What is 点（按揭折扣点）?
等于按揭贷款额1%的计量单位，用作贷款发起费（Origination Points）或通过前期支付换取更低利率的折扣点（Discount Points）。在迪拜按揭市场中，'点'的使用不如部分西方市场普遍，但费用概念类似。
Description
In mortgage lending, one 'point' equals 1% of the loan amount. Points serve two purposes: origination points are fees charged for processing the loan, while discount points are prepaid interest that buys a lower rate. On a AED 2M mortgage, one point equals AED 20,000.
The term 'points' is less commonly used in UAE banking than in the US market. UAE banks typically express fees as a percentage of the loan amount (arrangement fee of 0.25-1%) and interest rates directly. However, the concept is the same, paying a higher upfront fee can sometimes secure a lower interest rate. Always compare the total cost of borrowing (fees + interest over the expected hold period) rather than focusing on either component alone.
How to interpret
The decision to pay points (upfront fees) in exchange for a lower interest rate is a break-even calculation based on hold period. Divide the additional upfront cost by the monthly interest saving to find the break-even month. If you plan to hold the property longer than the break-even period, paying points is economically beneficial. If you plan to sell or refinance before break-even, do not pay points.
In the UAE, where mortgage arrangement fees are already a significant cost (0.25-1% of the loan amount), adding additional points on top creates a meaningful upfront cash outflow. Calculate the impact on your total acquisition cost and available reserves before agreeing to any point-based structure.
迪拜市场背景
UAE banks price their mortgage products primarily through the interest rate rather than through point-based structures. However, negotiating arrangement fees down (from 1% to 0.5%, for example) while accepting a slightly higher interest rate can be more efficient for investors who plan to hold the property for less than 5 years, since the upfront saving is captured immediately while the rate impact compounds slowly.
During competitive lending periods, UAE banks have offered fee waivers alongside competitive rates as customer acquisition tools. Working with a UAE mortgage broker gives investors access to a wider range of bank offers simultaneously, making it easier to identify the optimal combination of rate and fees for the specific investment profile.
Frequently asked questions
A unit equal to 1% of a mortgage loan amount, used either as a fee (origination point) or to buy a lower interest rate (discount point), directly affecting upfront costs and long-term borrowing expense.
In mortgage lending, one 'point' equals 1% of the loan amount. Points serve two purposes: origination points are fees charged for processing the loan, while discount points are prepaid interest that buys a lower rate.
The decision to pay points (upfront fees) in exchange for a lower interest rate is a break-even calculation based on hold period. Divide the additional upfront cost by the monthly interest saving to find the break-even month.
UAE banks price their mortgage products primarily through the interest rate rather than through point-based structures. However, negotiating arrangement fees down (from 1% to 0.5%, for example) while accepting a slightly higher interest rate can be more efficient for investors who plan to hold the property for less than 5 years, since the upfront saving is captured immediately while the rate impact compounds slowly.
Oliva feeds Point into a proprietary 6-dimension score that rates eparticularly Dubai project on Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. This keeps comparisons consistent across hundreds of listings.
However, the concept is the same, paying a higher upfront fee can sometimes secure a lower interest rate. Always compare the total cost of borrowing (fees + interest over the expected hold period) rather than focusing on either component alone.
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This content is for educational purposes only and does not constitute investment, financial, legal, or tax advice. Yields, returns, and market data referenced are historical or estimated and are not guaranteed. Capital is at risk. Seek independent professional advice before making investment decisions. Oliva is a licensed Dubai real estate advisor (DLD Broker Card: 92025, RERA BRN: 1573501). Read our Key Risks Disclosure and Disclaimer.