Emirates NBD mortgage calculator

Emirates NBD prices the headline low and the follow-on high

3.89% is the lowest conventional rate on this site, shared with United Arab Bank, and 0.10 points below Arab Bank's 3.99%. Emirates NBD gets there with a 2-year fix and a salary transfer condition, and it charges 0.26% to arrange the loan, as Arab Bank and Commercial Bank of Dubai do, where HSBC charges 0.52% and DIB, FAB, ADIB, Mashreq and Sharjah Islamic charge nothing. Judge it on the headline and no conventional lender here beats it. Judge it on 5 years and it slips well down the order.

Everything worked below runs on the same deal: AED 1,500,000 borrowed over 25 years, no overpayment, no early settlement. Indicative figures, September 2026. Confirm the live number on our current UAE mortgage rates page before you apply.

Indicative fixed rate	from 3.89% reducing
Rate type	Conventional, fixed then variable
Fixed period on that rate	2 years
Fixed terms written	2 or 3 years
Arrangement fee	0.26%, so AED 3,900 on an AED 1,500,000 loan
Rate after the fixed period	1-month EIBOR (4.09%) + 1.99%, so 6.08% on the 5 October 2026 fixing
Salary transfer	required
Maximum loan to value, first home under AED 5M	80% expats, 85% nationals
Maximum term	25 years

One row there does more work than the rest of them put together. Most UAE lenders reprice a variable mortgage off 3-month EIBOR, which sat at 4.30% on 5 October 2026. Emirates NBD uses the 1-month tenor instead, at 4.09% on the same date. A lower base, which helps you, and then a margin of 1.99% bolted to it, which is wider than Dubai Islamic Bank's 1.00% and FAB's 1.50%. The base is the half that moves. The margin is the half written into your contract for the rest of the term.

Month 25, when the payment jumps AED 1,780

The fix runs 24 months. What sits on the other side of it governs the remaining 23 years, so it deserves more attention than the number in the advert.

At 3.89% the instalment on AED 1,500,000 over 25 years is AED 7,827. Twenty four of those leave AED 1,426,142 outstanding. That balance then reprices at 1-month EIBOR plus 1.99%, which is 6.08% at the 5 October 2026 fixing, and the instalment across the remaining 23 years becomes AED 9,607. AED 1,780 more, in a single month, on a loan you have already been paying down for 2 years.

Emirates NBD on AED 1,500,000 over 25 years, first 5 years

Before the first instalment	arrangement fee 0.26%, AED 3,900
Months 1 to 24, fixed at 3.89%	AED 7,827 a month
Balance at month 24	AED 1,426,142
Months 25 to 60, variable at 6.08%	AED 9,607 a month
Paid across 5 years, fee included	AED 537,595
Still owed at month 60	AED 1,332,361

Now set it beside the bank it beats on the headline. Dubai Islamic Bank opens 0.21 percentage points higher at 4.10%, holds that rate for 3 years rather than 2, charges nothing to arrange it, and reverts to 3-month EIBOR plus 1.00%, so 5.30% on the 5 October 2026 fixing. Same amount, same term, same 5-year window. Dubai Islamic Bank takes AED 502,314. Emirates NBD takes AED 537,595. The cheaper headline is AED 35,281 dearer.

Against FAB it lands the other way, and only just. FAB starts at 3.99%, fixes for 1 year and reverts to 5.80%, coming to AED 547,511 across the same 5 years, so Emirates NBD finishes AED 9,916 ahead. That is the lowest conventional headline on this site landing AED 9,916 in front of FAB and AED 35,281 behind Dubai Islamic Bank.

Both follow-on figures track EIBOR, so both will move. Should the 1-month and 3-month tenors converge, the gap to Dubai Islamic Bank narrows; should the 1-month rise faster, it widens. Which is the case for reading the margin rather than the headline. The margin is contractual and the base is not.

Its 3-year fix costs more a month and less over 5 years

Emirates NBD writes fixed terms of 2 and 3 years, and no 1-year. The 3.89% is the 2-year. The 3-year is 3.99%.

That is the usual shape of fixed pricing: a bank tying up its money for longer asks more for it. What the extra 0.10 points buys is another 12 months before the follow-on rate starts.

On AED 1,500,000 across 25 years the 3-year is AED 7,909 a month against AED 7,827, so AED 83 more while it lasts. Emirates NBD publishes one reversion basis, 1-month EIBOR plus 1.99%, which was 6.08% on the 5 October 2026 fixing, and the 3-year route reaches it a full 12 months later, at AED 9,550 a month. Run both routes for 5 years at that fixing, with the AED 3,900 fee in each, and the 3-year comes to AED 517,833 against AED 537,595. AED 19,762 less for the longer fix.

So if Emirates NBD quotes you the 3.89%, ask for the 3-year price beside it before you sign a thing.

Day one cash: the deposit, plus a fee most lenders here skip

The deposit slider above is not Emirates NBD's to move. 20% on a first home under AED 5 million for a resident expat and 15% for a UAE national are CBUAE floors, and no lender in the country goes below them.

The arrangement fee is the bank's own, and it is charged on the loan rather than the purchase price. So the deposit and the fee pull against each other, which is a wrinkle none of the 0% lenders here have.

An expat buying at AED 1,500,000 puts down AED 300,000, borrows AED 1,200,000 and pays 0.26% of that, AED 3,120. Completion day costs AED 303,120, and AED 6,261 a month follows it. A UAE national puts down AED 225,000, borrows AED 1,275,000, and the fee climbs to AED 3,315. Completion day costs AED 228,315, then AED 6,653 a month. Borrowing AED 75,000 more adds AED 195 to the fee before a single instalment falls due.

AED 195 decides nothing. The direction is what to hold on to: at Emirates NBD every dirham you hold back from the deposit is another dirham the 0.26% is charged on, and at Dubai Islamic Bank or FAB it is charged on nothing at all.

Above AED 5 million the caps tighten to 70% loan to value for an expat and 75% for a national. A second or investment property is 60% and 65%. Off-plan is 50% for either buyer. Affordability is read against a 50% debt burden ratio, with an income ceiling of 7 times annual income for an expat and 8 times for a national, and your maximum is whichever of the three bites first. None of that belongs to Emirates NBD. The 3.89%, the 0.26% and the 1.99% margin do, and those are the three that change from bank to bank. Our Emirates NBD mortgage guide covers the salary transfer and buyout terms alongside them.