A Qatar mortgage calculator for Islamic home finance does the same arithmetic as a conventional one: it spreads a finance amount plus profit over a term in equal monthly instalments. At AlRayan Bank's published promotional rate of 3.50% APR, QAR 1 million over 25 years is about QAR 5,006 a month; at 5.50% it is about QAR 6,141. What the bank calculators do not show is as important as the number they produce: QIB's tool excludes life and property takaful and all fees, QIIB's asks you to type in the rate yourself, AlRayan's promo resets to the bank's standard rate after two years, and Dukhan publishes no calculator at all. This guide shows the formula, works the examples at three property prices, and lists what to add back. Start with our home financing hub for Qatar for the products themselves.
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What an Islamic home finance calculator is actually computing
In a murabaha home finance, the bank buys the property and sells it to you at cost plus a fixed profit, and you repay the total in equal instalments. The calculator is finding the instalment that repays the bank's cost plus the agreed profit over the term, which is the standard annuity formula: monthly payment equals the finance amount multiplied by the monthly rate, divided by one minus the monthly rate compounded over the number of months. In an ijara muntahia bittamleek, the bank owns the property and you pay rent plus a purchase instalment, and the rent is reset periodically against a benchmark. The calculator gives the first period's payment; the later ones depend on the benchmark. Our murabaha versus ijarah guide for Qatar home financing explains the two contracts in detail.
The practical difference is that a murabaha calculator's answer is the contract, while an ijara calculator's answer is a forecast. Dukhan Bank's constructed properties finance page describes floating rates linked to Qatar Central Bank rates, which is the ijara pattern. AlRayan's offer page describes a fixed 3.50% for the first two years and the bank's standard rate from the third year, which is a hybrid: fixed, then reset. The QCB benchmark the resets follow is the QMR lending rate, 4.60% on 27 September 2026 on the QCB homepage, alongside a 4.10% deposit rate and a 4.35% repo rate.
The monthly payment table: QAR 1m, 1.5m and 2m over 20 and 25 years
The table below applies the annuity formula at four annual rates. Only the 3.50% column corresponds to a published Qatari rate, AlRayan's promotional APR for the first two years of a home finance of QAR 1 million or more, valid from 8 September to 31 December 2026. The other three columns are illustrative points on the scale so you can see how sensitive the instalment is to the rate the bank eventually quotes. No bank in Qatar published a standard home finance rate on 27 September 2026: AlRayan's tariff states as approval, QIB and QIIB say competitive, Dukhan says floating.
| Finance amount | Term | 3.50% | 4.50% | 5.50% | 6.50% |
|---|---|---|---|---|---|
| QAR 1,000,000 | 20 years | QAR 5,800 | QAR 6,326 | QAR 6,879 | QAR 7,456 |
| QAR 1,000,000 | 25 years | QAR 5,006 | QAR 5,558 | QAR 6,141 | QAR 6,752 |
| QAR 1,500,000 | 20 years | QAR 8,699 | QAR 9,490 | QAR 10,318 | QAR 11,184 |
| QAR 1,500,000 | 25 years | QAR 7,509 | QAR 8,337 | QAR 9,211 | QAR 10,128 |
| QAR 2,000,000 | 20 years | QAR 11,599 | QAR 12,653 | QAR 13,758 | QAR 14,911 |
| QAR 2,000,000 | 25 years | QAR 10,012 | QAR 11,117 | QAR 12,282 | QAR 13,504 |
Two readings follow. First, each percentage point adds roughly 9% to 10% to the instalment, so a quote of 5.50% rather than 4.50% on QAR 1.5 million over 25 years costs about QAR 874 more a month and about QAR 262,000 more over the term. Second, stretching from 20 to 25 years cuts the instalment by about 14% at 3.50% but adds about QAR 110,000 of profit on QAR 1 million. The total profit on QAR 1 million over 25 years is about QAR 502,000 at 3.50% and about QAR 842,000 at 5.50%. These are the numbers a bank calculator shows as profit paid over term, and they are the ones to compare between banks.
