UAE · Property & Rent

UAE mortgage repayment calculator

What you will actually pay each month — and what changes the day your fixed period ends.

✓ Fixed-then-reverting rates modelled ✓ Full 25-year schedule ✓ Free, no sign-up
Property
Buyer
This property is
UAE Central Bank minimum for this choice: 20%
Financing
EIBOR plus your bank’s margin. If you do not know it yet, use a rate you would still be comfortable paying.
25 years is the UAE Central Bank maximum. Your age at the final instalment may cap it lower.

AED 6,327 a month for the first 3 years, then AED 7,256.

On a AED 1,200,000 loan over 25 years, at 3.99% fixed then 5.49%.

Monthly payment nowAED 6,327
After the fixed periodAED 7,256
Loan amountAED 1,200,000
Total interestAED 943,456
Total repaidAED 2,143,456
Cash needed on day oneAED 403,190
Settle early after 5 yearsAED 10,000
  • Cash on day one is the deposit plus the 4% transfer fee, registration, agency and trustee fees — see property fees for your own numbers.
  • The instalment is re-worked at the switch from the balance still outstanding, which is what a UAE lender does.
  • Early settlement is capped by the UAE Central Bank at 1% of the outstanding balance or AED 10,000, whichever is less.
Full amortisation schedule — year by year
Amortisation schedule — what each year pays off
YearOpening balancePaidInterestPrincipalClosing balance
1AED 1,200,000AED 75,929AED 47,361AED 28,568AED 1,171,432
2AED 1,171,432AED 75,929AED 46,200AED 29,729AED 1,141,704
3AED 1,141,704AED 75,929AED 44,992AED 30,937AED 1,110,767
4AED 1,110,767AED 87,076AED 60,314AED 26,761AED 1,084,005
5AED 1,084,005AED 87,076AED 58,808AED 28,268AED 1,055,737
6AED 1,055,737AED 87,076AED 57,216AED 29,860AED 1,025,877
7AED 1,025,877AED 87,076AED 55,535AED 31,541AED 994,336
8AED 994,336AED 87,076AED 53,759AED 33,317AED 961,020
9AED 961,020AED 87,076AED 51,883AED 35,193AED 925,827
10AED 925,827AED 87,076AED 49,902AED 37,174AED 888,653
11AED 888,653AED 87,076AED 47,809AED 39,267AED 849,386
12AED 849,386AED 87,076AED 45,598AED 41,478AED 807,908
13AED 807,908AED 87,076AED 43,263AED 43,813AED 764,095
14AED 764,095AED 87,076AED 40,796AED 46,280AED 717,815
15AED 717,815AED 87,076AED 38,190AED 48,886AED 668,929
16AED 668,929AED 87,076AED 35,438AED 51,638AED 617,291
17AED 617,291AED 87,076AED 32,530AED 54,546AED 562,745
18AED 562,745AED 87,076AED 29,459AED 57,617AED 505,129
19AED 505,129AED 87,076AED 26,215AED 60,861AED 444,268
20AED 444,268AED 87,076AED 22,789AED 64,287AED 379,981
21AED 379,981AED 87,076AED 19,169AED 67,907AED 312,074
22AED 312,074AED 87,076AED 15,346AED 71,730AED 240,344
23AED 240,344AED 87,076AED 11,307AED 75,769AED 164,576
24AED 164,576AED 87,076AED 7,041AED 80,035AED 84,541
25AED 84,541AED 87,076AED 2,535AED 84,541AED 0

Interest is charged on the balance still outstanding, so the interest column falls and the principal column rises every year. Figures assume every instalment is paid on time and no lump sum is made.

By Varun Punjabi · Last verified 2026-09-11

Estimate only — not financial advice. Figures are indicative; verify with the relevant bank/authority before acting.

Most UAE mortgage calculators quote one rate for twenty-five years. Almost no UAE mortgage works that way. You are sold a fixed introductory rate for one to five years, and after that the loan reverts to EIBOR plus the bank’s margin for the rest of the tenor — so the instalment you sign for is not the instalment you will be paying for most of the loan. This calculator models both, re-works the instalment at the switch the way a UAE lender does, and shows you the full schedule underneath rather than a single headline number.

The maths

How a UAE mortgage repayment is worked out

A mortgage instalment is an annuity: one fixed amount each month that covers the interest accrued that month and puts whatever is left towards the balance. Early on, most of the payment is interest. Late on, most of it is principal. Nothing about that is UAE-specific — but three of the inputs are.

