Dubai mortgage deposit calculator: how much cash you need upfront
- The minimum deposit for a Dubai mortgage is 20% of the purchase price for expats and 15% for UAE nationals on a first home up to AED 5M (CBUAE Notice 31/2013).
- DLD fees, mortgage registration and other closing costs add roughly 6.5% to 9% on top of the deposit, taking total upfront cash to 26.5% to 29% of the property price for expats.
- On a AED 2M Dubai property, an expat buyer needs at least AED 531,000 in cash before completion: AED 400,000 deposit plus AED 131,000 to AED 148,000 in transaction fees.
The minimum deposit for a Dubai mortgage is 20% of the purchase price for expats on property up to AED 5M, set by CBUAE Notice 31/2013. Adding DLD transfer fee (4%), agency fee (2%) and other closing costs brings the total upfront cash requirement to roughly 26.5% to 29% of the property price. On a AED 2M property, that is AED 530,000 to AED 580,000 before you hand over the keys.
TL;DR: the verdict
- Minimum deposit: 20% for expats, 15% for UAE nationals (first home, up to AED 5M).
- Second homes and investment properties: 40% for expats, 35% for UAE nationals.
- Above AED 5M: deposit rises to 30%+ for expats.
- Transaction fees (DLD, agency, registration, valuation): another 6.5% to 9% on top of the deposit.
- Total upfront cash for expats buying a first home under AED 5M: 26.5% to 29% of purchase price.
- Use the live calculator to see the full cost breakdown for your property price.
Dubai mortgage deposit rules: the basics
The UAE Central Bank (CBUAE) sets minimum down payment requirements in Notice 31/2013. These apply to all UAE mortgage lenders and cannot be waived. The minimum deposit you need depends on three things: your residency status, the property value, and whether it is your first or subsequent home.
| Buyer type | Property value | Min deposit | Max LTV |
|---|---|---|---|
| Expat (first home) | Under AED 5M | 20% | 80% |
| Expat (first home) | Above AED 5M | 30% | 70% |
| UAE national (first home) | Up to AED 5M | 15% | 85% |
| UAE national (first home) | Above AED 5M | 25% | 75% |
| Expat (second home / investment) | Any value | 40% | 60% |
| UAE national (second home / investment) | Any value | 35% | 65% |
Source: CBUAE Notice 31/2013. LTV limits apply to the property’s assessed value or purchase price, whichever is lower.
Total upfront costs: deposit plus fees
The deposit is only part of the cash you need at completion. Transaction costs in Dubai are among the highest in the region. Budget for all of these on top of the deposit:
| Cost | Rate | On AED 2M property (AED 1.6M loan) |
|---|---|---|
| Deposit | 20% of price (expat) | AED 400,000 |
| DLD transfer fee | 4% of property price | AED 80,000 |
| Agency commission | 2% of property price | AED 40,000 |
| Mortgage registration fee | 0.25% of loan + AED 290 | AED 4,290 |
| Bank arrangement fee | 0% to 1% of loan (negotiable) | AED 0 to AED 16,000 |
| Property valuation | Fixed fee | AED 2,500 to AED 3,500 |
| Trustee / title deed fee | Fixed fee | ~AED 4,000 |
| Total | AED 530,790 to AED 547,790 |
That is roughly AED 531,000 to AED 548,000 in total cash before keys, on a AED 2M property. The bank arrangement fee is the line with the most give in it: several lenders charge nothing, and a broker will usually talk the rest down. The agency fee can sometimes be negotiated on certain transactions, but budget for the full 2% to be safe.
Worked examples by property price
The table below shows the total upfront cash needed for an expat buying a first home in Dubai at various property prices, using 20% deposit and 8% for fees (mid-range estimate).
| Property price | Deposit (20%) | Fees (~8%) | Total cash needed | Mortgage amount (80% LTV) |
|---|---|---|---|---|
| AED 1,000,000 | AED 200,000 | ~AED 80,000 | ~AED 280,000 | AED 800,000 |
| AED 1,500,000 | AED 300,000 | ~AED 120,000 | ~AED 420,000 | AED 1,200,000 |
| AED 2,000,000 | AED 400,000 | ~AED 160,000 | ~AED 560,000 | AED 1,600,000 |
| AED 3,000,000 | AED 600,000 | ~AED 240,000 | ~AED 840,000 | AED 2,400,000 |
| AED 4,500,000 | AED 900,000 | ~AED 360,000 | ~AED 1,260,000 | AED 3,600,000 |
Source: CBUAE Notice 31/2013 LTV caps, DLD standard fee schedule (4%), agency (2%), mortgage registration (0.25%), and estimated processing and valuation fees. Expat, first home, property values under AED 5M.
