Mortgage Calculator
You're buying property in Dubai — here's exactly what your bank, the DLD, and closing costs will require before you get the keys.
CBUAE minimum: AED 400,000 (20% — Expatriate, 1st)
Loan amount: AED 1,600,000
UAE fixed rates: 3.5–5.5% (2025). Variable (EIBOR + margin): ~4.5–6%.
UAE max: 25 years (expat) · 30 years (UAE National). Retirement age cap applies.
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How the Mortgage Formula Works
The standard mortgage amortization formula calculates equal monthly payments such that the loan is fully paid off at the end of the term. Each payment covers accrued interest first; the remainder reduces the principal.
M = P × [r(1+r)^n] / [(1+r)^n − 1]
M = monthly payment · P = principal (loan amount) · r = monthly rate (annual rate ÷ 12) · n = total months
Source: CBUAE Mortgage Cap Regulations. Last verified July 2026.
UAE Mortgage LTV Rules (CBUAE)
| Buyer Type | 1st Property ≤ AED 5M | 1st Property > AED 5M | 2nd+ Property |
|---|---|---|---|
| UAE National | 85% LTV (15% down) | 75% LTV (25% down) | 65% LTV (35% down) |
| Expat Resident | 80% LTV (20% down) | 70% LTV (30% down) | 60% LTV (40% down) |
| Non-Resident | 65% LTV (35% down) | 65% LTV (35% down) | 65% LTV (35% down) |
Worked Examples
Example 1: Expat buying a AED 2M apartment in Dubai Marina
Down payment: AED 400,000 (20%). Loan: AED 1,600,000 at 4.5% for 25 years.
Monthly payment: AED 8,893. Total interest over 25 years: AED 1,067,900. Total buying costs (DLD + fees): approximately AED 134,070. Total cash needed on day 1: AED 534,070.
Example 2: UAE National buying a AED 3M villa
Down payment: AED 450,000 (15%). Loan: AED 2,550,000 at 4.0% for 25 years. Monthly payment: AED 13,460. On a salary of AED 30,000/month, DBR = 44.9% — within the 50% CBUAE limit.
Example 3: Impact of extra payments
Same AED 1.6M / 4.5% / 25yr loan. Adding AED 1,000/month extra from month 1 cuts the term to ~19.5 years and saves approximately AED 92,000 in interest.
Frequently Asked Questions
How is a mortgage monthly payment calculated in UAE?▼
UAE mortgage payments use the standard amortization formula: M = P × [r(1+r)^n] / [(1+r)^n − 1], where P is the loan principal, r is the monthly interest rate, and n is the number of monthly payments. For a AED 1.6M loan at 4.5% for 25 years, monthly payment is approximately AED 8,893.
What is the maximum mortgage LTV in UAE for expats?▼
Per CBUAE Mortgage Cap Regulations, expat residents can borrow up to 80% LTV (20% down payment) for properties at AED 5M or below. For properties above AED 5M, the maximum LTV drops to 70%. UAE nationals receive higher limits: 85% for first properties up to AED 5M. Non-residents are capped at 65%.
What is DBR and why does it matter for UAE mortgages?▼
Debt Burden Ratio (DBR) is the percentage of your gross monthly income consumed by all monthly debt obligations. The CBUAE caps DBR at 50% for most borrowers — total monthly debt payments cannot exceed half your income. For borrowers earning AED 40,000/month or more, a 60% cap applies under the 2023 CBUAE relief provision.
What are the buying costs when purchasing property in Dubai?▼
Main one-time costs: DLD fee of 4% of property price, trustee office fee (AED 4,200 for properties above AED 500K), real estate agent commission of 2% + 5% VAT, mortgage registration fee of 0.25% of loan amount + AED 290, and property valuation (approximately AED 2,500–3,500). Total closing costs on a AED 2M property are typically AED 125,000–145,000.
How much does an extra AED 1,000/month save on a UAE mortgage?▼
On a AED 1.6M mortgage at 4.5% over 25 years, paying an extra AED 1,000/month saves approximately AED 85,000–95,000 in total interest and cuts the loan term by roughly 5–6 years.
Are there UAE-specific mortgage restrictions for non-residents?▼
Yes. Non-residents face a 65% LTV cap, meaning a minimum 35% down payment on any property price. Non-residents must also demonstrate stronger income documentation and not all UAE banks offer non-resident mortgages.
What is a good interest rate for a UAE mortgage in 2025–2026?▼
UAE mortgage rates in 2025–2026 range from approximately 3.5% to 5.5% for fixed-rate products and 4.5%–6.5% for variable-rate mortgages linked to EIBOR. The best way to compare is to get quotes from at least 3 UAE banks.
Does Calcureal's mortgage calculator use UAE-specific rules?▼
Yes. The calculator incorporates CBUAE LTV rules, DBR affordability check using the CBUAE 50%/60% caps, and Dubai buying costs using official DLD fee rates. All formulas sourced from CBUAE and the Dubai Land Department, last verified July 2026.
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This calculator is for informational purposes only and does not constitute financial or legal advice. Mortgage eligibility, rates, and costs vary by lender. Always obtain a formal quote from a licensed UAE bank.Privacy Policy