 5M, primary residence) | 80% | 85% |
| Max LTV (property ≥ AED 5M) | 70% | 75% |
| Max LTV (second property, any value) | 60% | 65% |
| Max LTV (off-plan) | 50% | 50% |
| Max tenure | 25 years | 25 years |
| Repayment by age | 70 (salaried) / 65 (self-employed) | 70–75 |
| Max debt-burden ratio | 50% of monthly income | 50% |
| Max loan : annual income | 7× | 8× |
Upfront cost breakdown: Dubai property purchase
When you buy a property in Dubai (or any UAE emirate), budget for these one-off costs on top of the down payment:
| Cost | % of property | Notes |
|---|---|---|
| Down payment | 20–30% | Cash, before any fees |
| DLD transfer fee (Dubai) | 4% | Paid to Dubai Land Department on transfer |
| Agent commission | 2% + 5% VAT | Standard rate; sometimes split with seller |
| Mortgage registration | 0.25% of loan + AED 290 | DLD fee for registering the mortgage |
| Bank processing fee | 0.5–1% of loan | Often negotiable |
| Property valuation | AED 2,500–3,500 | Required by the bank |
| Title deed issuance | AED 580 | DLD fee |
| NOC fee | AED 1,000–5,000 | From the developer (resale only) |
| Property insurance | ~0.05% of property /yr | Mandatory; bank-arranged usually |
| Life insurance (mortgage) | Varies | Required by most banks |
Rule of thumb: budget ~27–30% of the property price as upfront cash (down payment + all fees) for an expatriate primary residence under AED 5M.
EIBOR vs fixed rate: what to choose
UAE mortgage rates come in two main flavours:
EIBOR-linked variable rate
Quoted as "EIBOR + X% margin" (e.g. 3-month EIBOR + 1.99%). EIBOR is the Emirates Interbank Offered Rate, published daily by the UAE Central Bank. As of early 2026, 3-month EIBOR sits around 3.7%, so a 3M-EIBOR + 1.99% mortgage works out to ~5.7% all-in. The rate resets every 3 (or 6) months to track EIBOR. Lower today, exposed to EIBOR moves later.
Fixed rate (1–5 years)
Locked at a single rate for a defined period (typically 1, 3 or 5 years). After the fixed period ends, the loan reverts to an EIBOR-linked variable rate. Predictable budget short-term, often slightly higher than the equivalent variable rate at the time of borrowing.
Rule of thumb
If you plan to refinance or sell within 3–5 years, a fixed rate matching that horizon gives certainty. If you plan to hold the property 10+ years and can absorb interest-rate fluctuations, a variable rate usually saves total interest over the life of the loan.
Related reading
Frequently asked questions
The Central Bank of the UAE (CBUAE) caps the loan-to-value (LTV) ratio at 80% for expatriate first-time homebuyers (properties under AED 5 million) and 85% for UAE nationals. For properties over AED 5 million, the LTV cap drops to 70% for expats and 75% for nationals. Second properties are capped at 60% for expats and 65% for nationals, regardless of property value. Off-plan properties are capped at 50% for both. Your total debt-burden ratio (all loan instalments combined) cannot exceed 50% of your monthly income, and the loan amount cannot exceed 7× annual income for expats (8× for nationals).
For an expatriate buying a primary residence under AED 5 million, the minimum down payment is 20% of the property price, plus 4% Dubai Land Department (DLD) fee, plus ~2% agent fee, plus mortgage registration fees; so plan for ~26-27% of the property value in upfront cash. UAE nationals start at 15%.
Most UAE mortgages are EIBOR-linked variable rate (EIBOR + a margin like 1.5–2.5%), or fixed for an initial period (typically 1–5 years) that then reverts to EIBOR-linked. As of early 2026, typical variable rates range from 4.5% to 5.7% depending on lender, LTV and borrower profile.
Maximum tenure is 25 years, and the loan must be fully repaid by age 70 for salaried expats (65 in some banks) or 65 for self-employed. UAE nationals can extend to age 70-75. So a 25-year mortgage is only available if you're 45 or younger when you take it out.
Yes, but only from select banks (Mashreq, HSBC Premier, Standard Chartered, Emirates NBD international). Non-resident mortgages typically require a 50% down payment, a higher interest rate (often EIBOR + 3–4%), and proof of income from your home country.
Dubai Land Department (DLD) transfer fee: 4% of property value. Mortgage registration: 0.25% of loan amount + AED 290. Agent commission: usually 2% + 5% VAT. Bank processing fee: 0.5–1% of loan. Property valuation: AED 2,500–3,500. Title deed issuance: AED 580. Property insurance and life insurance are also typically required by the bank.