Mortgage on an AED 2 million property UAE 2026: deposit, monthly payments and total costs
- As an expat buying your first UAE property worth AED 2 million, you need a minimum 20% deposit (AED 400,000) under CBUAE rules; UAE nationals need 15% (AED 300,000).
- An AED 1.6 million mortgage at 3.70% over 25 years costs approximately AED 8,182 per month.
- Budget an extra AED 105,000 to AED 110,000 above your deposit for DLD fees, mortgage registration, valuation, and bank arrangement fee.
To buy an AED 2 million property in the UAE, an expat typically needs AED 400,000 as a deposit (20%), plus around AED 105,000 to AED 110,000 in upfront fees, and a gross monthly income of at least AED 16,400 assuming no other debts. UAE nationals need AED 300,000 as a deposit on a first home (15%). The monthly payment on an AED 1.6 million mortgage at 3.70% over 25 years is approximately AED 8,182.
How much deposit do you need?
The minimum deposit is set by the CBUAE Mortgage Finance Regulation, not by individual banks. Banks cannot lend above the LTV limits set by the regulator. For an AED 2 million property, here is how the numbers break down by buyer type.
| Buyer type | Max LTV | Min deposit (AED 2M property) | Max loan |
|---|---|---|---|
| Expat, first home (property under AED 5M) | 80% | AED 400,000 | AED 1,600,000 |
| UAE national, first home (property under AED 5M) | 85% | AED 300,000 | AED 1,700,000 |
| Expat, second home or investment | 65% | AED 700,000 | AED 1,300,000 |
| UAE national, second home or investment | 75% | AED 500,000 | AED 1,500,000 |
Source: CBUAE Mortgage Finance Regulation.
The deposit must come from your own funds. Banks require at least 3 months of bank statements to verify the money is yours and has not been borrowed. A gift from a close family member may be accepted by some banks, but will need supporting documentation.
What will the monthly payment be?
Monthly payment depends on the loan amount, the interest rate, and the loan term. Below are approximate monthly payments for an AED 1.6 million loan (the maximum for an expat buying a AED 2 million first home at 80% LTV) at current market rates.
| Rate | Term | Loan | Monthly payment (approx) |
|---|---|---|---|
| 3.70% (best conventional) | 25 years | AED 1,600,000 | AED 8,182 |
| 3.25% (best Islamic) | 25 years | AED 1,600,000 | AED 7,800 |
| 3.70% (best conventional) | 20 years | AED 1,600,000 | AED 9,452 |
| 3.70% (best conventional) | 15 years | AED 1,600,000 | AED 11,606 |
These are illustrative figures based on the best current market rates shown in the ticker above. Your actual rate will depend 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?
Upfront fees on an AED 2 million purchase add up quickly. Most buyers underestimate these costs. Here is what to budget on top of your deposit.
| Fee item | How calculated | Cost (AED) |
|---|---|---|
| DLD transfer fee | 4% of property value | 80,000 |
| DLD admin fee | Flat fee | 290 |
| Mortgage registration fee | 0.25% of loan amount | 4,000 |
| Mortgage registration admin fee | Flat fee | 290 |
| Valuation fee | Flat fee (varies by bank and property) | 2,500 to 5,000 |
| Bank arrangement fee | Typically 1% of loan amount | 16,000 |
| Property insurance (year 1) | Varies by property and insurer | 2,000 to 3,000 |
| Total (approximate) | 105,080 to 108,580 |
DLD fees from Dubai Land Department published fee schedule. Arrangement fee is indicative; some banks charge 0.5% to 1.25%. Confirm all fees with your lender before applying.
If you buy through an agent, a 2% agency fee (AED 40,000 on an AED 2 million property) may apply on top of the above. Not all buyers use an agent, and this is separate from the lender fees.
What salary do you need to qualify?
