How the numbers are worked out
The monthly payment uses the standard reducing balance formula on the loan amount, rate and term you enter. The loan is the price minus your deposit, and the deposit cannot fall below what the UAE Central Bank allows for your type of purchase. For a resident expat the caps are:
| Purchase | Maximum loan | Minimum deposit |
|---|---|---|
| First home, price up to AED 5 million | 80% | 20% |
| First home, price above AED 5 million | 70% | 30% |
| Second home or investment property | 60% | 40% |
| Off-plan purchase | 50% | 50% |
UAE nationals have higher limits and non residents usually have lower ones, so ask your bank for the figure that applies to you. Terms run up to 25 years, and banks also cap total monthly debt at about 50% of income.
The cash you need on top of the deposit
A deposit is not the whole bill. These costs are normally paid in cash on top of it, and the calculator adds them up:
- Dubai Land Department transfer fee. 4% of the price, plus trustee office and admin charges of roughly AED 5,000. Some buyers qualify for a waiver, covered in our guide to the DLD fee waiver.
- Mortgage registration. 0.25% of the loan plus AED 290.
- Bank processing fee. Usually 0.5% to 1% of the loan, sometimes waived in promotions. The calculator assumes 1%.
- Valuation. About AED 2,500 to 3,500, paid to the bank's valuer.
- Agent commission. Typically 2% of the price, which you can switch off.
Running costs come later: service charges, building and life insurance, and the municipality housing fee if you rent the home out. Our guide to the real cost of a Dubai mortgage covers them.
A worked example
Take a AED 2.5 million apartment bought as a first home with a 20% deposit, a 4.25% rate and a 25 year term. The deposit is AED 500,000 and the loan AED 2,000,000. The payment comes to about AED 10,835 a month, and you pay roughly AED 1.25 million in interest over the term. Upfront costs add about AED 183,000, including a 2% agent commission, so the cash needed is close to AED 683,000. Change one number at a time and watch which input moves the payment most. The rate and the term usually matter more than buyers expect.
Which rate to enter
Fixed rates from Dubai banks run roughly 3.75% to 5% in 2026, following the UAE Central Bank base rate of 3.9% and the 3 month EIBOR. Run a low and a high case, then compare offers in writing. Our comparison of fixed and variable mortgage rates in Dubai explains what happens when a fixed period ends, and your credit score changes the rate a bank offers. If you want an Islamic structure, read about Sharia compliant home loans.
Mortgage questions buyers ask
How much deposit do I need to buy property in Dubai?
For a resident expat buying a first home, the UAE Central Bank allows a loan of up to 80% of the price on properties up to AED 5 million, so the minimum deposit is 20%. Above AED 5 million the cap is 70%, so the deposit is 30%. A second home or investment property is capped at 60%, and off-plan purchases at 50%. Your bank can ask for more.
What is the maximum mortgage term in the UAE?
Up to 25 years, and the loan must normally end before you reach the lender's age limit. A shorter term raises the monthly payment but cuts the total interest.
What fees do I pay on top of the deposit?
The Dubai Land Department transfer fee of 4% of the price, a mortgage registration fee of 0.25% of the loan plus AED 290, a bank processing fee that usually runs from 0.5% to 1% of the loan, a valuation fee of about AED 2,500 to 3,500, trustee and admin charges, and an agent commission, typically 2%, if you use one. Buyers normally pay these in cash rather than borrowing them.
What interest rate should I use in the calculator?
Fixed rates from Dubai banks run roughly 3.75% to 5% in 2026, following the UAE Central Bank base rate of 3.9% and the 3 month EIBOR. Try a low and a high case. Your credit score, income and deposit decide where in that range you land.
How much of my salary can go to a mortgage?
UAE banks apply a debt burden ratio of about 50% of your gross monthly income, counting the new mortgage plus your other loans and card limits. Enter your income in the calculator to see where your payment sits.
Does the calculator include service charges and insurance?
No. It shows principal and interest, plus the one off costs of buying. Add annual service charges, which are set per square foot and vary by building, life and property insurance that lenders usually require, and the municipality housing fee on rented homes.
Can non residents get a mortgage in Dubai?
Some banks lend to non residents, usually at lower loan to value limits than residents and with stricter documents, so this calculator is built for residents. Ask a bank or a broker for the terms that apply to you.
Want a second pair of eyes?
A calculator shows what the maths allows. It does not show which bank will approve you or what else you could do with the same budget. If you are weighing a purchase, book a consultation and we will give you a straight view. For wider context, see our first time buyer guide and the outlook for capital appreciation.
Figures reviewed October 2026. Central Bank limits, bank fees and rates change, so confirm current terms with your lender before you commit.