Compare mortgage and home loan options from top banks across the UAE and Dubai using our mortgage calculator. Explore conventional and Sharia-compliant Islamic home finance, compare rates, estimate your monthly instalment (EMI), and find options based on your property value, down payment and salary.
A mortgage, or home finance in Islamic terms, is likely the largest and longest financial commitment most residents in the UAE will ever take on: a facility secured against the property itself, repaid over up to 25 years. With more than a dozen banks and finance houses on this page alone, each with its own rate structure, LTV limits, and fee schedule, choosing the right one is genuinely consequential. Here's how UAE mortgages actually work, what regulators require, and what to check before you sign.
Adjust the loan amount, rate and tenure to estimate your own monthly instalment, total interest (or profit) paid, and total amount repayable over the full term.
Every lender on this page prices its mortgage EMI (Equated Monthly Instalment) on the same reducing-balance formula: EMI = P × r × (1+r)ⁿ ÷ [(1+r)ⁿ − 1], where P is the loan amount, r is the monthly rate (annual rate ÷ 12) and n is the total number of monthly instalments. Because interest, or profit, is charged only on the balance still outstanding, more of each instalment goes toward principal as the term progresses even though the instalment itself stays flat. The calculator below runs this exact formula on the figures you enter.
The example shown in the Mortgage EMI Calculator is not a loan offer or quotation and is for illustrative purposes only. Figures are estimated on a reducing-balance basis from the loan amount, rate, tenure and down payment you enter, and do not include processing, valuation or other bank-specific charges. Your actual monthly instalment, rate and eligibility depend on the lender's own assessment, documentation and prevailing pricing at the time you apply, and a full repayment schedule is provided only once your application is submitted. Use this calculator as a guide, not a final figure.
A mortgage is secured financing used to purchase, or release equity against, residential property in the UAE. Unlike a personal loan, it's collateralised: the bank places a mortgage registration over the title at the Dubai Land Department (or the relevant emirate's land authority), and can pursue that security if repayments stop. Because the property backs the facility, mortgage rates run far lower than unsecured lending, typically 3% to 6% per annum versus 5%+ for personal loans.
You repay the financed amount in monthly instalments over an agreed tenure, either at a fixed rate for an introductory period (commonly 1, 2, 3 or 5 years) before reverting to a variable rate, or on a fully variable rate linked to EIBOR (the Emirates Interbank Offered Rate) plus the bank's margin from day one. What you're actually offered depends on your salary, whether it's transferred to the lending bank, your Debt Burden Ratio, your Al Etihad Credit Bureau history, your residency status, and whether this is your first mortgaged property in the UAE.
Every UAE mortgage on this page is priced on a reducing balance, interest (or profit) is charged only on what you still owe, never on the original amount. Where lenders differ is whether that rate is locked in or moves with the market:
The rate is locked for an introductory period, most commonly 1 to 5 years, so your instalment doesn't move even if EIBOR rises. At the end of the fixed period the rate reverts to a variable rate (EIBOR + the bank's margin) unless you refinance or re-fix. Fixed periods suit anyone who wants payment certainty while they settle in, but usually carry an early-settlement fee if you break the fix.
Finance AED 1,125,000 (75% of a AED 1,500,000 property) at 3.75% fixed over 25 years and the instalment is roughly AED 5,700/mo, unchanged for the whole fixed period regardless of what EIBOR does.
Priced as EIBOR (typically 1- or 3-month) plus a fixed bank margin, so your instalment moves up or down as EIBOR moves, usually reviewed quarterly. Variable rates can undercut a fixed rate when EIBOR is falling, and almost always allow penalty-free early settlement, but they carry payment-amount uncertainty a fixed rate doesn't.
The same AED 1,125,000 financed at EIBOR + 1.30% (≈4.60% today) costs roughly AED 6,340/mo, a figure that recalculates whenever EIBOR resets.
EIBOR, the Emirates Interbank Offered Rate, is the benchmark UAE banks use to price variable-rate mortgages: your rate is EIBOR (usually the 1-month or 3-month tenor) plus the bank's fixed margin, reviewed and reset periodically, commonly every quarter. It's fixed daily by a panel of UAE banks and published by the Central Bank of the UAE, and it tends to track the US Federal Reserve's benchmark rate closely, since the Dirham is pegged to the US Dollar.
Practically, this means a variable, EIBOR-linked mortgage on this page gets cheaper when EIBOR falls and more expensive when it rises, recalculating on each reset date rather than staying fixed the way an introductory fixed-rate period does. Because EIBOR moves regularly, treat any single "today's EIBOR" figure you see elsewhere as a snapshot, not a constant, use the calculator above against each bank's current margin on this page to see what a variable rate actually costs you right now.