UAE nationals: lower deposit, higher LTV
UAE nationals buying a first home pay only 15% deposit on property up to AED 5M, and the bank can fund up to 85% of the value. This 5 percentage point difference adds up quickly. On a AED 2M property, a UAE national needs AED 300,000 in deposit versus AED 400,000 for an expat. The saving is AED 100,000 before fees.
Above AED 5M, deposits rise: UAE nationals need 25% and expats need 30%. For second homes, both nationalities face higher requirements (35% nationals, 40% expats).
What counts as the deposit?
UAE banks require the deposit to come from your own verified funds. Most lenders will accept:
- Personal savings held in a UAE or international bank account (statements typically required for 3 to 6 months).
- Funds from the sale of another property.
- Gifted funds from immediate family, with a signed gift letter and source-of-funds documentation.
- End-of-service gratuity, if already received and held in an account.
What most banks will not accept as a deposit: another loan (personal or otherwise), credit card advances, or funds with an unclear source. Some banks are stricter than others, so confirm the policy before you reserve a property.
“I thought Dubai didn’t have stamp duty, so why is the buying cost so high?”
There is no stamp duty in Dubai in the UK or Australian sense. But the DLD transfer fee of 4% effectively performs the same function: it is a government levy on the transfer of property ownership. Add the agency commission (2%), mortgage registration (0.25%), and bank fees, and you land at 6.5% to 9% above the deposit. It catches many buyers by surprise because the headline conversation is about the deposit percentage, not the total cash-to-complete figure.
The way to avoid being caught short is to calculate both numbers before you reserve: the deposit as a percentage of the price, and the fees as a separate lump sum. Our mortgage calculator shows both in one place, and the full UAE transfer fee guide breaks down every cost line by line.
Bottom line
The Dubai mortgage deposit is the floor, not the ceiling of what you need in cash. For expats buying a first home up to AED 5M, the floor is 20% set by CBUAE rules, and fees push the all-in cash requirement to 26.5% to 29% of the property price. On a AED 2M property, plan for at least AED 531,000 in total cash. UAE nationals have a lower floor (15% deposit, 85% LTV) but face the same fee structure. Use the live calculator to model the exact cash requirement for any property price.
Frequently asked questions
How much deposit do I need for a Dubai mortgage?
The minimum deposit for a Dubai mortgage is 20% of the purchase price for expats on property up to AED 5M, and 15% for UAE nationals on a first home up to AED 5M (CBUAE Notice 31/2013). Above AED 5M, the minimum deposit rises to 30% for expats and 20% for UAE nationals. Second homes require 35% to 40% regardless of nationality.
What are the total upfront costs when buying in Dubai?
Beyond the deposit, you need to budget for DLD transfer fee (4% of property price), agency fee (typically 2%), mortgage registration fee (0.25% of loan plus AED 290), bank arrangement fee (0% to 1% of loan, and negotiable), property valuation (AED 2,500 to AED 3,500), and trustee fees (around AED 4,000). Total upfront costs beyond the deposit run 6.5% to 9% of the property price, making the all-in cash requirement 26.5% to 29% of purchase price for expats.
How much cash do I need to buy a AED 1.5M property in Dubai?
For a AED 1.5M Dubai property as an expat: minimum deposit is AED 300,000 (20%), and fees add roughly AED 97,500 to AED 135,000 (6.5% to 9%), giving a total cash requirement of AED 397,500 to AED 435,000 before you can complete. The mortgage covers the remaining AED 1,200,000 at 80% LTV.
Can I use a gifted deposit for a Dubai mortgage?
Some UAE banks accept gifted funds for part or all of the deposit, typically from immediate family members. You will normally need a signed gift letter confirming the funds are a gift and not a loan, and the bank may request proof of the donor’s source of funds. Gifted deposits are treated differently by each lender, so check with your specific bank before relying on this source.
Does the deposit requirement change for off-plan properties?
Off-plan mortgages in Dubai are structured differently. Most developers require a booking fee of 5% to 10% at reservation, with further installments tied to construction milestones. The bank mortgage typically only funds on completion or close to it. The CBUAE LTV caps still apply at the point the mortgage is drawn, so you need the full 20% deposit (for expats) ready by completion.
What is the deposit for a Dubai second home or investment property?
Second homes and investment properties in the UAE require a minimum deposit of 35% for UAE nationals and 40% for expats under CBUAE Notice 31/2013, regardless of the property value. Add the same 6.5% to 9% in transaction fees on top of this larger deposit.
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