Dubai mortgage calculator
Most mortgage calculators divide a number by a number of months. This one models what a UAE bank actually does: daily interest accrual, an offset account, fixed-rate periods that revert to EIBOR, regular overpayments and one-off lump sums, and the full amortisation schedule underneath it all.
LTV is the loan as a share of the property price. Down payment: 300 000 AED ≈ $81 688 (20%)
Account maintenance, annual life or property insurance — anything charged on a schedule. Counted into the total cost of the loan.
Results
Outstanding balance by year
Scenarios
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The costs that are not in the loan
A UAE property purchase carries roughly 7–8% of transaction cost on top of the price, and none of it can be financed. The Dubai Land Department transfer fee is 4%. Agency commission is typically 2%. Add trustee office fees, mortgage registration at 0.25% of the loan, the bank’s arrangement fee and the property valuation. Every one of those is paid in cash at transfer.
Then there is the annual carrying cost, which is where projections most often fall apart: the service charge. It is billed per square foot and varies enormously — a branded tower in Downtown can cost several times what a mid-market building in JVC does. Always subtract it before comparing a rental yield to a mortgage payment.
There is no annual property tax in the UAE and no personal income tax on rental income, which is a genuine and substantial advantage over almost every other market. It does not, however, remove your obligations wherever you are tax resident — check that separately.
How to use the rate scenarios
If you are taking a variable-rate mortgage, the single most useful thing this calculator does is let you model a rate rise before you commit. Set your expected starting rate, then add a scenario two or three percentage points higher and look at the payment. If that payment is uncomfortable, the loan is too large — regardless of what the affordability calculation at the bank says today.
For a fixed-then-variable structure, set the fixed period to the actual number of months your bank is offering and model the reversion. The step up at the end of a fixed period surprises people every year, and it is entirely predictable.
Mortgage questions, answered
Can a non-resident get a mortgage in Dubai?
Yes. Most UAE banks lend to non-residents with a down payment of 40–50%, over terms of up to 25 years or until age 65–70 at maturity. Rates are typically 0.3–0.8 percentage points above resident pricing, and the bank will want a passport, six months of statements and proof of income from your home country.
What is the minimum down payment for a resident?
Under Central Bank of the UAE rules: 20% for a ready property under AED 5 million, 30% above AED 5 million. Off-plan is normally financed by the developer payment plan, with bank lending of up to 80% available after handover.
What is LTV and why does it matter?
Loan-to-value is the loan divided by the property value. Residents can reach 80% on ready property under AED 5 million; non-residents are typically capped at 50–60%. A lower LTV usually earns a better rate, because the bank is taking less risk.
What is EIBOR and how does it affect my payment?
The Emirates Interbank Offered Rate is the UAE benchmark. Variable mortgages are priced at EIBOR-3M plus a bank margin, commonly 1.5–2.5%. When EIBOR rises, your payment rises. The calculator’s rate-change block lets you model that directly.
What is the difference between a fixed and a variable rate?
Fixed means a set rate for an initial period, usually one to five years and most often three, after which the loan reverts to variable automatically. Variable tracks EIBOR from day one. Use the fixed-period block in the calculator to model a three-year fix and the reversion that follows.
What is an offset account?
An account linked to the mortgage whose balance reduces the amount interest is charged on. Hold AED 200,000 in an offset against a AED 1,000,000 balance and interest accrues on AED 800,000, while the money stays available to you.
Can I repay a UAE mortgage early?
Yes. UAE law caps the early settlement fee at 1% of the outstanding balance or AED 10,000, whichever is lower. The calculator shows the effect of regular overpayments and one-off lump sums on both the term and the total interest.
What documents does a UAE mortgage application need?
Residents: Emirates ID, passport, salary certificate, six months of bank statements and an employer NOC. Non-residents: passport, three to six months of statements, proof of income and proof of address in your home country. Self-employed applicants add company accounts and tax filings.
How long does mortgage approval take?
Pre-approval typically takes three to five working days. Final approval after the bank’s valuation of the property takes a further two to three weeks. Pre-approval is generally valid for 60–90 days.
Is the 4% DLD fee included in the mortgage?
No. The Dubai Land Department transfer fee, agency commission and mortgage registration are paid separately by the buyer from their own funds and cannot be added to the loan. Budget 7–8% of the purchase price for these costs.
Want the actual rates rather than an estimate?
Bank pricing in the UAE moves, and the advertised rate is rarely the rate a specific applicant gets. Send me your situation — resident or not, employed or self-employed, the property and the deposit — and I will come back with what the lenders are currently offering for that profile.
Ask on WhatsAppEvery figure produced by this calculator is indicative and for information only. It is not a loan offer, not a credit assessment and not individual financial advice. Confirm all terms with your bank and your conveyancer before committing.