Refinancing,
calculated.
Free calculators for refinancing a UAE mortgage. Work out what switching saves, what it costs, how much equity you can release and whether you qualify, using the rules of the Central Bank and the Dubai Land Department.
Go straight to a calculator
- Refinance savings
- Fixed rate ending
- Fixed or variable
- Equity release
- Eligibility
- Overpayment
- Mortgage payment
- Your switch plan
Free, with no sign-up. Your figures are saved in your browser and never sent to us.
What would switching save?
I owe AED at % with years left. If I switch to %, my payment drops by
AED 1,535a month
- New payment
- AED 9,082
- Break-even
- 15 months
- Ahead after 3 years
- AED 32,352
Tap an underlined number to change it. Includes AED 22,918 in switching costs for a Dubai property. See the full calculation
The mortgage market on 17 October 2026
Rates move daily. The calculators start from these figures.
4.21%
3-month EIBOR
Central Bank fixing, 16 October
5.21–6.71%
Typical rate after a fixed period
EIBOR plus a bank margin of 1 to 2.5%
3.75%
Lowest advertised fixed rate
Islamic finance. Conventional from 3.89%.
3.90%
UAE Central Bank base rate
Raised from 3.65% on 17 September 2026
Sources: Central Bank of the UAE for EIBOR and the base rate. Fixed rates and margins come from banks' published mortgage pricing, last checked on 16 October 2026, and depend on income, salary transfer and loan size.
Mortgage refinance calculators for the UAE
Enter your figures once. They carry across every calculator, and you can change them in any of them.
Refinance savings
What you save by moving your mortgage to a lower rate, after every switching cost.
For Islamic home finance, use the profit rate. The maths is the same.
Bank fees and the valuation fee have 5% VAT added.
Each emirate sets its own fees for releasing and registering a mortgage. Your bank can tell you the amount.
You pay AED 1,535 less each month. The switching costs of AED 22,918 are covered after 15 months, and after 3 years you're AED 32,352 ahead.
Net saving over five years
Monthly savings minus switching costs, in AED
Show the numbers
| After | Net saving |
|---|---|
| 1 year | −AED 4,494 |
| 2 years | AED 13,929 |
| 3 years | AED 32,352 |
| 4 years | AED 50,775 |
| 5 years | AED 69,198 |
What switching costs
| Fee | How it's set | Your estimate |
|---|---|---|
| Early settlement feePaid to your current bank | 1% of the balance, capped at AED 10,000, plus VAT | AED 10,500 |
| ValuationPaid to the new bank's valuer | Typically AED 2,500 to 3,000, plus VAT | AED 3,150 |
| Mortgage releaseDubai Land Department | AED 1,290 | AED 1,290 |
| New mortgage registrationDubai Land Department | 0.25% of the new loan plus AED 290 | AED 4,040 |
| Processing feePaid to the new bank | Up to 1% of the loan, plus VAT. Often reduced on buyouts. | AED 3,938 |
| Property transfer fee | Not charged, because the property stays in your name | AED 0 |
| Total | AED 22,918 |
The early settlement fee cap comes from the Central Bank of the UAE. Banks sometimes refund the valuation fee or waive the processing fee on buyout offers.
When your fixed rate ends
Your payment after the fixed period, and what a new fixed rate would change.
Enter 0 if it has already ended.
Your offer letter states the margin your rate moves to, often 1 to 2.5% over EIBOR.
When your fixed rate ends in 6 months, your rate moves to 5.85%, which is EIBOR at 4.35% plus a 1.50% margin. Your payment goes from AED 8,692 to AED 10,573, or AED 1,882 more a month. A new fixed rate of 3.99% would make it AED 9,073.
- Payment now
- AED 8,692
- After the reset
- AED 10,573 At 5.85%
- With a new fixed rate
- AED 9,073 At 3.99%
Monthly payment, now and after the reset
In AED, up to three years after the fixed period ends
- Stay on the reversion rate
- Switch to a new fixed rate
If EIBOR moves before your reset
| 3-month EIBOR | Your rate | Payment | Change from now |
|---|---|---|---|
| 3.35% | 4.85% | AED 9,751 | +AED 1,060 |
| 4.35% today | 5.85% | AED 10,573 | +AED 1,882 |
| 5.35% | 6.85% | AED 11,430 | +AED 2,739 |
Fixed or variable
Which rate costs less over the fixed period, and the EIBOR level where the two break even.
Over 3 years, the fixed rate costs AED 170,641 in interest. The variable rate costs AED 252,517 if EIBOR stays at 4.35%. Variable only comes out cheaper if 3-month EIBOR averages below 2.49% over that time.
