Golden Visa through property: how the AED 2 million route works

You can get a Golden Visa through property if you own UAE real estate worth at least AED 2 million in your own name. In Dubai the file goes through the Dubai Land Department (DLD), which looks at the purchase value recorded when you bought, and GDRFA Dubai, the emirate's residency authority, issues a 10-year residence permit. Mortgages and off-plan units can work, but both come with conditions that catch buyers out.

This guide covers the Dubai property route in detail. For the other categories, start with our overview of every UAE Golden Visa category. It is general information, not legal or investment advice. Buy a property because it suits you, and confirm the visa position before you sign rather than after.

What counts towards the AED 2 million?

Three rules decide most property files.

• Value at purchase. DLD describes the test as a purchase value of AED 2 million or more at the time of purchase. GDRFA Dubai adds that a valuation certificate from a DLD-licensed valuer may be accepted, but don't pay for a valuation assuming it will rescue a property you bought for less.
• One property or several. You can add up two or more properties to reach the total.
• In your name. DLD requires the property to be wholly owned by the applicant. For a jointly owned property, GDRFA's terms say your own share must be worth at least AED 2 million.

That last rule catches couples. An AED 3 million apartment owned 50:50 gives each spouse a share worth AED 1.5 million, so on GDRFA's published terms neither qualifies, and those terms make no exception for spouses. Registered 70:30, one share is worth AED 2.1 million: that owner applies and sponsors the other as a spouse.

Property held through a company is another grey area. DLD's terms refer to property in the applicant's name, so if you plan to buy through a company, settle the visa question before you choose the structure.

Can you use a mortgaged property?

In Dubai, yes, with conditions. DLD accepts a mortgaged property if your bank issues a no-objection letter saying it does not object to a residence permit being issued on the property, and showing the amount paid and the balance. DLD's own service description goes further: the bank letter must show AED 2 million paid.

Say you buy an AED 2.5 million apartment with a mortgage and have paid AED 600,000 so far. The property passes the value test, but on DLD's current wording the amount paid does not. An AED 4 million villa with an AED 2 million loan outstanding is different, because you have paid AED 2 million.

You will see claims online that the paid-amount condition has been relaxed. Go by DLD's current service terms, and ask the Golden Visa centre to confirm your case before you rely on anything else. If you are still comparing lenders, our guide to getting a mortgage in the UAE as an expat explains how banks assess you.

Two more points. The loan must come from an approved local bank, according to the Golden Residency guide from ICP, the federal identity and residency authority. And GDRFA requires a lien on the property so that your ownership continues while the visa is valid, which limits what you can do with it.

What about off-plan property?

Off-plan can qualify. ICP's Golden Residency guide accepts one or more off-plan units with a total value of at least AED 2 million, bought from an approved local developer authorised by the emirate's authorities.

In practice, expect two questions: what DLD has registered in your name, and how much you have actually paid. DLD's document list asks for your title certificate, so check what you hold before you book an appointment. If most of the price is still due on a long payment plan, expect closer scrutiny.

Check the developer and the project first; our guide to buying off-plan property in Dubai covers escrow and registration. Then ask DLD's Golden Visa centre to confirm your unit before you count on the visa.

How do you apply in Dubai?

Property investors in Dubai apply through DLD rather than straight to GDRFA. DLD's service page lists its own Golden Visa centres, including the Al Manara centre and a Golden Visa office at Dubai World Trade Centre, plus a few accredited registration trustee offices.

1. Check your numbers. Confirm the purchase value, your ownership share and, for a mortgage, the amount paid.
2. Get the bank's no-objection letter if the property is mortgaged. DLD lets you upload letters and certificates to its online document vault.
3. Attend in person. DLD's note says only the applicant attends, and a representative can't apply for you. You must be inside the UAE.
4. Submit and pay. Bring your passport, title certificate, a photo, and your Emirates ID and current residence permit if you have them.
5. Take the medical test at the centre.
6. Receive the permit by email. DLD quotes 7 to 10 business days.

If you are abroad, you need to enter the UAE first. ICP's guide says eligible applicants outside the country get a six-month multiple-entry visa, renewable for another six months, to complete the process; confirm which permit fits a Dubai file before you travel. Our step-by-step guide to the Golden Visa application covers entry permits and the Emirates ID stage.

What does it cost?

DLD publishes its Golden Visa fees. As of October 2026, the investor's 10-year permit is listed as:

Each family member adds to that. DLD lists AED 5,774.50 for a spouse's or child's 10-year permit, the same for each parent, AED 318.75 to open a family sponsorship file and AED 100 for each sponsored person. Health insurance and attestation are extra, and ICP's guide requires comprehensive health insurance for you and your family for as long as the residence is valid. Our guide to sponsoring your family on a Golden Visa lists the documents.

Is it five years or ten?

Ten, in Dubai. DLD issues a 10-year renewable permit, GDRFA Dubai describes the investor permit as 10 years, and ICP's Golden Residency guide lists 10 years for real estate investors. Some federal summary pages, including the government portal u.ae, still show five years for property investors. The term printed on your approval is the one that counts, so check it when the permit is issued.

What usually goes wrong?

• Selling too soon. GDRFA's terms say the property may not be disposed of during the 10-year permit. If you expect to sell within a few years, this route may not suit you.
• Buying just under the line. A purchase at AED 1.95 million fails the test, however the market moves afterwards.
• The wrong name on the title. Property in a spouse's, child's or company's name is not yours for this test.
• Believing "Golden Visa included". A developer or agent can help with the property test, but nobody can guarantee approval. GDRFA decides.
• Family documents left late. Marriage and birth certificates usually need attestation, which often takes longer than the visa itself.

If your property is worth less than AED 2 million, GDRFA Dubai has a standard residence permit for property owners. The property must be completed, habitable and fully owned by you, and you need a monthly income of at least AED 10,000 or proof of financial solvency. It is not a Golden Visa, but it may be the realistic option.

If you want a second opinion before you buy, our Golden Visa team can check your title, ownership share and bank letter, and our real estate investment team can shortlist property that meets the test. The free Golden Visa eligibility check is a quick first step.

Sources

• Dubai Land Department: Golden Visa application for investors
• GDRFA Dubai: Issuing a golden residence permit for investors
• GDRFA Dubai: Residence permit for the owner of a property
• ICP: Golden Residency guide
• WAM: UAE Cabinet approves executive regulations on entry and residence (April 2022)
• UAE Government portal: Golden visa