What happens when AlRayan's 3.50% promo resets
AlRayan Bank's offer page is specific: 3.50% APR for the first two years, minimum financing of QAR 1,000,000, open to Qataris, residents and non-residents but not staff, for buy-to-live, buy-to-let, buyouts from other banks and debt consolidation, on ready property or under-construction units from established developers. From the third year the bank's standard profit rate applies. The cashback is one month's gross salary excluding bonus, capped at QAR 100,000, and you must undertake to keep the finance with AlRayan for three years; if another bank buys it out within that period you repay the cashback plus the difference between the standard rate and the promotional rate for the first two years.
Run the reset yourself. On QAR 1 million over 25 years at 3.50%, the instalment is QAR 5,006 and the balance after 24 payments is about QAR 948,000. If the standard rate is 4.50%, the instalment for the remaining 23 years becomes about QAR 5,520; at 5.50% it becomes about QAR 6,061; at 6.50% about QAR 6,628. The honest way to use the promo is to ask AlRayan for its current standard rate in writing, apply it to the year-three balance, and check that the higher instalment still fits your ceiling. Our analysis of the AlRayan 3.5% home finance promotion works through the clawback clause in detail.
How QCB loan-to-value and instalment caps bound the inputs
A calculator will happily compute a payment on QAR 2 million for a resident on QAR 12,000 a month; a bank will not approve it. AlRayan's offer page states the financing-to-value limits as per QCB's instruction: up to 80% for Qatari clients and up to 75% for residents and non-residents. QIIB's mortgage page says up to 80% of the property value and up to 360 months. QIB is more conservative on its page: financing up to 70% of the property value, down payments starting from 20% for Qataris, 25% for residents and 40% for non-residents, tenors of 30 years for Qataris and 25 for expats, and minimum salaries of QAR 10,000 for Qataris and QAR 20,000 for residents. QIB's own calculator caps resident finance at QAR 3.5 million including profit.
The instalment ceiling is the second bound. QIB publishes it as 75% of basic salary and social allowance for Qataris and 50% of total salary for residents, and the same ceiling counts every finance you hold, not only the home. Take a resident buying a QAR 1.5 million apartment through QIB at 70% finance: the finance is QAR 1,050,000, and at an illustrative 4.50% over 25 years the instalment is about QAR 5,836, which needs a total salary of at least QAR 11,672 before takaful and any car finance. Our guide to how much you can borrow in Qatar on your salary runs this calculation for several salary bands.
What the bank calculators include and leave out
QIB's home finance calculator takes property price, down payment percentage and a repayment period from 12 to 240 months, and returns net finance amount, profit paid over term, total repayment and the instalment. Its disclaimer states that the calculation is indicative and excludes life takaful, property takaful and any other fees, and it will raise your down payment automatically to meet eligibility. QIIB's finance calculator takes finance amount, advance payment, number of months and a rate you enter as APR, and returns the monthly instalment, finance amount and profit amount; its disclaimer calls the output illustrative and not a product approval. AlRayan's online calculator covers personal and vehicle finance against salary only, not home finance; for home finance you are sent to a branch.
- Life takaful on the outstanding balance: AlRayan's home finance tariff lists up to 0.062% per month, which on QAR 1 million is up to QAR 620 in the first month, falling as the balance falls
- Property all-risk takaful: AlRayan lists up to 0.08% a year of the building value, so a QAR 800,000 building adds up to QAR 640 a year
- Feasibility fee: AlRayan charges 1% of the finance, QAR 10,000 on QAR 1 million; QIB says the feasibility fee is the only fee it charges but does not print the rate
- Documentation and title: AlRayan lists QAR 500 for documentation and QAR 100 for a certified title deed copy from the ministry
- Valuation: QIB requires reports from two companies it accredits; AlRayan lists the fee as per the evaluator
- Early or partial settlement: AlRayan's tariff lists 1%; QIB and QIIB do not publish a figure
- Rate resets: no calculator models the move from a promotional or floating rate to the standard rate
QIIB and Dukhan Bank do not publish fee schedules for home finance on the pages we fetched; Dukhan describes attractive fees and low processing fees with no figures, and lists life and property takaful among the required documents, so both are costs to ask about. Add these to the calculator's instalment before you compare it with rent.
