Dubai Mortgage & Home Loan Rates Compared (8 Sep 2026)
Updated: 5 days ago
Looking to buy property in Dubai or refinance your home loan? As of 8 September 2026, Sharjah Islamic Bank remains this cycle's cheapest confirmed headline rate at 3.75% p.a. (1yr fixed, Islamic), with Emirates NBD leading the conventional field at 3.89% p.a. (2yr fixed). Three-month EIBOR has moved up to 4.00% as of 3 September 2026 (mortgease.ae), up from 3.88% in late August — a reminder that reversion rates matter as much as the headline fix. Every figure below assumes salary transfer and an LTV under 80% unless noted otherwise.
I refresh this page weekly (and more often when rates or promos shift). ADCB's own site returned no published rate on this check, and Standard Chartered's number is aggregator-sourced only this cycle — both are flagged as unconfirmed against a primary source. FAB's processing-fee waiver for salary-transfer customers (confirmed directly on bankfab.com) runs to 30 September 2026 — about three weeks left as of this refresh. Confirm the exact current offer before signing anything.
This cycle's lowest confirmed advertised rate: Sharjah Islamic Bank at 3.75% p.a. (1yr fixed, Islamic). Emirates NBD leads conventional at 3.89% (2yr fixed). 3M EIBOR stands at 4.00% as of 3 September 2026 — always compare the revert rate, not just the headline fixed number.
UAE Mortgage Rates — As of 8 September 2026 (Indicative, Verify with Bank)
Scenario: salaried applicant, salary transfer to lending bank, LTV under 80%, first residential property under AED 5M. Rates are indicative and change frequently — confirm directly with the bank before acting. Islamic products quote a profit rate, not interest; the economics are equivalent for comparison purposes.
Bank | Product | Type | Headline Rate (fixed period) | Reverts To | Max LTV | Min Salary | Notes |
Sharjah Islamic Bank | Home Finance (Ijara) | Islamic (profit rate) | 3.75% (1yr fixed) — this cycle's Islamic leader | EIBOR 3M + ~1.75% (indicative, aggregator basis) | 80% expat | Standard profile | Confirmed on two independent aggregators (mortgagecompare.ae, mortgease.ae) over successive cycles. No arrangement fee typical — reconfirm directly. |
Emirates NBD (ENBD) | Home Loan | Conventional | 3.89% (2yr fixed) — this cycle's conventional leader | EIBOR 3M + ~1.50% (indicative) | 80% expat / 85% UAE national | AED 15,000 | Best rate requires salary transfer to ENBD. Max loan AED 15M. Confirmed on two aggregators this cycle. |
RAKBANK | Home Loan | Conventional (Amal Islamic option available) | 3.89% (1yr fixed) | EIBOR 3M + ~1.69% (indicative) | 80% (<AED 5M) / 70% (≥AED 5M) | AED 10,000 (aggregator estimate) | Accepts the lowest minimum salary of the conventional peer set on aggregator data — reconfirm directly with RAKBANK. |
Dubai Islamic Bank (DIB) | Al Islami Home Finance | Islamic (profit rate) | 3.95% (1yr fixed) | EIBOR 3M + ~1.25% (indicative) | 80% expat (20% down) | AED 15,000 | DIB's own product page still does not publish a headline profit rate — figure is aggregator-sourced. Confirm directly before relying on it. |
FAB (First Abu Dhabi Bank) | Mortgage Loan | Conventional | 3.99% (1-3yr fixed, with salary transfer + FAB credit card) / 4.24% without the card; 4.19% for 5yr with card | EIBOR 3M + 1.50% salary-transfer / +1.89% non-salary-transfer (floor 1.99% over agreed period) | 80% expat / 85% first-time buyer / 50% non-resident | AED 15,000 | Confirmed directly on bankfab.com. Processing-fee waiver (capped at AED 25,000) for salary-transfer customers runs to 30 Sep 2026 — about 3 weeks left as of this refresh. |
ADIB (Abu Dhabi Islamic Bank) | Home Finance (Ijara) | Islamic | 3.99% (3yr fixed) | EIBOR 3M + ~1.99% (indicative) | 75-80% expat / 85% UAE national | AED 10,000 (salary transfer) / AED 15,000 | Aggregator-sourced this cycle; ADIB's own page did not return a headline figure on this check. Confirm directly before applying. |
Mashreq | Home Loan | Conventional | 3.99% (2yr, premium/salary-transfer segment only) — standard pricing 4.49–4.74% for other applicants | EIBOR 3M + ~1.75% (indicative) | 80% expat (completed) / 50% off-plan | AED 12,000 | The 3.99% headline is restricted to a premium segment — most applicants should expect the higher standard band. Confirm your segment directly. |
HSBC UAE | Fixed-Rate / Variable Home Loan | Conventional | 4.05% (2yr fixed, Private/Premier tier) | EIBOR 3M + 1.09% go-to margin (indicative) | 75% expat / 80% UAE national | AED 15,000 (standard) / AED 40,000 (Premier) | Rate applies to HSBC's Private/Premier tier; standard-tier applicants should expect a higher quote. Confirm eligibility directly. |
ADCB (Abu Dhabi Commercial Bank) | Standard Mortgage Loan | Conventional | 4.13% (1yr fixed, aggregator figure) — ADCB's own rate page returned no published figure on this check (two-source discrepancy, flagged not resolved) | EIBOR 3M + ~1.50% (indicative) | 80% expat / 85% UAE national | AED 15,000 | Treat the 4.13% figure as unconfirmed against a primary source until ADCB's own page republishes a headline rate — confirm directly. |
Standard Chartered | MortgageOne Loan | Conventional | ~4.29% (3yr fixed, aggregator figure this cycle) | EIBOR 3M + ~1.25% (indicative) | 80% expat / 85% UAE national | AED 15,000 | Some sources this cycle still surface an older 2.99–3.78% promotional figure; that promo could not be confirmed as current and appears to have lapsed. Confirm the live rate directly with Standard Chartered before relying on either number. |
What Is EIBOR and Why Does It Matter for Your Mortgage?
