Dubai’s Golden Visa through property is one of the most talked-about routes to long-term residency, offering a renewable 10-year visa for investors and their families. It sounds simple β buy property, get a visa β but the details around valuation, mortgages and off-plan purchases decide whether an application succeeds. This guide explains how the property route generally works, what the Dubai Land Department (DLD) looks at, and the questions to ask before you rely on a purchase for residency.
The Core Requirement: Property Value
The property route is generally built around owning real estate in Dubai with a value of around AED 2 million or more. That figure is a threshold, not a target to guess at, so always confirm the current requirement on the official ICP or GDRFA Dubai channels and through the DLD before you commit, as rules and how they are applied can change.
Value is not simply what you paid or what an agent says the property might fetch. The DLD works from official records, including the purchase price on the title deed and, where needed, an official valuation. If you bought years ago at a lower price, a current valuation may help show the property now meets the threshold, but ask the DLD which document they will accept in your case. Properties must normally be in freehold areas where foreign ownership is permitted, with the title deed issued in your name.
Can a Mortgaged Property Qualify?
Yes, mortgaged property can typically be considered, which surprises many buyers who assume they must own outright. What usually matters is how much of the property’s value has actually been paid and what your bank confirms in writing. Applicants are commonly asked for a No Objection Certificate or statement from the mortgage bank showing the amount paid off, and the paid portion generally needs to bring you to the qualifying level set by the current rules.
Because each bank phrases these letters differently, request yours early and check it states your name as it appears on the title deed, the property details, the total loan and the amount repaid. If you own jointly with a spouse, ask how the value is attributed between owners, since each person’s share may be assessed separately.
Off-Plan Property: What Usually Counts
Off-plan purchases from approved developers can also be used in many cases, provided the project and developer meet the conditions applied by the DLD and the amount already paid, together with the overall purchase value, satisfies the current criteria. This is where buyers most often get caught out: a sales brochure promise is not an approval.
Before relying on an off-plan unit, check these points carefully:
- Confirm the developer and project are approved for the Golden Visa route β ask for this in writing, not just verbally.
- Ask what stage of construction and payments must typically be reached before you can apply.
- Keep your Oqood or initial contract, payment receipts and developer statement of account safe and up to date.
- Check whether combining an off-plan unit with another property you own is permitted in your situation.
Some buyers apply once the property is handed over and the title deed is issued, which is usually the cleanest route. Others apply earlier using their off-plan holding. Either way, get the DLD’s view on your exact documents before you plan a family move around the visa.
Combining Properties and Family Sponsorship
If one property falls just short of the threshold, owning several properties whose combined official value reaches the required level may be acceptable, provided all are in your name and the authorities agree to assess them together. Ask before assuming, and have title deeds for each property ready. Once granted, the Golden Visa generally allows the holder to sponsor a spouse, children and, in many cases, parents under separate rules, which is a large part of its appeal for families settling long term.
How the Application Typically Flows
Most applicants start by obtaining the DLD’s confirmation of eligibility β sometimes through the DLD’s Golden Visa services or a Cube centre β then complete nomination, medical testing and Emirates ID biometrics through ICP or GDRFA channels. Fees are typically a few thousand dirhams in total, so confirm the current schedule officially rather than relying on adverts. Take independent advice from a licensed conveyancer or lawyer, and treat the visa as a benefit of a sound purchase β not a reason to overstretch.