The "starting from" rate a bank advertises isn't necessarily the rate you'll be offered. What you actually pay is priced against several factors together:
This is exactly why the calculator on this page asks for your own property value, down payment and salary rather than showing one generic rate, your actual offer depends on how your profile lines up against these factors at each individual bank.
The UAE Central Bank caps how much of a property's value a bank can finance, the Loan-to-Value (LTV) ratio, based on your residency status, whether this is your first mortgaged property, and the property's price:
LTV (Loan-to-Value) is simply the percentage of the property's price the bank lends you, the rest is your down payment. An 80% LTV means the bank finances AED 800,000 of a AED 1,000,000 property, and you cover the remaining AED 200,000 yourself as the down payment. A lower LTV (a bigger down payment from you) means less risk for the bank, which is often rewarded with a better rate.
Up to 80% LTV (20% down payment) on properties valued at AED 5 million or below; up to 70% LTV (30% down) above that threshold.
Up to 85% LTV (15% down payment) on properties valued at AED 5 million or below; up to 75% LTV (25% down) above that threshold.
Capped lower, generally up to 50% LTV, since the asset isn't built yet and carries more risk for the lender.
LTV drops further regardless of nationality, typically to 60–65%, as Central Bank rules tighten with each additional mortgaged property.
Beyond the down payment, budget for the Dubai Land Department's 4% property transfer fee (plus a small fixed admin charge), a 0.25% mortgage registration fee at DLD (min. AED 290), and the bank's own valuation and processing fees below, on top of standard agency commission if a broker is involved.
Both routes finance the same property, structured differently to meet different needs:
A conventional interest-bearing loan secured against the property, priced fixed or EIBOR-linked variable, structurally the simplest and most widely offered option.
Sharia-compliant structures where the bank effectively co-owns or purchases the property and either leases it to you (Ijara, ownership transfers as you pay) or sells it to you at an agreed profit margin (Murabaha), avoiding interest entirely while achieving a comparable effective cost.
Beyond the LTV limits above, banks assess every applicant against a broadly similar set of criteria before approving a mortgage or home finance facility:
Generally 21–65 at loan maturity for expats, up to 70 for UAE Nationals.
Most banks look for roughly AED 10,000–25,000 per month.
Total monthly obligations generally capped near 50% of your income.
Typically 6 months to 1 year in your current role.
A clean Al Etihad Credit Bureau record materially helps.
A valid UAE residence visa for expats, or Emirates ID for Nationals.
Meeting these criteria doesn't guarantee approval, each bank weighs them slightly differently and layers on its own internal policy, which is why the same applicant can be offered different rates, or approved by one bank and declined by another.
Here's the general document checklist banks ask for when processing a mortgage or home finance application:
A decline isn't necessarily final, it's usually tied to one or two fixable factors. The most common reasons on this page's lenders are:
Missed payments, high credit-card utilisation or existing defaults on your Al Etihad Credit Bureau report are among the most common reasons for a decline.
If your mortgage instalment plus existing obligations pushes you over the ~50% DBR cap, the bank can't approve the amount requested, even with a strong salary.
A recent job change, a probation period, or income the bank can't fully verify (common for the self-employed without complete financials) can trigger a decline or a lower approved amount.
If the bank's independent valuation comes in below your agreed purchase price, it will only finance against the lower figure, leaving a funding gap you'd need to cover.
MySilah is an independent financial comparison service based in Dubai. This page brings together mortgage rates, LTV limits, fees, and eligibility details from banks and finance houses across the UAE so you can compare them side by side in one place, instead of visiting a dozen separate bank websites.
Comparing mortgages on MySilah is free. Some of the banks and finance houses on this page may pay us a referral fee if you apply through a link here and your application is approved; others are listed at no cost to us. That relationship never changes where a mortgage appears or how it's ranked, since every position on this page is driven purely by the numbers, cheapest real monthly cost first, not by who pays us.
MySilah is not a bank, lender, or licensed financial advisor, and nothing on this page is financial advice. Rate, fee, and eligibility information is sourced from banks' own published materials and other publicly available resources; MySilah does not own this content and doesn't guarantee it is complete, current, or error-free, since banks can change their terms at any time without notice.
Bank names, logos, and trademarks shown on this page remain the property of their respective owners and are used here solely to identify each lender's products. Their presence doesn't imply endorsement of, partnership with, or approval of MySilah by that bank.
Always confirm current rates, fees, and eligibility directly with the bank or an authorised representative before applying, and treat the figures here as a starting point for comparison, not a guaranteed offer.