Your figures
Example value: enter the rate offered by your lender.
| Year | Interest | Capital | Balance |
|---|---|---|---|
| 1 | 98,918 | 59,433 | 2,440,567 |
| 2 | 96,497 | 61,854 | 2,378,713 |
| 3 | 93,977 | 64,374 | 2,314,339 |
| 4 | 91,354 | 66,997 | 2,247,342 |
| 5 | 88,625 | 69,726 | 2,177,615 |
| 6 | 85,784 | 72,567 | 2,105,048 |
| 7 | 82,827 | 75,524 | 2,029,524 |
| 8 | 79,750 | 78,601 | 1,950,924 |
| 9 | 76,548 | 81,803 | 1,869,121 |
| 10 | 73,215 | 85,136 | 1,783,985 |
| 11 | 69,747 | 88,604 | 1,695,381 |
| 12 | 66,137 | 92,214 | 1,603,166 |
| 13 | 62,380 | 95,971 | 1,507,195 |
| 14 | 58,470 | 99,881 | 1,407,314 |
| 15 | 54,401 | 103,951 | 1,303,363 |
| 16 | 50,165 | 108,186 | 1,195,178 |
| 17 | 45,758 | 112,593 | 1,082,585 |
| 18 | 41,171 | 117,180 | 965,404 |
| 19 | 36,396 | 121,955 | 843,449 |
| 20 | 31,428 | 126,923 | 716,526 |
| 21 | 26,257 | 132,094 | 584,432 |
| 22 | 20,875 | 137,476 | 446,956 |
| 23 | 15,274 | 143,077 | 303,879 |
| 24 | 9,445 | 148,906 | 154,973 |
| 25 | 3,378 | 154,973 | 0 |
Monthly payment
AED 13,196
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 on AED 2.5 million by rate and term
| Example rate | 10 years | 15 years | 20 years | 25 years |
|---|---|---|---|---|
| 3% | AED 24,140 | AED 17,265 | AED 13,865 | AED 11,855 |
| 4% | AED 25,311 | AED 18,492 | AED 15,150 | AED 13,196 |
| 5% | AED 26,516 | AED 19,770 | AED 16,499 | AED 14,615 |
| 6% | AED 27,755 | AED 21,096 | AED 17,911 | AED 16,108 |
Example rates only, not market rates. Enter your lender’s rate in the calculator above.
Total interest on AED 2.5 million at 4% (example)
A longer term lowers the monthly payment but raises the total interest. Repayment is on a reducing balance, as the Central Bank requires (Art. 3.5).
| Term | Monthly payment | Total interest | Total repaid |
|---|---|---|---|
| 10 years | AED 25,311 | AED 537,354 | AED 3,037,354 |
| 15 years | AED 18,492 | AED 828,596 | AED 3,328,596 |
| 20 years | AED 15,150 | AED 1,135,882 | AED 3,635,882 |
| 25 years | AED 13,196 | AED 1,458,776 | AED 3,958,776 |
Income needed to borrow AED 2.5 million
- 50% debt burden ratio: at least AED 26,392 gross a month, if this is your only debt (example at 4% over 25 years, before the lender’s stress test).
- Income cap for expatriates (7 years of income): at least AED 29,762 a month.
- Income cap for UAE nationals (8 years of income): at least AED 26,042 a month.
What property price a AED 2.5 million loan finances
| Profile | Max. LTV | Property price | Down payment |
|---|---|---|---|
| Expat, first home | 80% | AED 3,125,000 | AED 625,000 |
| Expat, investment | 60% | AED 4,166,667 | AED 1,666,667 |
| UAE national, first home | 85% | AED 2,941,176 | AED 441,176 |
| Off plan, any buyer | 50% | AED 5,000,000 | AED 2,500,000 |
Minimum down payment under the Central Bank LTV limits (Art. 3.2), before purchase costs.
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 loan amounts
Frequently asked questions
What is the monthly payment on a AED 2.5 million mortgage?
About AED 13,196 at 4% over 25 years, AED 18,492 over 15 years. The real figure depends on your lender’s rate: enter it in the calculator.
What salary do I need for a AED 2.5 million mortgage?
At least AED 29,762 gross a month for an expatriate with no other debt, at 4% over 25 years. Lenders also stress-test the rate 2 to 4 points higher (Art. 3.1).
How much does it cost to register the mortgage in Dubai?
The Dubai Land Department charges 0.25% of the loan, about AED 6,250 on AED 2.5 million, plus its administrative fees.
Go further
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