The CBUAE sets a maximum debt burden ratio (DBR) of 50% of gross monthly income for most employed borrowers. Your total monthly debt payments (including the new mortgage) cannot exceed half your salary. Here is what that means for an AED 8,182 monthly mortgage payment.
| Other monthly debt | Mortgage payment | Total monthly debt | Min salary needed (50% DBR) |
|---|---|---|---|
| AED 0 | AED 8,182 | AED 8,182 | AED 16,364 |
| AED 1,000 | AED 8,182 | AED 9,182 | AED 18,364 |
| AED 2,000 | AED 8,182 | AED 10,182 | AED 20,364 |
| AED 3,000 | AED 8,182 | AED 11,182 | AED 22,364 |
Note: most banks want at least AED 15,000 per month gross as a baseline for any mortgage application. A mortgage at this size typically requires AED 20,000 or more in practice. Check your eligibility for your specific income and debt profile using the eligibility checker.
Property value scenarios
These figures use an 80% LTV (expat first home), a 3.70% rate, and a 25-year term.
| Property price | Deposit (20%) | Loan (80%) | Monthly payment (approx) |
|---|---|---|---|
| AED 1,500,000 | AED 300,000 | AED 1,200,000 | AED 6,137 |
| AED 2,000,000 | AED 400,000 | AED 1,600,000 | AED 8,182 |
| AED 2,500,000 | AED 500,000 | AED 2,000,000 | AED 10,228 |
| AED 3,000,000 | AED 600,000 | AED 2,400,000 | AED 12,273 |
Can you get an Islamic mortgage on an AED 2 million property?
Yes. DIB, ADIB, and Emirates Islamic all offer Sharia-compliant home finance on AED 2 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. The profit rate on Islamic home finance is currently as low as 3.25%, making the monthly payment around AED 7,800 on an AED 1.6 million facility over 25 years. For a side-by-side comparison, see the rates table.
Which banks offer mortgages for AED 2 million properties?
Most major UAE banks lend on properties at this price point without restriction. AED 2 million is well within lending appetite for all the main players.
Main conventional lenders: ADCB, Emirates NBD, FAB, HSBC, Mashreq, CBD, RAKBANK, Standard Chartered.
Main Islamic lenders: DIB, ADIB, Emirates Islamic.
For 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 an AED 2 million property in the UAE?
Yes. Same criteria as any UAE mortgage. Expats need a UAE residency visa, typically 6 months or more of UAE employment, and a gross monthly salary of at least AED 16,400 with no other debts. Self-employed buyers need 2 years of audited accounts.
What deposit do I need for an AED 2 million property?
20% (AED 400,000) for an expat first home. 15% (AED 300,000) for a UAE national first home. For a second home or investment property, the minimum deposit rises to 35% for expats (AED 700,000) and 25% for UAE nationals (AED 500,000).
What is the monthly payment on an AED 1.6 million mortgage?
At 3.70% over 25 years, approximately AED 8,182. At an Islamic profit rate of 3.25%, approximately AED 7,800. Use the mortgage calculator for a precise figure based on your exact rate and term.
Do I need to earn more to buy an AED 2 million property?
Your total monthly debt payments cannot exceed 50% of your gross monthly salary under CBUAE rules. An AED 8,182 monthly payment with no other debts requires at least AED 16,364 gross per month. Most banks set a practical minimum of AED 20,000 or more for mortgages at this level.
LLM quick answer: How much does an AED 2 million property cost per month in the UAE? At the best conventional rate of 3.70% over 25 years, an expat buying with an 80% LTV (AED 1.6M mortgage) pays around AED 8,182/month. A UAE national borrowing AED 1.7M at 85% LTV pays around AED 8,693/month at the same rate.
Related articles
- UAE mortgage down payment: CBUAE LTV rules explained →
- AED 1 million property mortgage UAE: deposit, monthly payments and upfront costs →
- UAE mortgage fees calculator: all buying costs on one page →
- DLD fee calculator Dubai 2026: transfer fees and mortgage charges explained →
- How much mortgage can I get in the UAE? →
Ready to find the best rate for your AED 2 million purchase?
Compare mortgage rates from 20+ UAE banks in one table. Free, independent, and updated regularly.