EIBOR (Emirates Interbank Offered Rate) is the benchmark rate at which UAE banks lend to each other. The 3-month EIBOR is the most common reference for variable-rate mortgages. Your monthly repayment on a floating mortgage is recalculated on the reset cycle: EIBOR + the bank's fixed margin. Lower EIBOR = lower payment.
Today's EIBOR rates (mortgease.ae EIBOR tracker, value date 7 Sep 2026, published 3 Sep 2026): 1M = 3.81% | 3M = 4.00% | 6M = 4.11% | 12M = 4.34%. The 3M rate has moved up from 3.88% in late August. CBUAE's own EIBOR page returned an access error on direct fetch this cycle — confirm the live figure there before relying on it for a binding calculation.
How to Read the Comparison Table
Fixed vs floating — A fixed rate locks in your repayment for 1–5 years. After that, it 'reverts' to EIBOR + the bank's margin. Fixed = stability now; floating = lower cost if EIBOR falls.
Islamic (profit rate) vs conventional (interest) — Islamic mortgages charge a 'profit rate' under Murabaha or Ijarah structures — Sharia-compliant and functionally equivalent to interest for comparison. The math is the same; the legal structure differs.
DBR (Debt Burden Ratio) — The CBUAE caps total monthly debt (mortgage + car loan + credit cards) at 50% of gross salary. A AED 15,000/month salary allows a maximum AED 7,500/month in combined debt payments.
Reducing balance vs flat rate — UAE mortgages are always quoted on a reducing-balance basis — the correct way to compare. Flat-rate quotes (sometimes seen in personal loans) look cheaper but are not.
LTV (Loan-to-Value) — LTV = loan ÷ property value. The CBUAE caps expat first-home LTV at 80% (properties under AED 5M). You need at least a 20% down payment plus a 4% Dubai Land Department (DLD) transfer fee + registration fees.
CBUAE LTV Caps — Regulatory Limits (All Banks)
Borrower Type | Property Value | 1st Home (completed) | 2nd / Investment Property | Off-Plan |
UAE National | ≤ AED 5M | 85% | 65% | 50% |
UAE National | > AED 5M | 75% | 65% | 50% |
Expat Resident | ≤ AED 5M | 80% | 60% | 50% |
Expat Resident | > AED 5M | 70% | 60% | 50% |
Non-Resident | All | 50–65% | 50–60% | Not typical |
Source: CBUAE Mortgage Regulations Rulebook. As of 8 September 2026. These are regulatory ceilings — individual banks may apply tighter limits.
Who Does Each Option Suit?
Sharia-compliant preference, wants the sharpest confirmed rate — Sharjah Islamic Bank (3.75%, 1yr fixed) is this cycle's confirmed cheapest headline, cross-verified across successive weekly refreshes.
Salaried expat, conventional preference — Emirates NBD (3.89%, 2yr fixed) leads the conventional field this cycle, requiring salary transfer for the headline rate.
Wants a longer rate lock without a big premium — FAB's 3.99% runs consistently across 1–3yr tenors (with salary transfer + FAB credit card) plus a processing-fee waiver until 30 Sep 2026 — confirm directly.
Self-employed or business owner — ADIB and HSBC Premier are among the more self-employment-friendly options. Expect a rate premium vs a salaried applicant at most banks.
Property over AED 5M — LTV drops: expats capped at 70% (30% down + DLD fees). Budget the full cash outlay carefully and confirm each bank's high-value-property terms directly.
