Dubai mortgage calculator
Work out the loan the Central Bank's rules allow, the monthly payment at your bank's rate, and the cash you need on the day you buy.
Prefilled with the median registered sale price of ready units of every size in Trillionaire Residences by Binghatti, Oct 2025 – Sep 2026, from 36 sales (DLD sale transactions).
A median of past sales, not a valuation of any property.
Your loan
- Loan
- AED 1,140,000
- 80% of the price
- Down payment
- AED 285,000
The Central Bank caps a first-home loan for expatriates at 80% of a property below AED 5,000,000, so the smallest down payment is AED 285,000.
Banks apply the cap to the lower of the price and their valuation of the property. The calculator has only the price, so if the bank values the property lower, the loan is smaller and the down payment larger.
Enter your bank's quoted rate to see the monthly payment.
This is arithmetic on the numbers you entered. It is not a loan offer, a pre-approval, or financial advice, and Heartbeat Homes is not a lender or mortgage broker. Banks set their own rates, fees and limits within the Central Bank's rules. Checked 03 Nov 2026.
Cash needed on the day
What you pay on the day the sale is registered, from the price and the loan above.
DLD charges 4% of the price to register a sale and lists it as 2% from the buyer and 2% from the seller. Who pays what is agreed in the sale contract.
- Down paymentFrom your numbers above
- AED 285,000
- DLD registration2% of the price
- AED 28,500
- Title deedAED 270, with the knowledge and innovation fees
- AED 270
- Trustee officeAED 4,000 + VAT at AED 500,000 or more, AED 2,000 + VAT below
- AED 4,000+ VAT AED 200
- Mortgage registration0.25% of the loan + AED 20
- AED 2,870
- Mortgage service partnerAED 4,000 + VAT
- AED 4,000+ VAT AED 200
- Bank arrangement feeAs your bank quotes it
- Ask your bank
- Valuation feeAs your bank quotes it
- Ask your bank
- Known totalLines your bank or the developer must quote are not in the total. Broker commission is not shown: it is not a DLD or bank fee.
- AED 325,040
VAT is added at 5%, the UAE standard rate, as the Federal Tax Authority publishes it.
A worked example
A ready first home at AED 2,300,000, bought by an expatriate with the smallest down payment the cap allows, AED 460,000, borrows AED 1,840,000. Over 25 years at 4.5% a year, a rate chosen only for this example, the payment is AED 10,227 a month. Your bank's rate will differ.
The Central Bank's rules
The limits every UAE lender works within, on the bank's valuation of the property. Banks can set stricter ones. The calculator applies the loan caps and the term; it states the rest and checks nothing against your income.
- Expatriate, first home below AED 5,000,000
- Loan up to 80% of the value
- CBUAE Board Resolution 31/2/2020Checked 03 Nov 2026
- Expatriate, first home over AED 5,000,000, and the calculator at exactly AED 5,000,000
- Loan up to 70% of the value
- CBUAE Board Resolution 31/2/2020Checked 03 Nov 2026
- Expatriate, second home or investment
- Loan up to 60% of the value
- CBUAE Rulebook, Article 3: Important RatiosChecked 03 Nov 2026
- UAE national, first home up to AED 5,000,000
- Loan up to 85% of the value
- CBUAE Board Resolution 31/2/2020Checked 03 Nov 2026
- UAE national, first home over AED 5,000,000
- Loan up to 75% of the value
- CBUAE Board Resolution 31/2/2020Checked 03 Nov 2026
- UAE national, second home or investment
- Loan up to 65% of the value
- CBUAE Rulebook, Article 3: Important RatiosChecked 03 Nov 2026
- Off-plan, any buyer
- Loan up to 50% of the value
- CBUAE Rulebook, Regulations Regarding Mortgage LoansChecked 03 Nov 2026
- Stress test
- Payment tested at 2 to 4 points above the loan rate
- CBUAE Rulebook, Regulations Regarding Mortgage LoansChecked 03 Nov 2026
- Debt payments
- At most 50% of gross income, all debts together
- CBUAE Rulebook, Article 3: Important RatiosChecked 03 Nov 2026
- Largest loan
- 8 years' income for UAE nationals, 7 for expatriates
- CBUAE Rulebook, Article 3: Important RatiosChecked 03 Nov 2026
- Early settlement fee
- At most 1% of the balance or AED 10,000, whichever is less
- CBUAE Rulebook, Appendix 2: feesChecked 03 Nov 2026
Golden Visa through property
The UAE grants a 10-year Golden Visa to people who own property in the UAE worth at least AED 2,000,000 in total.
In Dubai, GDRFA Dubai uses the value on a property status certificate from the Dubai Land Department, not the price on this page.
The property must be fully owned in your name. If you own a share of a property, your share alone must be worth AED 2,000,000.
A mortgaged property can count if the loan is from an approved UAE bank and the bank gives a no-objection letter. The official pages do not say whether the AED 2,000,000 counts the full value or only what you have paid, so ask before you rely on a mortgaged property.
An off-plan property can count if it was bought from a developer approved by the authorities.
GDRFA Dubai says you cannot sell the property while the visa runs.
This is general information, not legal or immigration advice, and Heartbeat Homes does not process visa applications.
Rules change. Check with ICP or GDRFA Dubai before you buy or apply.
Sources: ICP, GDRFA Dubai, Dubai Land Department. Checked 03 Nov 2026.