Every figure our calculators use comes from a named primary source, and every dated figure carries the date it was read and the date it expires. Those dates are enforced in code: the site build fails once a figure passes its review date, so a stale number cannot reach production.
That is the whole claim, and it is the one we can prove. For example, the mortgage rate our calculators default to is the median of 5 named UAE banks (Emirates NBD, First Abu Dhabi Bank (FAB), Abu Dhabi Commercial Bank (ADCB), Dubai Islamic Bank (DIB), Mashreq Bank), read on 21 July 2026 and due for re-reading by 21 August 2026 — after which the deploy is blocked until someone re-reads it.
Our Data Sources (Source of Truth)
Each entry names what the source publishes and what we take from it. Where a figure is dated, its module and expiry are listed in the freshness contract below.
1. Property & Real Estate
Dubai Land Department (DLD): the published fee schedule — transfer fee (4% in Dubai), the administrative charge, registration trustee fees, Oqood registration and mortgage registration (0.25%).
Real Estate Regulatory Agency (RERA): the rental index and the tenancy rules behind our rent calculators. The administrative charge on a transfer is a DLD charge, not a RERA one — see below.
UAE Central Bank: Debt Burden Ratio (DBR) cap (50% of gross monthly income, all borrowers) per Regulation No. 29/2011, Article (7)(a); Loan-to-Value (LTV) caps, the 25-year tenor limit and the income multiple per Circular No. 31/2013, Article (3). Effective 28 December 2013; amended by Board Resolution 31/2/2020. Article (3) “Important Ratios” sets the LTV caps, the 25-year tenor cap and the income multiple.
2. Schools & Education
Knowledge and Human Development Authority (KHDA): 218 Dubai schools database, DSIB ratings, and the flat Education Cost Index (2.35% for 2025-26; 0% freeze for 2026-27).
Abu Dhabi Department of Education (ADEK): Abu Dhabi school ratings and fee guidance. ADEK does not publish per-grade fee tables, which is why our school fee tools are Dubai/KHDA-scoped.
3. Employment & Labour
Federal Decree-Law No. 33 of 2021: gratuity accrual (21 days' basic pay per year for the first 5 years, 30 days per year thereafter), leave entitlements and notice periods, read from the law text itself.
MOHRE: published work-permit and end-of-service guidance.
4. Visa & Residency
Federal Authority for Identity and Citizenship (ICP): published visa and residency fee schedules at icp.gov.ae.
GDRFA / MOHRE: published work-permit and sponsorship fee structures.
5. Healthcare & Insurance
DHA (Dubai Health Authority) & DOH (Department of Health Abu Dhabi): mandatory insurance requirements and minimum coverage, from the published regulations.
Major UAE insurers: GIG Gulf, Cigna, Bupa Global, ADNIC, Daman — premium ranges from published rate cards. These are market prices, not regulator-set figures, and are labelled as indicative wherever they appear.
Data Sources
Every calculator on YallaCalculators.online has a clearly defined Source of Truth—the authoritative, verifiable data source that forms the foundation of our calculations. We never use estimates or assumptions where official data is available. Below we list all official sources used across our calculators, with direct links to the source.
Emirates NBD, First Abu Dhabi Bank (FAB), Abu Dhabi Commercial Bank (ADCB), Dubai Islamic Bank (DIB), Mashreq Bank (published rate cards)
Mortgage interest rates, lending criteria
How a figure gets here, and how it is kept current
There is no receipt archive and no rota of verification phone calls behind this site. What there is is a contract the build enforces:
One source, named. Every dated figure lives in a data module carrying the primary source it was read from — the regulator, the published government fee schedule, or, where the figure is a market price, the named aggregator. A broker aggregator is never labelled as the Central Bank.
One value, everywhere. Pages interpolate that module rather than re-typing the number, so a correction made once cannot be left behind on a second page.
An expiry on the figure itself. Each fact carries the date it was read (asOf), how often it must be re-read (reviewCadence) and the date it goes stale (reviewBy).