Interest paid over the 3-year fixed period
Each variable line assumes EIBOR stays at that level
- Fixed payment
- AED 9,082
- Variable payment today
- AED 10,617
- Break-even EIBOR
- 2.49%
Most variable rates also have a floor, a minimum rate that applies even if EIBOR falls further. When the fixed period ends, a fixed rate also moves to EIBOR plus a margin.
Equity release
How much cash you can take out of your property under the Central Bank's loan-to-value limits.
The bank uses a fresh valuation.
At the 80% loan-to-value limit, you can borrow up to AED 2,400,000. After paying off your current AED 1,500,000, that releases up to AED 900,000 in cash.
Your property value, split three ways
Based on the Central Bank's maximum loan-to-value
- Current mortgageAED 1,500,000
- Cash you could releaseAED 900,000
- Equity that stays yoursAED 600,000
- Maximum new loan
- AED 2,400,000
- New monthly payment
- AED 14,531 On AED 2,400,000 over 20 years at 3.99%
This is the Central Bank's maximum. Banks can set a lower limit for equity release. Your income also has to cover the new payment, so check it in the eligibility calculator.
Eligibility and debt burden
Your debt burden ratio at the bank's stress-test rate, and the largest loan the Central Bank's rules allow.
Within the 50% limit
At the bank's test rate of 5.99%, your debt payments would take 31.6% of your income, inside the 50% limit. The largest loan the rules allow is AED 2,400,000, set by the loan-to-value limit.
Debt burden ratio
All monthly debt payments as a share of gross income, at the test rate
The largest loan each rule allows
The lowest of the three is your limit
- Payment at your rate
- AED 9,082
- Payment at the test rate
- AED 10,738
- Longest term at your age
- 25 years
Banks also look at your credit report, employer and length of service, and can lend less than these limits. Most want the loan repaid by 65, or 70 if you are self-employed or a UAE national.
Overpayment
What a lump-sum payment saves in interest, after the bank's partial settlement fee.
Plus 5% VAT. Some banks let you prepay part of the loan each year without a fee.
Paying AED 100,000 now saves AED 200,411 in interest and clears the mortgage 2 years 4 months sooner. After the bank's fee of AED 1,050, you're AED 199,361 better off.
- Interest saved
- AED 200,411
- Partial settlement fee
- AED 1,050
- Net saving
- AED 199,361
- Mortgage-free
- June 2044
Balance left to pay
In AED, over the rest of the loan
- Without the lump sum
- With the lump sum
Mortgage payment
Your monthly payment, the interest it adds up to and how the balance falls, year by year.
Other terms
| Term | Monthly | Total interest |
|---|---|---|
| 10 years | AED 16,540 | AED 484,837 |
| 15 years | AED 12,537 | AED 756,591 |
| 20 years | AED 10,617 | AED 1,048,096 |
| 25 years | AED 9,527 | AED 1,358,235 |
You pay AED 10,617 a month. Over 20 years that adds up to AED 2,548,096, of which AED 1,048,096 is interest. The last payment falls in October 2046.
- Monthly payment
- AED 10,617
- Total interest
- AED 1,048,096
- Last payment
- October 2046
Where each year's payments go
Principal and interest per year, in AED
- Principal
- Interest
Show the yearly schedule
| Year | Interest | Principal | Balance at year end |
|---|---|---|---|
| 1 | AED 86,669 | AED 40,736 | AED 1,459,264 |
| 2 | AED 84,221 | AED 43,183 | AED 1,416,081 |
| 3 | AED 81,626 | AED 45,779 | AED 1,370,302 |
Refinancing.ae
Your switch plan
Your results from every calculator, a dated timeline to your new rate and the documents banks ask for.
These are example figures. Enter your own in any calculator and the plan updates.
Your offer letter states the date. The timeline counts back from it.
Your numbers
Your timeline
Documents to gather
Most banks ask for these when you apply. Tick each one off as you collect it.
The link holds your loan figures, never your income, debts or age. Anyone with the link can see them.
Six ways to refinance
Most people refinance for a lower payment. Others want cash, certainty or a Sharia-compliant structure. Each option has a calculator on this page.
-
Switch banks for a lower rate
Move your balance to a bank with a better rate or a new fixed period. Banks call this a buyout.
Refinance savings calculator -
Release equity
Borrow against the value your property has gained, for a renovation, an investment or anything else you plan.
Equity release calculator -
Buyout with equity release
Switch banks and take out cash in the same transaction, with one new mortgage.
Equity release calculator -
Move to Islamic home finance
Replace a conventional mortgage with Ijara or diminishing Musharakah, priced with a profit rate instead of interest.