  • Your deposit is set by regulation, not by the bank. The UAE Central Bank caps the loan-to-value ratio, so the minimum deposit is a floor no lender can go under.
  • The tenor is capped at 25 years, and separately by age: the last instalment must fall before you turn 65 if you are salaried, or 70 if you are self-employed. A 40-year-old salaried buyer therefore has a 25-year tenor available; a 45-year-old has 20.
  • The rate almost certainly changes part-way through. See the next section — it is the single biggest reason a UAE repayment estimate turns out wrong.

The calculator above takes the price, your deposit, the fixed rate and how long it lasts, the rate it reverts to, and the tenor. It gives you the instalment for the fixed period, the instalment after the switch, the total interest over the life of the loan, and the year-by-year schedule.

The thing most calculators miss

What happens when your fixed period ends

UAE mortgages are overwhelmingly sold as a fixed introductory period — commonly one, three or five years — followed by a variable rate for the remaining tenor. The variable rate is quoted as EIBOR + margin: the Emirates Interbank Offered Rate for a stated term (usually 1-month or 3-month), plus a fixed margin the bank sets when you sign. The margin does not move. EIBOR does, and it moves with the dirham’s peg to the US dollar, which means it tracks US Federal Reserve policy rather than anything local.

Two consequences worth planning around:

  • The instalment is re-derived at the switch, not adjusted. The bank takes the balance still outstanding, the months still to run, and the new rate, and computes a fresh annuity. That is what the calculator above does. A one-percentage-point move at the switch on a 20-year residual is a materially different payment, not a rounding difference.
  • The margin is the part you negotiate. Two lenders quoting the same headline fixed rate can differ by a long way on the reversion, and the reversion governs most of the loan’s life. Ask for the margin in writing before you compare introductory rates.

If you do not know the reversion rate yet, model it at a level you would still be comfortable paying rather than at today’s. The point of the second number on this page is to be uncomfortable now rather than later.

Deposit

How much deposit you need in the UAE

The UAE Central Bank’s mortgage regulations cap how much of a property’s value a bank may lend. The caps depend on whether you are a UAE national or an expatriate, whether this is your first home, and whether the property is above or below AED 5 million.

Maximum loan-to-value in the UAE — UAE Central Bank Circular 31/2013, Article 3
PropertyUAE nationalExpatriate
First home, up to AED 5,000,00085%80%
First home, above AED 5,000,00075%70%
Second or later home65%60%
Off-plan, any buyer50%50%

These are ceilings a bank cannot exceed, so the deposit percentages they imply are floors. The deposit must come from your own funds.

So an expatriate buying a first home at AED 1.5 million needs at least 20% — AED 300,000 — as a deposit, and a UAE national buying the same property needs at least 15%, because the cap for them is 85%. Those are floors, not targets: a larger deposit lowers both the instalment and the total interest, and the deposit must come from your own funds. A bank will not lend you the deposit for a mortgage it is also providing.

Off-plan purchases are capped at 50% regardless of who is buying, which is why an off-plan buyer usually funds the construction-stage payments from savings rather than from a mortgage.

Cash on the day

What you pay on top of the deposit

The deposit is the largest cheque but it is not the only one. Using Dubai as the default example, because transfer and trustee fees are set per emirate:

Upfront costs on an AED 1,500,000 Dubai purchase with an AED 1,200,000 mortgage
CostAmountHow it is charged
DLD transfer feeAED 60,0004% of the purchase price
Title deed issuanceAED 4,200AED 4,200 at or above AED 500,000
Mortgage registrationAED 3,2900.25% of the loan + AED 290
Agency commissionAED 31,5002% of the price + 5% VAT
Trustee office feeAED 4,200incl. 5% VAT
Total, before the depositAED 103,190Payable in cash at transfer

Dubai is used as the default example because transfer and trustee fees are set per emirate. Valuation and bank arrangement fees vary by lender and are not included.

The 4% transfer fee is the big one and it is charged on the purchase price, not on the loan — so it does not shrink when you borrow less. On an AED 1.5 million purchase the fees above come to roughly AED 100,000 before the deposit, and they are payable in cash at transfer. Our UAE property fees calculator works the full set out for your own numbers, including valuation and bank arrangement fees, which vary by lender.

Getting out early

Settling a UAE mortgage early costs less than the market says

There is a widely repeated claim that early settlement in the UAE costs “0–3% of the outstanding balance”. It does not. The UAE Central Bank caps it: 1% of the outstanding balance or AED 10,000, whichever is less.

