Dubai Mortgage Calculator 2026
Estimate monthly mortgage payments on a Dubai residential property using a standard amortising loan on a reducing balance. Select your buyer profile, adjust the rate and term, and see the full cash-to-close breakdown instantly.
Dubai Mortgage Calculator
Estimate monthly payments, total costs and cash-to-close
Monthly Payment (EMI)
AED 8,893.32
per month for 25 years
Loan Amount
AED 1,600,000
Down Payment
AED 400,000
Total Interest
AED 1,067,996
Total Cost of Loan
AED 2,667,996
First Month Breakdown
| Down payment (20%) | AED 400,000 |
| Bank arrangement fee (1.05%) | AED 16,800 |
| Property valuation | AED 2,625 |
| DLD mortgage registration (0.25% + admin) | AED 8,000 |
| Life insurance (Year 1 est.) | AED 6,400 |
| Property insurance (Year 1 est.) | AED 2,000 |
| Total fees (excl. down payment) | AED 35,825 |
Estimates only. Actual fees vary by bank and transaction. Does not include DLD transfer fee (4% + AED 580) on the purchase itself.
How Dubai Mortgage Rates Work
Dubai mortgage pricing is usually built as a benchmark rate plus a fixed bank margin. The benchmark is EIBOR, the Emirates Interbank Offered Rate, and the current published CBUAE fixings are materially below historical peaks: on 3 April 2026, 1-month EIBOR was about 3.46% and 3-month EIBOR about 3.68%, with 6-month and 1-year fixings still below 3.8%.
In practice, many lenders price variable mortgages off 3-month EIBOR with quarterly resets, while some products use 1-month EIBOR. A typical bank margin sits around 1.0%–1.99% above the benchmark, so a variable rate in early 2026 might land between roughly 4.5% and 5.7% depending on the lender, LTV, and borrower profile.
Fixed-rate products are also available, usually for an initial period of 1–5 years before reverting to a variable rate. The initial fixed rate tends to price at a small premium above the equivalent variable rate at inception, but it removes the risk of EIBOR rises during the fixed window. After the fixed period ends, the mortgage resets to the bank's standard variable rate (typically EIBOR plus the agreed margin).
Current EIBOR Snapshot (April 2026)
1-Month
3.46%
3-Month
3.68%
6-Month
~3.76%
1-Year
<3.8%
Source: CBUAE published fixings. Rates change daily.
UAE Mortgage Fees You Must Budget For
The calculator shows the instalment. It does not show the cash you need to close. Current published fee sheets explain why your true cash requirement is always higher than the deposit alone.
| Fee | Amount | Notes |
|---|---|---|
| Arrangement fee | 0%–1.05% of loan | Standard bank processing fees often sit around 1%–1.05%, although some promotions waive them. |
| Valuation fee | AED 2,625–3,150 | Ready-property valuations currently sit around AED 2,625 at HSBC/Mashreq and AED 3,150 at Emirates NBD. |
| Mortgage registration | 0.25% of mortgage + admin | DLD also lists title deed issuance plus knowledge/innovation charges. |
| Life insurance | ~0.165%–0.60% p.a. | Often mandatory; cost varies by age, health and product. |
| Property insurance | ~0.06%–0.12% p.a. | Mandatory on mortgaged property; on AED 1M of value, roughly AED 600–1,200 a year. |
Compiled from current published HSBC, Mashreq, Emirates NBD and DLD fee schedules. All figures indicative; confirm with your bank before committing.
Non-Resident Mortgage in Dubai - What You Should Know
Non-resident mortgages are real, but the leverage is lower and the underwriting is stricter than for residents. HSBC UAE, Emirates NBD, Mashreq and FAB all actively market non-resident products, but the published caps are not uniform: HSBC advertises up to 60% LTV, Mashreq shows 50%–60% depending on product, and FAB advertises 50%.
That is the point many overseas buyers miss: eligibility is not the problem, leverage is. Documents are also heavier. Banks commonly ask for passport ID, proof of income in your home country (tax returns, payslips, bank statements), and sometimes a credit report from your country of residence.
Lower LTV
Expect 50%–60% maximum financing versus up to 80%–85% for residents. That means a bigger deposit upfront.
Heavier Documents
Passport, proof of income, tax returns, bank statements, and sometimes a credit report from your home country.
Fewer Lenders
The non-resident product shelf is narrower. Compare HSBC, Mashreq, Emirates NBD and FAB for competitive terms.
CBUAE LTV Caps at a Glance
The Central Bank of the UAE sets maximum loan-to-value ratios by buyer profile, property value and purchase purpose. These caps determine the minimum cash deposit required.
| Buyer Profile | First Home (≤AED 5M) | First Home (>AED 5M) | 2nd / Investment (≤5M) | 2nd / Investment (>5M) |
|---|---|---|---|---|
| UAE National | 85% | 75% | 70% | 65% |
| Expat Resident | 80% | 70% | 65% | 60% |
| Non-Resident | 60% | 50% | 50% | 50% |
Based on published CBUAE regulations and current bank schedules. Actual approval depends on affordability testing and debt-burden limits.
Frequently Asked Questions
There is no single maximum mortgage amount in dirhams. The practical ceiling is the lower of the bank’s affordability test, your debt-burden ratio and the applicable LTV cap. Current published resident schedules reach up to 85% for UAE nationals and 80% for expatriates on standard first-home-style loans, with lower caps above AED 5 million and tighter limits on second or investment properties. Non-resident products are usually lower, commonly around 50% to 60% LTV.
PropertyWiki Team
Editorial Team
Published: April 1, 2026
Updated: April 1, 2026
The PropertyWiki editorial team brings together real estate experts, legal advisors, and market analysts to provide comprehensive property guidance across the UAE.