The build enforces the expiry.scripts/check-market-rates-freshness.mjs runs on every prebuild and exits non-zero on an expired figure — and on any figure whose review window has been widened past its own declared cadence, which is the obvious way to dodge the first check. An expired number blocks the deploy rather than quietly shipping.
Tests enforce the values. Our CI suite reads the shipped bytes of these pages and fails when one states a regulator-set figure at a value the module does not hold. This page is inside that net as of August 2026; it was outside it before, which is how it came to publish a fee band no published schedule contains.
Figures that are not dated — a law text, a fee schedule that has not moved in years — are cited to the instrument itself rather than given an expiry. Datasets re-verified on a schedule rather than by a build gate are listed in the data updates log, which records when each was last checked and renders "Review overdue" the moment its target passes, instead of showing a date that has quietly gone by.
Content Creation & AI Assistance
Transparent AI Disclosure: Yalla Calculators uses AI assistance in the content creation process while maintaining strict editorial oversight and data verification standards.
Our Process:
1. AI-Assisted Research & Drafting
We use advanced AI tools to research topics, compile data from official sources, and draft initial content. This increases efficiency and allows us to cover more topics relevant to UAE expats and residents.
2. Human Accountability
Content is published under the name of Varun Punjabi, founder of Yalla Calculators, who is accountable for it. That is a statement about responsibility, not a claim that every sentence was independently re-derived before publication — we audit the back catalogue, we find errors, and when we do we correct them and add a test so the same class of error cannot come back.
3. Figures Come From Modules, Not From Prose
Regulator-set figures — Central Bank caps, DLD fees, credit-card fee ceilings — live in shared data modules cited to DLD, KHDA, the UAE Central Bank, MOHRE and ICP. Articles and pages interpolate those modules, and our test suite fails the build when a page states one of them at a different value. An article can no longer be corrected in one place and left wrong in four others.
4. Dated Figures, Enforced in the Build
Where content states a dated figure, that figure comes from a data module with an expiry date, and the build fails once it passes — see the freshness contract above. The "Last Updated" date on this page is the newest of those read-dates, not a stamp applied by hand.
Our Commitment: We believe transparency about AI usage builds trust — including transparency about its failure mode. AI-drafted content states things confidently whether or not they are true, so the safeguard cannot be a promise to be careful; it has to be a check that runs. That is what the freshness guard and the sentinel suites are.
Calculation Methods
Here is how each calculator works and the official source we use. Every result can be traced back to an authoritative, verifiable source.
Total = DLD transfer fee (4% of price) + trustee fee (AED 2,000 below AED 500,000, AED 4,000 at or above, + 5% VAT) + administrative fee (AED 580 on a ready apartment or office) + mortgage registration
The transfer fee is 4% of the price — one rate, no value tiers
The trustee fee is a flat band on price, not a percentage: AED 2,000 below AED 500,000, AED 4,000 at or above, each plus 5% VAT
The administrative fee is fixed by what is being registered (AED 580 ready apartment or office, AED 430 land plot, AED 40 off-plan contract) and does not move with the price
VAT applies to the trustee fee and agency commission, not to the government charges
School Fees
Total Annual Cost = Tuition + Registration + Uniforms + Books + Transport + Activities
KHDA fee increases (flat 2.35% index for 2025-26; 0% freeze for 2026-27)
Hidden costs: deposits, late fees, exam fees
Sibling discounts where offered
Currency fluctuations for international curricula
Data Sources: Technical Documentation
Our calculators read from primary sources — the regulator, the published government fee schedule, or the law text. We have no data-sharing arrangement with any of these bodies and no automated feed from them: a figure gets here because someone read it at the source on a stated date, and it stays here until its review date passes.
Source of Truth: Dubai Land Department (DLD) Data
Property fee calculations use the DLD fee schedule published at dubailand.gov.ae as their Source of Truth. The transfer-side figures live in a single module (src/data/uaeConsumerRegulatoryCaps.ts), read on 18 August 2026, and every page that states one of them — including this one — interpolates that module rather than re-typing the number.