Refinance savings calculator -
Fix or float
Lock your rate for one to five years, or choose an EIBOR-linked rate that falls when EIBOR falls.
Fixed or variable calculator -
Ask your bank to match
Use a competing offer to get a better rate from your current bank, often with fewer fees.
Fixed rate ending calculator
How refinancing works
Moving a mortgage to a new bank follows the same steps in every emirate. The paperwork sits with the two banks and the land department.
- Typical time from application to new rate
- 2 to 6 weeks
- The early settlement fee is capped by the Central Bank at 1% of your balance or AED 10,000, whichever is lower, plus VAT.
- You don't pay the 4% transfer fee again. Only the mortgage moves, and the property stays in your name.
- Start about two months before your fixed period ends, so the new rate is ready when the old one stops.
Run the numbers
Check your saving, your switching costs and whether you qualify, before you talk to a bank.
Compare offers
Get offers from banks or a licensed mortgage adviser, conventional and Islamic. Compare the rate, the fixed period, the margin afterwards and the fees.
Pre-approval
The new bank checks your income, debts and credit report. Pre-approval usually takes a few working days.
Valuation and offer
The new bank values your property and issues a final offer letter.
Settlement
Your current bank issues a liability letter with the exact payoff amount, and the new bank pays it.
Registration
The land department releases the old mortgage and registers the new one. Your new rate starts.
The rules behind the numbers
The Central Bank of the UAE sets limits every bank must follow. Banks can be stricter, but never more generous. The calculators apply these limits.
Maximum loan-to-value
| Borrower | First home up to AED 5M | First home above AED 5M | Investment or second home |
|---|---|---|---|
| Expat residents | 80% | 70% | 60% |
| UAE nationals | 85% | 75% | 65% |
- Longest loan term
- 25 years
- Debt burden
- All monthly debt payments up to 50% of gross income, with the new loan tested 2 to 4 points above its rate
- Loan-to-income
- Up to 7 years of annual income for expats and 8 years for UAE nationals
- Settlement fees
- Early or partial settlement capped at 1% of the balance or AED 10,000, whichever is lower, plus VAT
- Age at the final payment
- Set by each bank, commonly 65 for salaried and up to 70 for self-employed borrowers
- Minimum income
- Set by each bank, commonly from AED 15,000 a month for salaried borrowers
Questions people ask
Are the calculators free?
Yes. There is no sign-up, and the calculations run in your browser, so the figures you enter are not sent anywhere. They are saved in your browser so they are there when you come back, and Start over clears them.
How accurate are the results?
They use the Central Bank's limits, the Dubai Land Department's fees and standard loan maths. A bank's offer can differ because of its own fees, rate floors, insurance and how it rounds payments. Treat the results as estimates and confirm them with the bank.
When does refinancing make sense?
Usually just before your fixed period ends, when your rate would switch to EIBOR plus a margin. It is also worth checking if rates have dropped since you borrowed, if your property has gained value, or if you want Islamic finance. Compare your monthly saving with the switching costs to see how quickly you break even.
How much does it cost to switch banks?
For a Dubai property, expect the early settlement fee (capped at 1% of the balance or AED 10,000, whichever is lower, plus VAT), a valuation of about AED 2,500 to 3,000 plus VAT, AED 1,290 to release the old mortgage, and 0.25% of the new loan plus AED 290 to register the new one. Some banks also charge a processing fee of up to 1% plus VAT. On a AED 1.5 million balance, that comes to about AED 19,000 before any processing fee.
What is EIBOR?
The Emirates Interbank Offered Rate, the benchmark UAE banks use to price variable mortgages. The Central Bank publishes it every working day. A variable rate is EIBOR plus the bank's margin, so your payment moves when EIBOR moves.
What is the debt burden ratio?
All your monthly debt payments divided by your gross monthly income. The Central Bank caps it at 50%. Banks test a new mortgage at a rate 2 to 4 points above your actual rate, and usually count 5% of your credit card limits as a monthly payment.
How much equity can I release?
Up to the Central Bank's loan-to-value limit, measured against a fresh valuation, minus what you still owe. For an expat's own home worth up to AED 5 million, the limit is 80%. Banks can set lower limits for equity release, and your income has to support the new payment.
Can I switch from a conventional mortgage to Islamic finance?
Yes. Islamic banks regularly buy out conventional mortgages and replace them with structures such as Ijara or diminishing Musharakah. You pay a profit rate instead of interest, and the same Central Bank limits apply.
Can non-residents refinance?
Yes, with some banks. Non-residents usually get a lower loan-to-value, often 50 to 60%, and need more documents, such as bank statements and proof of income from abroad.