A method for using any calculator honestly before the bank meeting
Start with the price and the loan-to-value that applies to you, which gives the finance amount. Run that amount at the bank's published rate if it has one, and at the published rate plus two percentage points if the rate is promotional or floating, so that you see the reset. Add the takaful and fees above as a monthly equivalent. Check the result against your instalment ceiling, counting any car or personal finance you already hold. Then ask the bank for its calculator output in writing, with the rate, the method and the exclusions printed, and compare it with your own figure. Our mortgage calculator tool lets you run the annuity arithmetic with any rate and term, which is the step most bank tools skip.
The decision
If you are financing QAR 1 million or more before 31 December 2026 and can keep the finance for three years, run AlRayan's 3.50% for the first two years and its standard rate from year three, and take the offer only if the year-three instalment fits. If you are a resident with a salary near QIB's QAR 20,000 floor, QIB's 70% limit and its calculator's resident cap of QAR 3.5 million including profit tell you the price range to shop in before you look at listings. If you want the longest term, QIIB's 360 months is the longest published, and its calculator will show you what the extra years cost in profit once you type in the quoted rate.
Whatever the bank, the calculator's instalment is the floor of your monthly cost, not the ceiling. Add takaful, fees and a reset margin, and keep the written output with the contract. Facts checked against alrayan.com, qib.com.qa, qiib.com.qa, dukhanbank.com, qcb.gov.qa on 27 September 2026.
Frequently asked questions
How is an Islamic mortgage payment calculated in Qatar?
For murabaha, the bank fixes a profit on its purchase cost and the total is divided into equal instalments using the annuity formula, so the payment is the same as a conventional loan at the same rate and term. For ijara, the payment is rent plus a purchase instalment, and the rent is reset against the QCB benchmark. On QAR 1 million over 25 years, 3.50% gives about QAR 5,006 a month and 5.50% about QAR 6,141.
Does AlRayan Bank have a mortgage calculator?
AlRayan Bank's online calculator covers personal and vehicle finance against salary transfer, with nationality, tenure, segment and amount as inputs; it does not cover home finance. For a home finance figure you need a branch quote. The bank's home finance offer page publishes a 3.50% APR for the first two years on finance of QAR 1 million or more, and its tariff lists a 1% feasibility fee and 1% early settlement charge.
What does the QIB home finance calculator leave out?
QIB's calculator states that it is indicative only and excludes life takaful, property takaful and any other fees. It also increases your down payment automatically to meet eligibility, caps residents at QAR 3.5 million including profit, and runs from 12 to 240 months. QIB's page separately states financing of up to 70% of the property value and tenors of 25 years for expats and 30 years for Qataris.
What is the maximum loan-to-value for home finance in Qatar?
AlRayan Bank's offer page states the QCB limits as up to 80% for Qataris and up to 75% for residents and non-residents. QIIB publishes up to 80% of the property value. QIB is stricter on its own page at up to 70%, with down payments from 20% for Qataris, 25% for residents and 40% for non-residents. The bank's limit, not the QCB ceiling, is the one that applies to your application.
How much salary do I need for a QAR 1 million home finance in Qatar?
At 4.50% over 25 years the instalment is about QAR 5,558. QIB's published ceiling is 50% of total salary for residents, so you would need about QAR 11,100 of total salary with no other finance, or about QAR 7,400 of basic salary and social allowance as a Qatari at the 75% ceiling. QIB also sets minimum salaries of QAR 20,000 for residents and QAR 10,000 for Qataris, which override the arithmetic.
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Why does the same rate give different payments at different banks?
Because the rate is only one input. Banks differ on whether profit is calculated on a reducing balance or a flat basis, on whether takaful is added to the instalment or charged separately, on the loan-to-value they allow, and on whether a promotional rate resets. QIIB's calculator shows this directly: the same amount and term produce a different instalment and profit figure for every APR you type in.
