Mortgage calculator Dubai: what you'll pay each month in 2026
A Dubai mortgage calculator works out your monthly payment from the property price, your deposit, the rate, and the 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% Islamic rate). On top of the deposit you need roughly AED 134,000 in fees, mostly the 4% DLD transfer fee.
Dubai mortgage calculator
Calculator uses reducing-balance amortisation and June 2026 cost assumptions: 4% DLD transfer fee plus AED 580 admin (source: Dubai Land Department), 2% agency commission plus 5% VAT, 0.25% mortgage registration plus AED 290, and roughly AED 7,500 for valuation and trustee fees. Confirm exact figures with your bank and conveyancer.
How does a Dubai mortgage calculator actually work?
A mortgage calculator takes four numbers and turns them into a monthly payment: the property price, your deposit, the interest rate, and the term. The first job is to find the loan amount. In Dubai you don't borrow the full price. The Central Bank caps how much a bank can lend, so 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 a AED 2M home, an expat's loan is AED 1.6M and the deposit is AED 400,000. That AED 1.6M is the figure the calculator runs through the payment formula, not the AED 2M price.
The payment itself uses reducing-balance amortisation, the same maths every UAE bank applies. Interest is charged on the outstanding balance, which falls each month as you repay principal. Your monthly payment stays level, but early on most of it is interest, and later most of it is principal.
What is the monthly payment on a Dubai property?
Here are real monthly payments for common Dubai loan sizes at the current best rates, so you have figures to work from rather than guesses. All assume a 25-year term on a reducing balance.
| 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.
The gap between the cheapest and most expensive rate looks small per month but adds up. On a AED 1.6M loan, NBF's 3.25% saves AED 639/month against FAB's 3.99%. Over 25 years that's AED 191,700. The monthly number is what you budget for; the rate you lock in is what decides the lifetime cost.
How much cash do I need upfront to buy in Dubai?
This is where Dubai buyers get caught out. The deposit is the big number, but it isn't the only one. Dubai adds roughly 7% to 8% of the price in fees on top of your deposit, and almost all of it is cash that can't be added to the loan. Here's the full breakdown on a AED 2M purchase with a 20% deposit.
| Cost | Rate | Amount (AED 2M property) |
|---|---|---|
| Deposit | 20% of price | AED 400,000 |
| DLD transfer fee | 4% of price + AED 580 | AED 80,580 |
| Agency commission | 2% + 5% VAT | AED 42,000 |
| Mortgage registration | 0.25% of loan + AED 290 | AED 4,290 |
| Property valuation | fixed | AED 3,150 |
| Trustee / transfer office | fixed | AED 4,200 |
| Total upfront cash | AED 534,220 | |
| Fees only (excluding deposit) | AED 134,220 |
DLD transfer fee 4% and admin source: Dubai Land Department. Bank processing fees (typically 0.5% to 1% of the loan) may also apply and are not included above. Figures June 2026.
So the real entry cost on a AED 2M Dubai home is closer to AED 534,000 than the AED 400,000 deposit most people plan for. Some banks let you add the 4% DLD fee to the loan if your loan-to-value allows it, but that uses up your borrowing headroom and you'll pay interest on it for 25 years. Most buyers pay the fees in cash.
Watch the AED 5M line. The 20% expat deposit only applies below AED 5 million. At AED 5M and above, the minimum deposit jumps to 30% (source: CBUAE). On a AED 5M property that's AED 1.5M in deposit instead of AED 1M, a AED 500,000 difference. If you're buying near that threshold, the deposit step matters more than the rate.
How does the loan term change the payment?
The term is the lever most buyers underuse. A longer term cuts the monthly payment but raises the total interest, because you're borrowing the money for longer. Here's the same 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).
Stretching from 15 to 25 years drops the payment by AED 3,413/month but costs an extra AED 367,522 in interest. For most buyers the lower monthly figure wins, especially early in a career. If you can carry the higher payment, the shorter term saves a lot. A middle path also works: take the 25-year term for the lower commitment, then overpay when you have spare cash. Most UAE banks allow annual overpayments, though some cap them, so check your offer letter.
What happens to my payment when the fixed rate ends?
Almost every Dubai mortgage starts with a fixed period of 1 to 3 years. During that time your payment doesn't move. After it ends, your rate becomes EIBOR plus the bank's margin, and the payment adjusts as EIBOR moves. The 3-month EIBOR is 3.69% (source: CBUAE, June 2026), so a typical margin of 1.29% puts the reversion rate near 4.98%.
This is the number a basic calculator hides. Here's what different EIBOR levels do to the payment on a AED 1.6M balance with 23 years left after a 2-year fixed period.
| 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.
Notice the jump from the fixed rate to the base reversion rate alone: the payment rises from AED 8,183 to AED 9,748, before EIBOR moves at all. Plan for the reversion payment, not just the teaser rate. If a AED 2,000/month rise would breach your budget, either fix for longer or borrow less. To weigh the two structures, read our guide on fixed vs variable mortgages in the UAE.
What the calculator doesn't include
The calculator above covers the payment, the DLD fee, and your upfront cash. Two recurring costs sit outside it because they're ongoing rather than one-off:
- 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 building or community, typically AED 10 to AED 25 per square foot per year in Dubai. On a 1,200 sqft apartment that's AED 12,000 to AED 30,000 a year, or AED 1,000 to AED 2,500/month. This varies hugely by area and tower.
Add those in and your true monthly housing cost runs AED 1,400 to AED 3,300 above the headline payment. For a full picture across banks, use the main mortgage calculator and compare live offers on the rates page.
Frequently asked questions
How do I calculate a mortgage payment in Dubai?
Find your 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. Then 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 deposit do I need to buy property in Dubai?
For a first property under AED 5M, expats need 20% and UAE nationals 15% (source: CBUAE). Above AED 5M the expat deposit rises to 30%. Second properties need 40%, and non-residents typically 40% to 50%. The deposit must come from your own funds and cannot be borrowed.
How much cash do I need upfront to buy a home in Dubai?
On a AED 2M property, around AED 534,000: a AED 400,000 deposit plus about AED 134,000 in fees. The fees are the 4% DLD transfer fee, 2% agency commission plus VAT, 0.25% mortgage registration, and valuation plus trustee fees. Budget 7% to 8% of the price for fees on top of your deposit.
What is the DLD fee on a Dubai mortgage?
The Dubai Land Department charges 4% of the purchase price to transfer the property, plus a small admin fee (source: Dubai Land Department). On a AED 2M home that's AED 80,000. Registering the mortgage itself is separate: 0.25% of the loan plus AED 290, which is AED 4,290 on a AED 1.6M loan.
Does the mortgage calculator include the DLD fee and other costs?
The calculator on this page estimates the 4% DLD fee and your total upfront cash, because in Dubai the fees add 7% to 8% of the price on top of the deposit. It does not include mortgage life insurance or annual service charges, which are ongoing costs rather than upfront ones.
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