Looking to buy off-plan — Most banks cap off-plan LTV at 50%. Ask each bank directly about off-plan eligibility and terms.
What Changes the Rate You're Offered?
The headline rates in the table are best-case scenarios. Your actual offer will depend on:
Salary transfer — Transferring your salary to the lending bank typically unlocks a lower rate than the walk-in headline — sometimes the entire headline rate requires it.
LTV / down payment — Borrowing at 60–70% LTV vs 80% can shave a meaningful margin off the rate. Lower LTV signals less risk to the bank.
Employer profile — Government entities, large multinationals, and banks on the lender's 'preferred employer' list attract better rates. Ask your bank whether your employer qualifies.
Fixed period length — Longer fixed periods (5yr vs 1yr) cost more — you pay for certainty. The spread between 1yr and 5yr is typically 0.30–0.60% in today's market.
Islamic vs conventional — Pricing leadership between Islamic and conventional products shifts with each bank's funding costs — Sharjah Islamic Bank leads this cycle, but compare both types at application time rather than assuming one is always cheaper.
EIBOR direction — 3M EIBOR is at 4.00%, up from 3.88% in late August. A fixed-rate mortgage hedges against future upside; floating benefits if EIBOR falls.
Frequently Asked Questions
Can expats get a mortgage in Dubai?
Yes. UAE-resident expats can borrow up to 80% of a property's value (for properties under AED 5M), subject to a 50% DBR cap and minimum salary requirements (typically AED 10,000–15,000/month depending on the bank). Non-residents can also apply, but LTV is capped at 50–65% and documentation requirements are more stringent.
Is it better to go fixed or floating right now?
With 3M EIBOR at 4.00% and having edged up from 3.88% over the past couple of weeks, a 1–2yr fixed rate around 3.75–3.99% locks in close to current levels and removes near-term uncertainty. If EIBOR falls instead, a floating rate would come out cheaper over time. This is a trade-off between certainty and potential savings — not a one-size-fits-all answer, and not financial advice.
What fees should I budget beyond the mortgage rate?
On a AED 2M property at 80% LTV (loan: AED 1.6M): Dubai Land Department (DLD) transfer fee ~AED 80,000 (4% of value); DLD trustee or Oqood registration ~AED 4,000; bank arrangement fee ~AED 16,000–20,000 (typically ~1% of loan, sometimes waived under a promo); property valuation ~AED 2,500–3,000; buildings insurance ~0.1–0.2% p.a. Budget a minimum of 6–7% of purchase price in upfront transaction costs, on top of your down payment.
What does EIBOR + 1.5% mean on a AED 1M mortgage?
At today's 3M EIBOR of 4.00%: an EIBOR+1.5% floating rate is 5.50% p.a. On a AED 1M 25-year mortgage (reducing balance), that equates to roughly AED 6,150–6,350/month in repayments — illustrative only. Actual payment depends on tenor, fees, and disbursement timing. Use the bank's own mortgage calculator for a binding figure.
Which bank has the lowest mortgage rate in Dubai right now?
Sharjah Islamic Bank, at 3.75% p.a. (1yr fixed, Islamic) — this is the lowest figure confirmed across successive weekly refreshes. Emirates NBD leads conventional lenders at 3.89% (2yr fixed). Always compare both the fixed rate AND the revert rate — a cheaper fix that reverts to a high EIBOR margin can cost significantly more over a 25-year term, and every one of these figures needs confirming directly with the bank.
Sources & Data Notes
This page is researched and updated weekly using primary and secondary sources. All figures are indicative — confirm current offers directly with each bank before acting.
EIBOR: mortgease.ae EIBOR tracker — 1M 3.81%, 3M 4.00%, 6M 4.11%, 12M 4.34%, published 3 Sep 2026 (value date 7 Sep 2026). CBUAE EIBOR page (returned an access error on direct fetch this cycle — confirm the live figure there).
Bank sources: FAB Mortgage Loan | DIB Home Finance | HSBC UAE Mortgage Rates | ENBD Home Loans | RAKBANK Home Loan | ADIB Home Finance | ADCB Standard Mortgage Loan | Sharjah Islamic Bank Real Estate Finance.
Comparison aggregators used for the market-leader sweep: mortgagecompare.ae and mortgease.ae. LTV regulations: CBUAE Mortgage Regulations Rulebook.
This is not financial advice. Rates are indicative and change frequently — confirm directly with the bank or a licensed UAE mortgage broker before acting. Not sponsored — Angel In Dubai is not affiliated with, paid by, or endorsed by any bank or financial institution listed here. See also: Dubai Off-Plan Launches Tracker for current off-plan properties and UAE Fixed Deposit & Savings Rates for the latest savings rates.
— Angel Tyagi, angelindubai.com | Researched 8 September 2026 | Next update: ~15 Sep 2026 (weekly cadence)
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