UAE Mortgage Calculator Widget

Calculate the monthly instalment on a UAE home loan and check it against the Central Bank's rules in one place: the loan-to-value cap for nationals and expatriates, first and second homes and off-plan property, the 25-year term, the income multiple and the 50% debt burden ratio.

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<iframe src="https://a2z.tools/embed/w/uae-mortgage-calculator" title="UAE Mortgage Calculator by A2Z Tools" width="100%" height="1020" style="border:0;width:100%" loading="lazy" allow="clipboard-write"></iframe>

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How it works

The instalment uses the standard reducing-balance formula from A2Z's EMI engine. What makes the widget specific to the UAE are the limits in the Central Bank's Mortgage Regulations (Circular 31/2013, as amended in 2020). For a first home worth up to AED 5 million a bank may lend up to 85% to a UAE national and 80% to an expatriate; above AED 5 million the caps are 75% and 70%; second or investment homes are capped at 65% and 60%; and off-plan property at 50% for everyone. The term may not exceed 25 years, the loan may not exceed 8 times (nationals) or 7 times (expatriates) annual income, and all loan payments together may not take more than 50% of gross income. The widget computes the largest loan the price allows and the smallest down payment, then flags any limit your inputs break. Banks add their own stress-test rate, minimum salary and age limits; those are lender policies, not the regulation, and are not applied.

Calculation method

  • Monthly instalment = P r (1+r)^n / ((1+r)^n - 1), r = annual rate / 12, n = years x 12
  • Max loan = price x LTV cap (85/75/65% nationals, 80/70/60% expatriates, 50% off-plan; AED 5m band)
  • Income cap = gross monthly income x 12 x 8 (nationals) or 7 (expatriates); term <= 25 years
  • DBR = (instalment + other loan payments) / gross monthly income <= 50%

Worked examples

Expatriate, first home

Inputs: Price AED 4,000,000

Result: Largest loan AED 3,200,000 (80%)

First home up to AED 5m for an expatriate.

Above AED 5 million

Inputs: Expatriate; price AED 6,000,000

Result: Largest loan AED 4,200,000 (70%)

Off-plan

Inputs: Price AED 2,000,000; off-plan

Result: Largest loan AED 1,000,000 (50%)

An estimate against the regulatory limits, not a loan offer. Each bank decides how much it lends.

Limitations

  • Bank policies on stress rates, minimum salary, age and employer lists are not applied.
  • Assumes a fixed rate for the whole term; variable and introductory rates change the instalment.
  • Fees (bank arrangement, valuation, life and property insurance, DLD mortgage registration) are not included.
  • Equity release, buy-to-let portfolio lending, joint applicants with pooled incomes and non-resident borrowers abroad follow separate bank criteria.

Where publishers use it

  • A Dubai mortgage broker's homepage where buyers check their maximum loan
  • A property portal's listing page with the instalment for the asking price
  • An expatriate relocation guide explaining the 80% first-home cap
  • An Arabic bank blog comparing first-home and investment purchases
  • A relocation consultant comparing a villa purchase with renting for a family moving to Abu Dhabi

Questions

How much can an expatriate borrow for a home in the UAE?

Up to 80% of the value for a first home worth AED 5 million or less, 70% above AED 5 million, and 60% for a second or investment home, under the Central Bank's Mortgage Regulations. Off-plan homes are capped at 50%.

What is the maximum mortgage term?

25 years. The lender also sets a maximum age at the last repayment.

How does the 50% debt burden ratio work?

All monthly loan payments - the new mortgage plus personal loans, car loans and card payments - may not exceed 50% of gross monthly salary and regular income.

Is there an income limit on the loan size?

Yes. A mortgage may not exceed 8 times annual income for UAE nationals and 7 times for expatriates.

Does the loan-to-value cap use the price or the valuation?

Banks apply the cap to the lower of the purchase price and the bank's own valuation, so a low valuation raises the down payment; the widget uses the price you enter.

Rules and official sources

Every legal or regulatory figure this widget uses is listed here, with the official page it was read from. The widget reads them from A2Z's rule file for United Arab Emirates; when a rule changes, the widget changes with it.

RuleOfficial sourceIn force fromLast verifiedNext review
Mortgage loan-to-value limits
First home: up to AED 5m (inclusive) 85% nationals / 80% expatriates; above AED 5m 75% / 70%. Second or investment home 65% / 60%. Off-plan 50% for everyone. 		Mortgage Regulations, Circular 31/2013 Art. 3 (as amended by Resolution 31/2/2020)
Central Bank of the UAE (Rulebook) - Art. 3(2)		 8 Apr 2020 6 Oct 2026 4 Apr 2027
Maximum mortgage term
25 years; the maximum age at the last repayment is set by the lender. 		Mortgage Regulations, Circular 31/2013 Art. 3
Central Bank of the UAE (Rulebook) - Art. 3(3)		 28 Dec 2013 6 Oct 2026 4 Apr 2027
Maximum mortgage as a multiple of annual income
Nationals up to 8 x annual income; expatriates up to 7 x annual income. 		Mortgage Regulations, Circular 31/2013 Art. 3
Central Bank of the UAE (Rulebook) - Art. 3(4)		 28 Dec 2013 6 Oct 2026 4 Apr 2027
Debt burden ratio limit
All monthly deductions for all loans (personal, car, housing, overdrafts, credit cards) may not exceed 50% of gross salary and regular income. 		Regulations re Bank Loans and Other Services to Individual Customers (Notice 29/2011)
Central Bank of the UAE (Rulebook) - Art. 7(a); Mortgage Regulations Art. 3(1)		 Not stated on the source 6 Oct 2026 4 Apr 2027

Sources

  1. Mortgage Regulations, Circular 31/2013 Art. 3 (as amended by Resolution 31/2/2020) - Central Bank of the UAE (Rulebook) . Art. 3(2). Verified 2026-10-06.
  2. Regulations re Bank Loans and Other Services to Individual Customers (Notice 29/2011) - Central Bank of the UAE (Rulebook) . Art. 7(a); Mortgage Regulations Art. 3(1). Verified 2026-10-06.

Cite or recommend this tool

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A2Z Tools UAE Mortgage Calculator
https://a2z.tools/embed/uae-mortgage-calculator

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