Dubai transfer-side fees, as published
Transfer fee (4%): 4% of the sale price or the assessed value, whichever is higher, on freehold transfers in Dubai. Payable by the buyer unless the parties agree otherwise. One rate — it does not step up with value.
Registration trustee fee: a flat charge banded on the purchase price — AED 2,000 below AED 500,000 and AED 4,000 at or above it, each plus 5% VAT (AED 2,100 and AED 4,200 respectively). VAT applies because the trustee office is a service provider, not the government. It is not a percentage of the price. This page previously stated it as a percentage, which produced a figure wrong by an amount that grew with the purchase price — on a mid-market apartment, by an order of magnitude.
Administrative fee: fixed by what is being registered, not by the price — AED 580 for a ready apartment or office, AED 430 for a land plot and AED 40 for an off-plan (Oqood) contract. It is a DLD charge and carries no VAT. There is no value band: the same charge is due on a studio and on a penthouse.
Mortgage registration fee: 0.25% of the loan amount plus AED 290, payable to DLD when a mortgage is registered against the title. This is the figure our property fee calculator applies.
Agency commission: 2% of the purchase price plus 5% VAT. In standard Dubai practice each side pays its own agent, so a buyer should budget for it.
Read from the published DLD schedule on 18 August 2026; next re-read due by 18 August 2027, after which the build fails. An earlier version of this section attributed the administrative fee to a RERA order that does not exist outside this site, and banded it on the purchase price. Both the citation and the band were removed rather than restated at a different value.
Source of Truth: UAE Central Bank Regulations
Mortgage calculations follow two Central Bank instruments, and we cite them separately because they are separate rules. Loan-to-Value caps, the 25-year tenor limit and the income multiple come from Circular No. 31/2013 — “Regulations Regarding Mortgage Loans”, Article (3) . The Debt Burden Ratio cap comes from Regulation No. 29/2011 — “Regulations Regarding Bank Loans and Other Services Offered to Individual Customers”, Article (7)(a) . Both caps carry a review date of their own (29 July 2027), so they are re-read against the rulebook on the same clock as everything else. Interest rate data is separate: it is read from the published rate cards of 5 named UAE banks (Emirates NBD, First Abu Dhabi Bank (FAB), Abu Dhabi Commercial Bank (ADCB), Dubai Islamic Bank (DIB), Mashreq Bank). Those are market rates set by lenders — distinct from the UAE Central Bank Base Rate, which is a policy rate published at 3.65% as of 29 July 2026 and is never quoted here as a mortgage rate.
The Central Bank recognises two borrower categories. Every LTV figure anywhere on this site renders from this one table.
Buyer Type
Property Under AED 5M
Property AED 5M+
UAE National – First Home
85% LTV (15% down)
75% LTV (25% down)
UAE National – 2nd+ Property
65% LTV (35% down)
65% LTV (35% down)
Expat – First Home
80% LTV (20% down)
70% LTV (30% down)
Expat – 2nd+ Property
60% LTV (40% down)
60% LTV (40% down)
Off-plan (under-construction) purchases are capped at 50% LTV for both buyer types. GCC nationals are not a third regulatory band: lenders commonly extend them UAE-national terms at their own discretion, which is bank policy rather than a Central Bank rule.
Debt Burden Ratio. The Debt Burden Ratio is capped at 50% of gross monthly income for all borrowers — UAE nationals and expatriates alike — under Regulation No. 29/2011, Article (7)(a). It is the same cap our Mortgage Affordability calculator applies. Beyond DBR and LTV, Circular No. 31/2013, Article (3) also caps the loan at 8× annual income (UAE national) · 7× (expat) and the amortisation period at 25 years.
