Abu Dhabi mortgage calculator: monthly payments and fees in 2026
An Abu Dhabi mortgage calculator works out your monthly payment from the price, deposit, rate, and term. On an AED 2,000,000 home with 20% down, the loan is AED 1,600,000, which costs AED 8,183/month at HSBC's 3.70% over 25 years (AED 7,797 at NBF's 3.25%). Abu Dhabi's fees are lighter than Dubai's: a 2% registration fee versus 4%, so upfront fees run about AED 87,000 rather than AED 134,000.
Abu Dhabi mortgage calculator
Calculator uses reducing-balance amortisation and June 2026 cost assumptions: 2% registration fee (source: Abu Dhabi Executive Council Resolution No. 49 of 2018, via DARI/ADREC), 2% agency commission plus 5% VAT, mortgage registration of 0.1% of the loan capped at AED 1,000 plus AED 450 admin, and roughly AED 3,150 for valuation. The 2% registration fee is often split equally with the seller; confirm your share with your conveyancer.
How does an Abu Dhabi mortgage calculator work?
The calculator turns four inputs into a monthly payment: the property price, your deposit, the interest rate, and the term. First it finds the loan. You don't borrow the full price in Abu Dhabi, because the Central Bank caps how much a bank can lend. You put down a deposit and borrow the rest.
For a first property under AED 5 million, an expat resident borrows up to 80% of the price and a UAE national up to 85% (source: CBUAE mortgage regulations). So on an AED 2M home, an expat's loan is AED 1.6M and the deposit is AED 400,000. That AED 1.6M runs through the payment formula, not the AED 2M price.
These lending rules come from the Central Bank, so they're identical in Abu Dhabi and Dubai. The monthly payment on the same loan is the same in both emirates. What changes between the two is the government fees you pay to register the purchase, and that's where Abu Dhabi is cheaper.
What is the monthly payment on an Abu Dhabi property?
Here are real monthly payments for common loan sizes at the current best rates, on a 25-year reducing-balance term.
| Loan amount | NBF Islamic 3.25% | HSBC 3.70% | Emirates NBD 3.85% | FAB 3.99% |
|---|---|---|---|---|
| AED 1,000,000 | AED 4,873 | AED 5,114 | AED 5,196 | AED 5,273 |
| AED 1,500,000 | AED 7,310 | AED 7,671 | AED 7,794 | AED 7,909 |
| AED 1,600,000 | AED 7,797 | AED 8,183 | AED 8,314 | AED 8,436 |
| AED 2,000,000 | AED 9,746 | AED 10,228 | AED 10,392 | AED 10,546 |
| AED 2,500,000 | AED 12,183 | AED 12,785 | AED 12,990 | AED 13,182 |
| AED 3,000,000 | AED 14,619 | AED 15,342 | AED 15,588 | AED 15,819 |
All figures: 25-year term, reducing balance, June 2026 rates. Source: MortgageCompare.ae rate tracker. Green = lowest available rate. Actual payments vary by individual profile and approved rate.
These are the same payments you'd see on a Dubai property of the same value, because the rate and the loan size drive the payment, not the location. The location decides your fees, not your monthly cost.
How much cash do I need upfront to buy in Abu Dhabi?
The deposit is the big number, but the fees matter too. Here's the full breakdown on an AED 2M purchase with a 20% deposit, assuming you pay the full 2% registration fee.
| Cost | Rate | Amount (AED 2M property) |
|---|---|---|
| Deposit | 20% of price | AED 400,000 |
| Property registration | 2% of price | AED 40,000 |
| Agency commission | 2% + 5% VAT | AED 42,000 |
| Mortgage registration | 0.1% of loan, capped + AED 450 | AED 1,450 |
| Property valuation | fixed | AED 3,150 |
| Total upfront cash | AED 486,600 | |
| Fees only (excluding deposit) | AED 86,600 |
Registration fee 2% source: DARI/ADREC (Executive Council Resolution No. 49 of 2018). Bank processing fees (typically 0.5% to 1% of the loan) may also apply and are not included. Figures June 2026.
So the real entry cost on an AED 2M Abu Dhabi home is around AED 487,000, against the AED 400,000 deposit most buyers plan for. The fees come to roughly 4.3% of the price, lighter than Dubai because of the lower registration fee and the capped mortgage registration.
The 2% fee is often split. Abu Dhabi's registration fee is commonly shared equally between buyer and seller, so your share may be 1% (AED 20,000 on an AED 2M home) rather than the full 2%. This is negotiable and depends on the deal, especially in the secondary market. The calculator above uses the full 2% as the cautious case, so treat it as a ceiling, not a certainty.
Is it cheaper to buy in Abu Dhabi or Dubai?
On fees, Abu Dhabi wins. The monthly payment is the same in both emirates, but the cost to register the purchase is roughly AED 47,000 lower in Abu Dhabi on an AED 2M home. Here's the side-by-side, excluding the deposit and agency commission, which are the same in both.
| Fee | Abu Dhabi | Dubai |
|---|---|---|
| Property transfer / registration | 2% (AED 40,000) | 4% (AED 80,000) |
| Mortgage registration (AED 1.6M loan) | capped ~AED 1,450 | 0.25% = AED 4,290 |
| Total of these two fees | AED 41,450 | AED 84,290 |
Abu Dhabi: DARI/ADREC. Dubai: Dubai Land Department. Agency commission (2% + VAT) and the deposit are identical in both emirates and excluded here. June 2026.
