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Mortgage · By term

20-year mortgage calculator (UAE)

The Central Bank of the UAE allows a mortgage term of up to 25 years (Art. 3.3); the maximum age at the last payment is set by each lender. Over 20 years, a AED 1 million loan at 4% (example) costs AED 6,060 a month, against AED 5,278 over 25 years.

Your figures

AED
%

Example value: enter the rate offered by your lender.

yrs
AED
YearInterestCapitalBalance
139,39333,324966,676
238,03634,682931,994
336,62336,095895,899
435,15237,565858,334
533,62239,096819,238
632,02940,689778,549
730,37142,346736,203
828,64644,072692,131
926,85045,867646,264
1024,98247,736598,528
1123,03749,681548,847
1221,01351,705497,142
1318,90653,811443,331
1416,71456,004387,327
1514,43258,285329,042
1612,05860,660268,382
179,58663,131205,250
187,01465,704139,547
194,33768,38071,166
201,55171,1660

Monthly payment

AED 6,060

240 monthly payments
CapitalInterest
Total interestAED 454,353
Balance after 5 yearsAED 819,238
Balance after 10 yearsAED 598,528

Indicative simulation, not a loan offer, an approval or financial advice. Limits shown are the regulatory maximums; each lender applies its own credit policy. Interest rates are the ones you enter. Market figures are medians of Dubai Land Department registered data and describe the past, not future prices or returns.

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Monthly payment over 20 years

Loan3% (example)4% (example)5% (example)6% (example)
AED 1 millionAED 5,546AED 6,060AED 6,600AED 7,164
AED 1.5 millionAED 8,319AED 9,090AED 9,899AED 10,746
AED 2 millionAED 11,092AED 12,120AED 13,199AED 14,329
AED 3 millionAED 16,638AED 18,179AED 19,799AED 21,493

20 years against the other terms (AED 1 million at 4%)

TermMonthlyTotal interestIncome for 50% DBR
10 yearsAED 10,125AED 214,942AED 20,249
15 yearsAED 7,397AED 331,438AED 14,794
20 yearsAED 6,060AED 454,353AED 12,120
25 yearsAED 5,278AED 583,511AED 10,557

Term, age and retirement

  • The maximum term is 25 years for every borrower (Art. 3.3).
  • Each lender sets the maximum age at the last payment in its own lending policy (Art. 3.3).
  • If the loan runs past the expected retirement age, the remaining balance must be serviceable at a 50% debt burden ratio on your post-retirement income (Art. 3.1).
  • End-of-service benefits cannot be used to repay the loan (Art. 3.5).

The Central Bank rules in brief

They apply to every bank, finance company and Islamic lender in the UAE. They are maximums: a lender may be stricter.

  • Expatriates: up to 80% of a first home below AED 5 million, 70% above, 60% for a second home or an investment (Art. 3.2).
  • UAE nationals: up to 85% of a first home up to AED 5 million, 75% above, 65% for a second home or an investment (Art. 3.2).
  • Off plan: up to 50% for every buyer, whatever the value or purpose (Art. 3.2 C).
  • Debt burden ratio: 50% of gross salary and regular income, stress-tested 2 to 4 points above the loan rate (Art. 3.1).
  • Maximum term 25 years; maximum loan 7 years of annual income for expatriates, 8 for nationals (Art. 3.3 and 3.4).
  • The down payment must come from your own resources, not from a personal loan or a credit card (Art. 2.4).

Other terms

Frequently asked questions

Is a 20-year mortgage allowed in the UAE?

Yes. The Central Bank caps the term at 25 years; within that, the term depends on your age and the lender’s policy.

How much more interest does a longer term cost?

On AED 1 million at 4% (example), 20 years cost AED 454,353 of interest; 25 years cost AED 583,511.

Go further

Our partner brokerage Cevitas offers a free pre-assessment of your financing before you commit to a property.

Official sources

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