How We Source Mortgage Interest Rates
Data Collection: We read the published rate cards of 5 named UAE banks — Emirates NBD, First Abu Dhabi Bank (FAB), Abu Dhabi Commercial Bank (ADCB), Dubai Islamic Bank (DIB), Mashreq Bank — and record their advertised rates by fixed period, which in the UAE means 1-year, 2-3 year or 5-year fixed, plus variable products priced off EIBOR. No UAE lender fixes a rate for the full 25-year tenure — 25 years is the maximum amortisation period, not a fixed-rate product. The read date and its expiry are below.
Corroboration: the observed market bands are cross-read against Mortgease UAE mortgage rate tracker (broker aggregator), and that is how they are attributed — a broker aggregator is a market source, never a regulator. Where the aggregator and a bank's own page disagree, the bank's published card wins.
Calculation Methodology: The figure our calculators default to is the median of the 5-bank sample for the 2-3 year fixed product — the most commonly written UAE mortgage. We publish the median rather than a mean because a single outlier lender otherwise drags a 5-point sample. The current value is 3.99%, which is what both the Mortgage Affordability and Rent vs Buy calculators load with. We round to two decimal places for calculator inputs.
Observed market bands (21 July 2026):
1-year fixed: 3.75%-4.89%
2-3 year fixed: 3.89%-4.19% — our published median of 3.99% sits inside this band
Market floor: 3.75% on a 1-year fixed from Sharjah Islamic Bank, for salaried applicants who transfer their salary to the lender. Band source: Mortgease UAE mortgage rate tracker (broker aggregator).
Last Update: Mortgage market rates were last re-read on 21 July 2026 and are next due for review by 21 August 2026. The UAE Central Bank Base Rate was published at 3.65% as of 29 July 2026 and is next due by 18 September 2026. These dates are enforced: our site build fails on any rate figure past its review date, so a stale number cannot reach production.
Note: Individual bank rates vary by customer profile — salary transfer, employer category, loan-to-value and property type are what move a quote, not nationality. Our published median represents standard rates for salaried applicants with good credit; relationship and payroll-transfer pricing typically sits 0.25-0.50% lower.
Source of Truth: KHDA School Fee Database
Our school fee calculator uses the official KHDA database covering 218 private schools in Dubai as its Source of Truth, extracted from KHDA's public school directory and fee approval records. Since 2025-26, KHDA sets fee increases via a single flat Education Cost Index (2.35%) for all eligible schools rather than by DSIB rating, and it published a 0% freeze for 2026-27. School fees move once a year, so the dataset is re-read against KHDA at the start of the academic year; the data updates log carries the date it was last checked. Non-tuition costs (transport, uniforms, books) come from school prospectuses and are presented as ranges, because they are not regulated figures.
MOHRE Labor Law Data
Gratuity and employment benefit calculations follow Federal Decree-Law No. 33 of 2021 on the Regulation of Labour Relations, read from the law text: gratuity accrues at 21 days' basic pay per year for the first five years and 30 days per year thereafter. Leave entitlements and notice periods come from the same instrument. Visa fee structures are read from the published MOHRE, GDRFA and ICP schedules.
Healthcare and Insurance Data
Health insurance premiums are ranges read from the published rate cards of major UAE insurers (GIG Gulf, Cigna, Bupa Global, ADNIC, Daman). Medical cost estimates come from published hospital price lists. These are market prices, not regulator-set figures, and every surface that shows them labels them as indicative. The DHA and DOH mandatory-cover requirements are read from the regulations themselves.
Limitations & Disclaimers
While we strive for accuracy, our calculators provide estimates for planning purposes only:
• Individual circumstances vary: Your credit score, employer category, and employment history affect actual loan offers.
• Bank policies differ: Each bank has unique criteria and may offer different rates than our averages.
• Fees can change: Government fees and bank charges may be updated between our verification cycles.
• Exchange rates fluctuate: For international schools, currency movements affect actual costs.
Always consult with licensed professionals (mortgage brokers, financial advisors, real estate agents) before making major financial decisions.
Found Outdated Information?
If you notice any discrepancies or have updated information from official sources, please let us know so we can verify and update our data.
