Dubai Mortgage Calculator for Non-Residents, With PDF

On this page

The calculator
How the numbers are built
The two limits that decide your loan
The 7 per cent nobody puts in the brochure
Does the rent carry it?

What this calculator does It applies the UAE Central Bank's mortgage rules and the Dubai Land Department's fee schedule to your figures: how much a bank will typically lend a non-resident, how much cash you need including the costs that cannot be financed, what the monthly instalment is, whether your income passes the 50 per cent debt-service cap, and whether the rent carries the loan. Defaults are the figures from our own published cases. The bank decides the loan to value, the rate and the approval; this shows you the arithmetic before you ask.

What people ask Google about this. These are the questions Google shows beneath the results for this topic; each is answered on this page.

How much deposit do I need for a mortgage in Dubai?
How much mortgage can a non-resident get in the UAE?
What are the repayments on a $1,000,000 mortgage?
How much can I borrow on a mortgage in Dubai?
What is the minimum down payment required for a mortgage in Dubai?
What is the average interest rate for non-residents on a home loan in Dubai?

The calculator

Property and loan

Purchase priceAED 1,500,000

Loan to value65 %

Interest rate5.99 % p.a.

Term25 years

You and the rent

Monthly net income, after other loan paymentsAED 25,000

Expected annual rentAED 105,000 · 7 %

Rent and size follow the purchase price and keep your gross yield and price per sqft. Type your own figure to set a new ratio.

Size (sqft)

Service charge, AED / sqft / year

AED per EUR

AED per USD (peg)

AED per GBP

Your result

Monthly instalmentAED6,276

Cash you needAED636,338

Debt-service ratio (Central Bank cap 50 %)25.1 %

Rent coverage of instalment, service charge and management112.5 %

Where the cash goes42.4 % of price

Deposit525,000
DLD transfer fee 4 %60,000
Agency 2 % + VAT31,500
Bank, registration, trustee, valuation19,838

Loan amount975,000
Max loan your income supports1,941,928
Gross yield / after service charge7 % / 6.2 %
Annual surplus after debt service+11,688
Year-1 interest57,930
Year-1 principal (wealth built)17,381

4 pages: your figures, charts, what the bank checks, next steps. Free, no e-mail required.

Worked example, no offer. Central Bank ratios, Dubai Land Department fees; valuation (AED 2,600) and 1 % arrangement fee are assumptions. The bank decides loan to value, rate and approval.

How the numbers are built

Official rule The instalment is a standard annuity: the same payment every month, with the interest share falling and the principal share rising over the term. The Central Bank caps the term at 25 years and requires the loan to be repaid by a maximum age, which in practice shortens the term for older applicants.^[1]

Annuity formula, rate held constant. A longer term lowers the instalment and raises total interest; the Central Bank caps the term at 25 years and the age at final repayment.

Bank practice The rate is EIBOR plus the bank's margin, usually with the first one to five years fixed. Non-residents currently see between 5 and 6.5 per cent. How an offer letter is built and what one percentage point costs over the term is in the rates guide.

The two limits that decide your loan

Official rule The property limit. The bank lends a share of the lower of price and valuation. For UAE residents the Central Bank fixes the shares (80 per cent on a first property up to AED 5 million); for non-residents there is no category in the regulation, each bank sets its own policy.^[1] Bank practice In practice leading UAE banks lend non-residents around 65 per cent, in some cases 50 per cent. The full picture is in the down payment guide.

Official rule The income limit. All your loan payments together may not exceed 50 per cent of income.^[1] The calculator asks for income after other loan payments so that the ratio it shows is the one the bank will see. Foreign income is converted to dirhams and usually assessed with a haircut; if you earn in euros or pounds, enter 80 to 90 per cent of your real figure to be safe. Nexus Bridge experience In case study 01 an applicant on EUR 2,000 gross was approved at 98.1 per cent of the cap, which shows how far the rule stretches when the file is clean, and how little room is left when it does.

The 7 per cent nobody puts in the brochure

Cost	Amount	Paid to
Transfer fee	4 % of price	Dubai Land Department^[2]
Agency commission	2 % of price plus 5 % VAT	Broker (0 % buying direct from a developer)
Mortgage registration	0.25 % of loan plus AED 270	Dubai Land Department^[3]
Trustee fees	about AED 8,000 plus VAT	Registration trustee
Valuation	about AED 2,600	Bank
Arrangement fee	typically 1 % of loan	Bank

Official rule Since February 2025 the transfer fee and the commission may no longer be added to the loan. Worked example At 65 per cent loan to value the cash you need is therefore about 42 per cent of the price, not 35; at 50 per cent it is about 57 per cent.

Does the rent carry it?

