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Mortgage · By term

25-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 25 years, a AED 1 million loan at 4% (example) costs AED 5,278 a month.

Your figures

AED
%

Example value: enter the rate offered by your lender.

yrs
AED
YearInterestCapitalBalance
139,56723,773976,227
238,59924,742951,485
337,59125,750925,736
436,54226,799898,937
535,45027,891871,046
634,31429,027842,019
733,13130,209811,810
831,90031,440780,369
930,61932,721747,648
1029,28634,054713,594
1127,89935,442678,152
1226,45536,886641,267
1324,95238,388602,878
1423,38839,952562,926
1521,76041,580521,345
1620,06643,274478,071
1718,30345,037433,034
1816,46846,872386,162
1914,55948,782337,380
2012,57150,769286,610
2110,50352,838233,773
228,35054,990178,782
236,11057,231121,552
243,77859,56261,989
251,35161,9890

Monthly payment

AED 5,278

300 monthly payments
CapitalInterest
Total interestAED 583,511
Balance after 5 yearsAED 871,046
Balance after 10 yearsAED 713,594

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 25 years

Loan3% (example)4% (example)5% (example)6% (example)
AED 1 millionAED 4,742AED 5,278AED 5,846AED 6,443
AED 1.5 millionAED 7,113AED 7,918AED 8,769AED 9,665
AED 2 millionAED 9,484AED 10,557AED 11,692AED 12,886
AED 3 millionAED 14,226AED 15,835AED 17,538AED 19,329

25 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 25-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), 25 years cost AED 583,511 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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