Because it is whichever is less, the arithmetic collapses at a balance of AED 1 million. Below that, 1% binds. At or above it, the flat AED 10,000 binds — so settling AED 900,000 costs AED 9,000, and settling AED 3 million also costs AED 10,000, not AED 30,000. On a large loan that is a fee worth about two months of interest, which changes the arithmetic of refinancing considerably.

Partial settlement — paying a lump sum off without closing the loan — is treated separately by most lenders and many allow a percentage of the balance each year at no charge. Ask for the figure in the Key Facts Statement rather than from the salesperson.

Which question are you asking

Repayment, affordability and rent-vs-buy are three different questions

This page answers “what will I pay a month” for a property you have already picked. Two neighbouring questions have their own tools:

  • “How much can I borrow?” is set by your income and existing commitments, through the Central Bank’s 50% debt-burden ratio and the income multiples. That is UAE mortgage affordability.
  • “Should I buy at all?” depends on what the deposit would have earned if you had invested it instead, which is the part almost no UAE comparison models. That is rent vs buy.

Run all three before you commit. They routinely disagree, and the disagreement is the useful part.

FAQ

UAE mortgage repayments — frequently asked questions

How is a UAE mortgage monthly payment calculated?
As a standard annuity: the same instalment every month, split between the interest accrued on the outstanding balance and whatever is left over, which reduces the balance. Because UAE mortgages are usually fixed for one to five years and variable after that, the instalment is re-derived at the switch from the remaining balance, the remaining months and the new rate — so there are normally two payment figures in the life of one loan, not one.
What is the maximum mortgage term in the UAE?
25 years, under the UAE Central Bank’s mortgage regulations. A second limit usually binds first: the final instalment must fall before your 65th birthday if you are salaried, or your 70th if you are self-employed.
How much deposit do I need to buy a home in the UAE?
For a first home at or below AED 5 million, the loan-to-value cap is 85% for UAE nationals and 80% for expatriates — so a minimum deposit of 15% or 20%. Above AED 5 million it is 75% and 70%. For a second or subsequent property it is 65% and 60%, and off-plan is capped at 50%. The deposit must be your own funds.
What happens when my fixed rate ends?
The loan reverts to a variable rate, quoted as EIBOR plus the margin agreed when you signed. The bank re-calculates the instalment from the balance still outstanding and the months still to run. The margin is fixed for the life of the loan; EIBOR moves, and because the dirham is pegged to the US dollar it broadly tracks US interest rates.
What does it cost to pay off a UAE mortgage early?
The UAE Central Bank caps early settlement at 1% of the outstanding balance or AED 10,000, whichever is less. Any balance above AED 1 million therefore settles for a flat AED 10,000. Figures above that, including the widely quoted “up to 3%”, are above the regulated ceiling.
Can I get a UAE mortgage as a non-resident?
Some UAE banks lend to non-residents, typically at a lower loan-to-value than a resident would get and often at a higher margin, and the list of lenders who do it changes. Residency also affects which income documents are accepted. Treat a non-resident quote as a separate conversation rather than an adjustment to a resident one.
Is the 4% DLD transfer fee charged on the price or the loan?
On the purchase price. The 4% Dubai Land Department transfer fee does not shrink if you borrow less, which is why a larger deposit reduces your instalment but not your fees. The 0.25% mortgage registration fee is the one charged on the loan amount.
Does this calculator apply outside Dubai?
The repayment maths, the loan-to-value caps, the 25-year tenor and the early-settlement ceiling are federal and apply across the UAE. The transfer and trustee fees are set per emirate, and Dubai is used here as the default example — Abu Dhabi and Sharjah publish their own schedules, so substitute them for the upfront-cost section if you are buying there.
Primary sources

Where these figures come from

Each line links to the page that states the figure — the regulator’s own text, not a summary of it. Every link was opened and read on 4 September 2026.

Source data · E-E-A-T

Where these numbers come from

The loan-to-value caps, the 25-year maximum tenor and the age limits are the UAE Central Bank’s mortgage regulations (Circular No. 31/2013, as amended, Article 3). The early-settlement ceiling is Regulation No. 29/2011, Appendix No. 2. The transfer, registration and trustee fees are the Dubai Land Department’s published schedule, used here as the default emirate example. Rates you enter are your own — this page does not quote or rank lenders, and nothing on it is a recommendation.

UAE Central BankDubai Land DepartmentNo lender rankingsFree, no sign-up
Last verified · 2026-09-11 · UAE government & market sources

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