That fee gap is one reason some buyers who work in Dubai still buy in Abu Dhabi, alongside generally lower price per square foot in several communities. The trade-off is commute and lifestyle. For a fuller view, see our guide comparing buying property in Abu Dhabi vs Dubai.
How does the loan term change the payment?
A longer term lowers the monthly payment but raises total interest. Here's an AED 1.6M loan at 3.70% across three terms.
| Term | Monthly payment | Total repaid | Total interest |
|---|---|---|---|
| 15 years | AED 11,596 | AED 2,087,264 | AED 487,264 |
| 20 years | AED 9,445 | AED 2,266,712 | AED 666,712 |
| 25 years | AED 8,183 | AED 2,454,786 | AED 854,786 |
AED 1.6M loan, HSBC 3.70%, reducing balance. Source: MortgageCompare.ae calculator, June 2026. Maximum term in the UAE is 25 years (source: CBUAE).
Going from 15 to 25 years cuts the payment by AED 3,413/month but adds AED 367,522 in interest over the life of the loan. The longer term eases monthly cash flow; the shorter one saves a large sum if you can carry it. Overpaying on a 25-year loan when you have spare cash is a middle path most UAE banks allow, though some cap the annual overpayment, so check your offer.
What happens when the fixed rate ends?
Most Abu Dhabi mortgages start with a 1 to 3 year fixed period. After it ends, the rate becomes EIBOR plus the bank's margin and the payment moves with EIBOR. The 3-month EIBOR is 3.69% (source: CBUAE, June 2026), so a typical 1.29% margin puts the reversion rate near 4.98%. Here's the effect on a AED 1.6M balance with 23 years remaining.
| Scenario | EIBOR | Rate (+1.29%) | Monthly payment | vs base |
|---|---|---|---|---|
| EIBOR falls 1% | 2.69% | 3.98% | AED 8,859 | −AED 889/mo |
| Base (current) | 3.69% | 4.98% | AED 9,748 | baseline |
| EIBOR rises 1% | 4.69% | 5.98% | AED 10,682 | +AED 934/mo |
| EIBOR rises 2% | 5.69% | 6.98% | AED 11,659 | +AED 1,911/mo |
AED 1.6M outstanding, 23 years remaining, margin EIBOR + 1.29%. Source: MortgageCompare.ae calculator, June 2026.
The payment rises from AED 8,183 to AED 9,748 at the reversion rate before EIBOR moves at all, then climbs further if EIBOR rises. Budget for the reversion payment, not the opening fixed rate. To weigh the choice, read our guide on fixed vs variable mortgages in the UAE.
What the calculator doesn't include
The calculator covers the payment, the registration fee, and your upfront cash. Two ongoing costs sit outside it:
- Mortgage life insurance. Mandatory at most UAE banks, usually 0.3% to 0.6% of the outstanding balance per year, charged monthly. On a AED 1.6M loan that's roughly AED 400 to AED 800/month in year one, falling as the balance drops.
- Service charges. Paid to the community or building, and they vary widely by development across Abu Dhabi communities like Yas Island, Saadiyat, Al Reem and Al Raha Beach. Confirm the exact rate for your specific tower or villa before you budget.
Add those in and your true monthly housing cost is meaningfully above the headline payment. For a cross-bank comparison, use the main mortgage calculator and check live offers on the Abu Dhabi rates page.
Frequently asked questions
How do I calculate a mortgage payment in Abu Dhabi?
Find the loan first: price minus deposit. An expat puts at least 20% down on a first home under AED 5M, so a AED 2M property means a AED 1.6M loan. Run it through the reducing-balance formula, or use the calculator above. At 3.70% over 25 years, AED 1.6M costs AED 8,183/month.
What is the property registration fee in Abu Dhabi?
2% of the purchase price, under Executive Council Resolution No. 49 of 2018 (source: DARI/ADREC). It is commonly split equally between buyer and seller, so your share is often 1%, but this is negotiable. On an AED 2M property the full fee is AED 40,000, half of Dubai's 4%.
How much cash do I need upfront to buy a home in Abu Dhabi?
On an AED 2M property with 20% down, around AED 487,000: a AED 400,000 deposit plus about AED 87,000 in fees if you pay the full 2% registration. The fees are the 2% registration, 2% agency commission plus VAT, the capped mortgage registration fee, and valuation.
Is it cheaper to buy in Abu Dhabi or Dubai?
On government fees, yes. Abu Dhabi charges 2% registration versus Dubai's 4%, and caps mortgage registration at about AED 1,000 versus Dubai's 0.25% of the loan. On an AED 2M purchase that's roughly AED 87,000 in fees versus AED 134,000 in Dubai. The monthly payment is the same in both.
What is the mortgage registration fee in Abu Dhabi?
0.1% of the loan amount, with a minimum of AED 500 and a maximum of AED 1,000, plus around AED 450 admin (source: DARI/ADREC, 2026). So even on a large loan it's capped at about AED 1,450, far below Dubai's uncapped 0.25%.
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