By Majid Akhbar, Head of Mortgage · Published 16 June 2026 · Updated 22 September 2026 · 8 min read · Rates refreshed September 2026

AED 1 million property mortgage UAE: deposit, monthly payments and upfront costs

How much deposit do you need?

The minimum deposit is set by the CBUAE Mortgage Finance Regulation (2013, as amended), not by individual banks. Banks cannot lend above the LTV limits set by the regulator.

Source: CBUAE Mortgage Finance Regulation, Federal Decree-Law No. 14 of 2018, as amended.

The deposit must come from your own funds. Banks require at least 3 months of bank statements to confirm the money is yours and has not been borrowed. A gift from a family member may be accepted by some banks but requires documentation.

What will the monthly payment be?

Monthly payment depends on three things: the loan amount, the interest rate, and the loan term. Here are the approximate monthly payments for an AED 800,000 loan (the maximum for an expat buying a AED 1 million first home) at current market rates.

The order of those first two rows is the part worth pausing on. The cheapest fixed rate we can source on any product is Islamic, not conventional, so the Sharia-compliant option is AED 61 a month cheaper on the same AED 800,000 loan. That is AED 18,300 across a 25-year term.

The fix length is what you give up for it. Sharjah Islamic Bank holds 3.75% for 1 year, then reverts to 3-month EIBOR + 1.75%. Emirates NBD holds its rate for 2 years, requires your salary to be paid into the bank, charges a 0.26% arrangement fee where the Sharjah Islamic product charges none, and reverts off the 1-month EIBOR + 1.99%. Two very different products behind two very similar numbers.

These are illustrative figures. Your actual rate depends on your profile, the bank, and the property. Use the mortgage calculator with your exact rate and term for a precise figure.

What are the upfront costs beyond the deposit?

Most buyers underestimate the fees. For a AED 1 million purchase with an AED 800,000 mortgage, the main fee items are:

DLD fees from published Dubai Land Department fee schedule. The bank arrangement fee sits somewhere between 0% and 1% of the loan amount, and a handful of lenders charge nothing for it. It is negotiable, and a broker will usually push it down for you. Confirm all fees with your lender before applying.

If you are buying through a broker, a broker fee of 2% of the property price (AED 20,000) typically applies on top of the above. Buyer's agent fees are separate. Not all buyers use a broker.

What's the minimum salary to qualify?

The CBUAE sets a maximum debt burden ratio (DBR) of 50% of gross monthly income for most employed borrowers. This means your total monthly debt payments (including the new mortgage) cannot exceed half your salary.

The DBR cap is the regulator's floor, not the bank's. Lenders set their own minimum income on top of it, and they don't publish it consistently: it shifts with your employer category, whether you transfer your salary, and which product you're applying for. Ask the bank for its minimum in writing before you pay a valuation fee. Check eligibility for your specific income and debt profile using the eligibility checker.

Can you get an Islamic mortgage on a AED 1 million property?

Yes. Islamic banks (DIB, ADIB, Emirates Islamic) and the Islamic windows of conventional banks offer Sharia-compliant home finance on AED 1 million properties. The deposit and LTV rules are identical to conventional mortgages, as they are set by CBUAE and apply to all lenders regardless of structure.

Islamic home finance uses Diminishing Musharakah or Murabaha structures rather than an interest-bearing loan. It used to carry a small price penalty for that. It doesn't now. The cheapest profit rate we can source is 3.75% at Sharjah Islamic Bank, which sits under the cheapest conventional rate we can source at 3.78%. On an AED 800,000 facility over 25 years that is AED 4,113 a month against AED 4,174.

Don't read that as a permanent state of affairs. It reversed inside a single pricing round, and the Sharjah Islamic rate is fixed for only 1 year. Dubai Islamic Bank charges more up front, 3.95% on a 3-year fix, and then reverts at 3-month EIBOR + 1.00%, the thinnest reversion margin of any lender we track. Over a full term that margin matters more than the headline. For a comparison of Islamic and conventional products side by side, see the rates table.

Property value scenarios

These figures use an 80% LTV (expat first home) and a 3.78% rate over 25 years.

Which banks offer mortgages for a AED 1 million property?

Most major UAE banks will lend on properties worth AED 1 million+. Some smaller banks or niche lenders have minimum property values of AED 500,000 to AED 750,000, so AED 1 million is well within scope for all the main lenders.

Main conventional lenders: ADCB, Emirates NBD, FAB, HSBC, Mashreq, CBD, RAKBANK, Standard Chartered.

Main Islamic lenders: DIB, ADIB, Emirates Islamic.

Salary transfer is the dividing line at the sharp end of that list. Emirates NBD, FAB, ADIB and Dubai Islamic Bank all want your salary paid into the bank before they'll quote their best rate. HSBC and Standard Chartered don't ask for it, and both sit higher: 4.05% on HSBC's Private and Premier tier, 4.67% at Standard Chartered. If your employer pays you through a bank you'd rather not move, that narrows the field before you've compared a single number.

For specific current rates from each bank, use the rate comparison table. Rates change regularly in line with EIBOR and CBUAE base rate movements.

Frequently asked questions

Can an expat get a mortgage on a AED 1 million property in the UAE?

Yes. Most major UAE banks lend to expatriate residents on AED 1 million+ properties in designated freehold areas. You need a valid UAE resident visa, typically 6 months or more of UAE employment, and a gross monthly salary of at least AED 8,348 assuming no other debts (the CBUAE 50% DBR cap). Self-employed buyers typically need 2 years of audited accounts.

How much deposit do I need for a AED 1 million property in the UAE?

Under CBUAE mortgage regulation, expatriates must put down at least 20% (AED 200,000) for a first home worth AED 1 million. UAE nationals need a minimum 15% (AED 150,000) for a first home. For a second home or investment property, the minimum deposit rises to 40% for expats and 35% for UAE nationals.

What is the monthly payment on a AED 800,000 mortgage?

At 3.78% over 25 years, the lowest conventional rate we can source, roughly AED 4,174. At the 3.75% Islamic profit rate, around AED 4,113, because the Islamic floor currently sits below the conventional one. Use the mortgage calculator for a precise figure based on your exact rate and term.

What are the total upfront costs to buy a AED 1 million property in the UAE?

Beyond the deposit, budget approximately AED 46,000 to AED 57,000 in fees. The main items are the DLD transfer fee (4% of the property price = AED 40,000), mortgage registration fee (0.25% of the loan), a valuation fee (typically AED 2,500 to AED 4,000), and the bank arrangement fee (typically 0% to 1% of the loan, and negotiable). Source: Dubai Land Department published fee schedule.