UAE mortgage calculator
Work out the monthly instalment on a UAE mortgage from the loan amount, rate and term, then compare a fixed rate with the variable EIBOR-plus-margin rate it reverts to, test overpayments and see the full purchase fees. Inputs are saved in the page link so you can share a scenario; no personal data is stored.
Monthly instalment AED 9,353
- Instalment in the fixed period (3 years at 5%)
- AED 9,353
- Instalment after reversion at 5.75% (EIBOR + margin)
- AED 9,998
- Balance owed at the end of the fixed period
- AED 1,495,879
- Total interest over the term
- AED 1,376,239
- Total paid to the bank
- AED 2,976,239
- Purchase fees (estimate)
- AED 150,870
- Total cost of the loan and fees
- AED 3,127,109
Paying AED 1,000 extra each month clears the loan about 4 years 3 months sooner and saves about AED 234,937 in interest (modelled at 5% throughout).
Fees itemised
- DLD transfer fee 4% of price + AED 580AED 80,580
- Mortgage registration 0.25% of loan + AED 290AED 4,290
- Agency commission 2% of price + 5% VATAED 42,000
- Bank arrangement fee up to 1% of loan + 5% VATAED 16,800
- Valuation AED 3,000AED 3,000
- Trustee office fee AED 4,000 + 5% VATAED 4,200
Estimate only, not an offer of finance. Rates are assumptions as of 2026-10-14.
How the monthly instalment is calculated
The monthly instalment (EMI) is the fixed amount that repays the loan in equal payments over the term. In words: take the loan amount × the monthly rate, and divide by one minus the monthly rate plus one, raised to the power of minus the number of months. The monthly rate is the yearly rate divided by 12, and the number of months is the term in years × 12. At a rate of zero the instalment is simply the loan divided by the number of months.
Early instalments are mostly interest and later ones mostly principal, which is why the balance falls slowly at first.
Fixed rate, then variable
Many UAE mortgages fix the rate for a few years and then revert to a variable rate. The variable rate is the three-month EIBOR plus the bank's margin. The calculator works out the instalment for the fixed period, finds the balance still owed at its end, then recalculates the instalment on that balance over the remaining term at EIBOR plus margin.
The EIBOR and margin shown are assumptions as of 2026-10-14, not an offer. Real reversion rates depend on EIBOR on the day the fixed period ends and on your bank's terms.
Overpayments
An extra monthly payment goes straight to the balance. The calculator steps through the loan month by month, with and without the extra amount, and reports how many months sooner the loan ends and how much interest you avoid. Check your contract for any early-settlement fee or yearly limit on overpayments.
Total cost
The total cost is everything you pay the bank over the term, which is the instalments added up, plus the one-off purchase fees. Interest is the total paid to the bank minus the amount borrowed.
Purchase fees
These are the one-off fees the calculator adds to the cost. Loan-based fees use your loan amount and price-based fees use the property price.
| Fee | How it is worked out | Source |
|---|---|---|
| DLD transfer fee | 4% of the price + AED 580 [VERIFY] | Dubai Land Department fee schedule |
| Mortgage registration | 0.25% of the loan + AED 290 [VERIFY] | Dubai Land Department fee schedule |
| Agency commission | 2% of the price, plus 5% VAT [VERIFY] | Dubai Land Department fee schedule |
| Bank arrangement fee | up to 1% of the loan, plus 5% VAT [VERIFY] | Dubai Land Department fee schedule |
| Valuation | AED 3,000 [VERIFY] | Dubai Land Department fee schedule |
| Trustee office fee | AED 4,000, plus 5% VAT [VERIFY] | Dubai Land Department fee schedule |
Worked example
Borrow AED 1,600,000 to buy a AED 2,000,000 home, over 25 years, with the rate fixed at 5% for 3 years.
- Instalment during the fixed period: AED 9,353 a month.
- Balance owed after 3 years: AED 1,495,879.
- Reversion at EIBOR 4% + margin 1.75% = 5.75%: the instalment becomes AED 9,998 for the remaining 22 years.
- Total paid to the bank: AED 2,976,239, of which AED 1,376,239 is interest. A flat 5% for the whole term would cost AED 9,353 a month.
- Paying AED 1,000 extra each month ends the loan 4 years 3 months sooner and saves about AED 234,937 in interest.
- Purchase fees for this purchase come to about AED 150,870, so the total cost of loan and fees is about AED 3,127,109.
Frequently asked questions
What is EIBOR and why does it matter?
EIBOR is the Emirates Interbank Offered Rate, the rate UAE banks charge each other. Most variable mortgages are priced as EIBOR plus a fixed bank margin, so when EIBOR moves, your rate and instalment move with it after any fixed period ends.
What happens when my fixed rate ends?
The loan reverts to a variable rate, usually EIBOR plus the bank margin. Your instalment is recalculated on the balance still owed, over the remaining term. It can be higher or lower than before, depending on where EIBOR is at that point.
Does paying extra each month save money?
Yes. Extra payments reduce the balance sooner, so less interest builds up and the loan ends earlier. Check your contract first, because some banks charge an early-settlement fee or limit how much you can overpay in a year without a charge.
Are the purchase fees included in the loan?
Usually not. Government transfer and registration fees, agency commission, valuation and trustee costs are paid in cash at purchase, in addition to your deposit. The calculator lists each fee so you can see the cash you need beyond the deposit.
Figures marked [VERIFY] are being confirmed against the CBUAE rulebook.
Results are estimates, not an offer of finance. To see how much you could borrow, use the pre-qualification tool.