8+ Years in the UAEDomain & Digital BusinessDLD & RERA Compliance
Varun founded Yalla Calculators to help UAE residents make informed financial decisions. Based in the UAE since 2018, he has firsthand experience with property purchases, DLD fees, mortgage rules, and cost-of-living planning. His background in software and digital business (13+ years) drives the accuracy and regulatory alignment of our property and mortgage tools. Varun is not affiliated with other professionals who share the same name; he operates from Dubai/Sharjah and maintains editorial independence across all calculators.
Methodology is built for UAE residents and uses local regulations and fee schedules. Our calculators use official UAE data sources, current regulations, and methodology that is reviewed by UAE-based experts. We update fee schedules and formulas when regulators publish changes, and we clearly cite our sources so you can verify results.
All calculations reviewed by UAE-based financial experts.
Yalla Calculators provides UAE-specific financial tools for gratuity, mortgages, property fees, rent vs buy, school fees, visas, and cost of living. Our formulas follow official UAE sources: UAE Labor Law (gratuity, leave), Dubai Land Department and RERA (property, DLD 4% transfer fee), UAE Central Bank (DBR, LTV), KHDA (school fees), and published visa and healthcare data. We update figures when regulations or market rates change. Calculator results are estimates only; actual entitlements, fees, and approvals depend on your specific situation, employer, bank, or authority.
For gratuity, any employee who completes at least one year of continuous service earns gratuity on basic salary for the years served — 21 days’ pay per year for the first five years and 30 days per year thereafter. Under Federal Decree-Law 33/2021 (effective 2 February 2022) the old sliding scale that cut gratuity for resignation before five years was abolished, so resigning no longer reduces your entitlement for completed years. For mortgages, DBR caps and LTV limits vary by buyer type (UAE national, GCC, expat) and property value. Property fees include DLD registration, trustee fees, agent commission, and often mortgage registration. Rent vs buy outcomes depend on holding period, appreciation, and opportunity cost. School fee projections use KHDA fee frameworks and typical annual increases; actual costs vary by school and grade.
Calculation Examples
Gratuity: If you resign after 3 years with AED 15,000 basic, you receive 21 days’ basic per year for the first 5 years (resigning no longer reduces gratuity). Three years × (21/365) × (15,000 × 12) ≈ AED 31,068. After 5 years, the rate becomes 30 days per year. Mortgage: At 50% DBR, a AED 25,000 monthly income with AED 3,000 existing commitments allows roughly AED 9,500 per month for a mortgage, depending on rates and tenure. Property fees: On a AED 2M purchase, 4% DLD transfer fee is AED 80,000; add trustee, agent, and optional mortgage registration per our property-fees calculator.
Frequently Asked Questions
Are calculator results legally binding? No. They are illustrative. Gratuity, mortgage eligibility, and visa decisions depend on your contract, bank, or authority. Always confirm with your employer, lender, or official sources.
How often do you update data? We review UAE labor, property, mortgage, and school-fee data periodically and after notable regulatory changes. Check our methodology and data-updates pages for more detail.
Do you store my inputs? Calculator inputs are processed in your browser. We do not store your salary, property value, or other personal figures. See our privacy policy and cookie policy for details on analytics and cookies.
Which Emirates are covered? Default examples often use Dubai (DLD, RERA, KHDA). Several tools support other Emirates where data is available. We indicate coverage in each calculator.
Can I use these for official applications? Our tools are for planning and comparison only. Use official forms, bank offers, and government portals for applications and compliance.
Meet the Expert
Varun Punjabi
CEO & Founder, Yalla Calculators. 13+ years of professional experience in software and digital business, with a background in the domain and internet industry; resident in the UAE since 2018 (8+ years in the UAE). Specializes in UAE property market analysis, mortgage calculations, DLD and RERA regulations, and UAE labor and school-fee frameworks. Not a licensed financial advisor — Yalla Calculators is an independent informational resource, not a regulated financial institution. Built Yalla Calculators after navigating Dubai’s property and education landscape firsthand.
