Purchase price
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
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Lenders do not underwrite your deal the same way you do. They look at Debt Service Coverage Ratio: the income the property produces divided by what the mortgage costs each year. This calculator checks whether your deal clears typical Dubai bank thresholds, or solves backwards for the largest loan a property can safely carry.
NOI د.إ79,650
DSCR
1.20
MarginalNOI د.إ79,650 / debt service د.إ66,321
What this means. Borderline. Some banks accept, others decline. Little cushion for vacancies.
Reference
Every input and output on this page, explained for any investor profile. Hover the info icons on the calculator itself to see the same content.
What you pay for the property, before any fees or mortgage. The starting point of every calculation below.
Share of the year the property sits empty between tenants. Dubai prime areas: 3-5%. Secondary areas: 7-12%.
How to read the result
Tight5/5
Strong rental demand. Prime Dubai areas.
Healthy4/5
Dubai typical. Minor turnover only.
Moderate3/5
Some churn expected. Budget for rent-free months.
Soft2/5
Weaker secondary areas or oversupplied submarkets.
Weak1/5
Sustained empty periods. Revisit the area choice.
Total yearly running costs: service charge, property management, insurance, repairs. Everything except the mortgage payment.
Net Operating Income. Effective rent (after vacancy) minus operating costs (service charge, management, maintenance). Shown before any mortgage payment.
Formula
Rent × (1 − vacancy) − service charge − management − other opex
How much you borrow from the bank. The rest of the price comes from your down payment.
Annual mortgage interest rate. Dubai variable rates typically 4.5-6.5% (EIBOR-linked). Fixed offers land 20-50 basis points above variable in most cycles.
How to read the result
Very cheap5/5
Rarely seen in Dubai. Usually reserved for private-bank clients or promotional periods.
Below market4/5
Competitive Dubai rate. Good negotiation outcome.
Market3/5
Typical Dubai resident rate on a standard loan.
Expensive2/5
Above market. Common for non-residents or marginal credit profiles.
Very expensive1/5
Materially above market. Refinance would likely improve your DSCR.
How many years you take to repay the mortgage. Longer term = smaller monthly payment, but more total interest paid.
The coverage ratio your lender requires. Dubai banks typically want 1.20 to 1.30. Set this to the threshold you are underwriting against.
Debt Service Coverage Ratio. Net operating income divided by yearly mortgage payments. Banks want at least 1.25 (rent covers mortgage with 25% to spare).
Formula
NOI / Annual debt service
How to read the result
Negative carry1/5
Rent does not cover the mortgage. You will fund the shortfall from your pocket.
Thin2/5
Below most Dubai bank thresholds. Expect loan decline or reprice.
Marginal3/5
Borderline. Some banks accept, others decline. Little cushion for vacancies.
Healthy4/5
Comfortably covers debt. Typical institutional target.
Strong5/5
Deep coverage. Resilient to rent drops, vacancy shocks, rate moves.
Total mortgage payments you make in a year, principal plus interest combined.
Formula
Monthly payment × 12
Loan amount as a percentage of the purchase price. Dubai caps: UAE nationals 80%, residents 75%, non-residents 65%.
Formula
Loan amount / Purchase price × 100
How to read the result
Conservative5/5
Very low use. Maximum flexibility, lowest rates available.
Balanced4/5
Below Dubai average. Cheaper rates, lower stress under shocks.
Typical3/5
Dubai market standard. Reasonable use for most profiles.
High2/5
Near UAE-national cap. Higher rate spread, tight serviceability checks.
Over limit1/5
Exceeds Dubai mortgage cap. No bank will fund; adjust down payment.
The largest loan the property can safely carry while still meeting your target DSCR. Bank-style underwriting, applied to your deal.
Cash you must put in, calculated as purchase price minus the maximum loan at your target DSCR.
Formula
Purchase price − Max loan
Your fixed monthly mortgage payment (principal plus interest) at the agreed rate.
DSCR (debt-service coverage ratio) is the lender\'s solvency test: can the property\'s rental income cover the mortgage payment with margin to spare? In Dubai, a DSCR below 1.0 means the rent does not even cover the mortgage; below 1.25x, the lender will typically reject the deal unless the borrower has significant other income.
Use the DSCR calculator after you\'ve picked an asset and a mortgage structure. If your DSCR is borderline, reduce the loan amount (larger down payment), pick a longer tenor (lower monthly payment), or pick a higher-yield asset class.
Most UAE lenders want 1.25x to 1.5x DSCR on an investment property mortgage. Below 1.25x the loan is typically declined or repriced higher. Above 1.5x the deal is well-cushioned.
Cap rate measures the property's yield on its own. DSCR measures the rent's ability to cover the mortgage. A high cap rate plus a low DSCR usually means you over-leveraged.
NOI is annual rent minus service charges (Mollak), 1% maintenance reserve, 8% management fee, and vacancy allowance. It excludes mortgage interest, principal payments, and income tax (zero in the UAE for personal real-estate income).
Three levers. Increase the down payment to reduce the loan and monthly debt service. Extend the tenor (up to 25 years) to lower the monthly payment. Pick an asset with a higher Ejari-recorded rent, even if the cap rate is similar, since DSCR is sensitive to gross rent.
Yes for refinances on tenanted property: lenders typically accept 70-80% of the Ejari-recorded annual rent as qualifying income. For an empty unit or off-plan, the lender uses an appraised market rent (haircut at 70%) instead.
Last updated
Developers scored
265
Areas covered
164
Units tracked
26,817
Data points per project
150+
Day 1: First call with the buyer concierge, brief discussed. Day 4: Shortlist of 7 units delivered. Day 9: Viewings (remote, video). Day 11: Offer placed. Day 16: Offer accepted, MoU signed. Day 22: Down payment, KYC, escrow. Day 28: DLD title transfer. Day 31: Keys. I time everything. This is fast.