Nexus Bridge experience The single figure that decides this is the service charge per square foot, which is why the calculator asks for it. Between AED 10 and AED 25 per square foot lies the difference between a property that pays for itself and one that needs a monthly top-up. Our three published cases span exactly that range: case study 02 at AED 10 per square foot leaves 27 per cent of the rent after debt service, case study 03 at AED 17 leaves 15 per cent, and case study 01 at AED 17 with a higher price leaves just enough. Enter your own figures above; the surplus line tells you which of the three you are closer to.

What we do with these numbers. We read your profile first, then choose the lender whose written policy fits it, prepare the file the way a UAE credit committee reads one, and accompany you to the bank. We do not work for the bank and receive no commission from any lender; our fee is paid by the client, never by a bank. If the calculator says your case is tight, tell us so in the form below; tight cases are the ones where preparation makes the difference.

Frequently asked questions

How much deposit do I need for a mortgage in Dubai as a non-resident?

Usually 35 per cent of the purchase price, because leading UAE banks lend non-residents around 65 per cent of the value of a completed property; in some cases the bank asks for 50 per cent. On top of the deposit you need about 7 per cent of the price in cash for the Dubai Land Department fee, agency commission, mortgage registration, valuation and the bank's arrangement fee. Since February 2025 none of those costs may be added to the loan.

How much mortgage can a non-resident get in the UAE?

Two limits apply and the lower one wins. The property limit: typically 65 per cent of the lower of price and valuation. The income limit: the UAE Central Bank caps all debt service at 50 per cent of income, and the bank converts foreign income to dirhams, usually with a haircut. The calculator shows both limits for your figures.

What are the repayments on a AED 1,000,000 mortgage in Dubai?

At 5.99 per cent over 25 years, about AED 6,437 a month; over 20 years about AED 7,159. A million-dollar loan (about AED 3.67 million) costs roughly AED 23,600 a month over 25 years. Enter your own rate and term above to see the exact figure.

What interest rate do non-residents pay in Dubai?

In practice between 5 and 6.5 per cent, made up of EIBOR plus the bank's margin, with the first one to five years often fixed. The calculator defaults to 5.99 per cent, the rate in the internal case in case study 03; change it to whatever you have been quoted.

Does the rent cover the mortgage?

Often, but not always, and the service charge decides it. In case study 02 (AED 800,000, 65 per cent, 5.80 per cent) the rent covers instalment, service charge and management with 27 per cent to spare. In case study 03 (AED 1.9m, 65 per cent, 5.99 per cent) the surplus is 15 per cent. Enter the expected rent and the service charge per square foot and the calculator shows your surplus.

Why is the total cash so much more than the deposit?

Because the purchase costs come on top and cannot be financed: 4 per cent Dubai Land Department transfer fee, 2 per cent agency commission, 0.25 per cent plus AED 270 mortgage registration, trustee fees, valuation and typically 1 per cent bank arrangement fee. At 65 per cent loan to value the total cash need is about 42 per cent of the price, not 35.

Is the calculator a bank offer?

No. It applies the UAE Central Bank's published rules and the fee schedules of the Dubai Land Department to your numbers. The loan to value, the rate and the approval are always the bank's decision. We accompany you to the bank; we do not work for the bank.

Sources

UAE Central Bank Rulebook, Regulations Regarding Mortgage Loans, https://rulebook.centralbank.ae/en/rulebook/regulations-regarding-mortgage-loans (accessed 5 September 2026).
Dubai Land Department, Property Sale Registration (transfer fee and process), https://dubailand.gov.ae/en/eservices/property-sale-registration/ (accessed 5 September 2026).
Dubai Land Department, Request for Mortgage Registration, https://dubailand.gov.ae/en/eservices/request-for-mortgage-registration/ (accessed 5 September 2026).
UAE Central Bank, EIBOR rates, published every business day, https://www.centralbank.ae/en/forex-eibor/eibor-rates/ (accessed 5 September 2026).
Nexus Bridge Capital, Case study 01: financing approved despite a job change, Dubai Marina (German), https://www.nexusbridgecapital.de/fallstudien/finanzierung-trotz-jobwechsel-dubai-marina/
Nexus Bridge Capital, Case study 03: mortgage or cash, priced four ways, https://www.nexusbridgecapital.de/en/case-study-dubai-mortgage-vs-cash-purchase/

Written by Denise Tanrikul, Managing Partner · Reviewed by Martin Krygier, Manager, himself a property buyer, refurbisher and landlord in Germany and Dubai Last reviewed 5 September 2026. Regulatory statements come from the primary sources linked at the foot of each page (UAE Central Bank, Dubai Land Department, federal authorities) and are refreshed at least quarterly. Bank terms change at short notice, always confirm the current position with the lender before deciding.

Dubai mortgage calculator for non-residents