Golden visa through Dubai property: the AED 2M rule

Property is the most common road to the UAE golden visa, and the headline rule is simple: own property worth at least AED 2 million. The details are not. Mortgages, off-plan units, joint owners and the visa length are described differently across the government pages that issue and describe the visa. This guide sets out what each official page says, and where they do not agree.

What is the property golden visa rule?

The Dubai Land Department (DLD) service page says a buyer whose property was worth AED 2 million or more at the time of purchase can apply for a 10-year renewable residence permit. The property must be wholly owned by the applicant, and the AED 2 million can come from one property or several, all in the applicant’s name. The Dubai residency authority (GDRFA) says the same in other words: one property or a group with a total value of no less than AED 2 million.

The visa is renewable and holders can bring family. The DLD page covers spouse and children, and parents. GDRFA adds that the holder is exempt from the 180-day rule, and that the property cannot be sold or otherwise disposed of during the permit period.

Which properties count, and which do not?

Your situation	What the official pages say
One ready apartment worth AED 2.1M, in your name	Meets the value test on the DLD and GDRFA pages.
Two properties, AED 1.2M and AED 0.9M, both in your name	Counts. DLD: “one or more” properties. GDRFA: a group of properties with a total of at least AED 2M.
A AED 3M property owned 50/50 with a partner	GDRFA says for joint ownership your share must be at least AED 2M. A AED 1.5M share does not meet it. The DLD page asks for the property to be wholly owned by the applicant.
A AED 2.5M property with a mortgage	Allowed on both pages. See the next section for the conditions.
An off-plan unit worth AED 2.5M	No official page I found says yes or no. See below.

Can I get a golden visa with a mortgaged property?

Yes, on the official pages, with conditions. The DLD page says mortgaged property is allowed if you submit a no-objection letter from the bank showing the amount paid and the remaining balance. GDRFA says mortgaged property is acceptable, but requires a lien on the property for the permit period so ownership continues.

What is unclear is how the value is counted. The DLD page says the value of the property at purchase. GDRFA’s separate page for the property-owner residence visa says the owner is entitled to golden residency “if at least 2 million” of the property’s value is paid. Some brokers say the old rule asking for a large down payment was dropped; I found that only in broker articles, not on an official page. Ask the DLD service centre which test applies to your loan before you apply.

Does off-plan property qualify for the golden visa?

I could not confirm it on any official page. The DLD document list asks for an e-certificate of title or a title deed. An off-plan unit does not have a title deed until handover. What you have is the Oqood certificate. Broker guides say off-plan buyers have applied with the Oqood and a developer statement of account, and some say the full contract value counts. None of that is on a DLD, GDRFA or ICP page I could open.

The DLD’s retiree visa page, a different route, does not mention off-plan either. If you are buying off-plan for the visa, ask the DLD service centre in writing whether your project and payment stage qualify, before you pay.

How do I apply for the golden visa through property?

1. Check you are inside the UAE. The DLD page says the applicant must be inside the UAE. If you are abroad, the federal Identity and Citizenship authority (ICP) offers an entry permit for real estate investor residency (fees AED 100 + 100 + 100, completed in 2 days according to the page). It asks for a passport valid for at least 6 months, valid health insurance, and proof of full ownership of property worth AED 2,000,000 or more.
2. Get your documents. Passport, e-certificate of title or title deed, personal photo, and your UAE ID and current residence permit if you have them. For a mortgage, a bank letter. GDRFA also says the DLD property status statement is needed, and that a valuation certificate from a licensed office may be accepted.
3. Visit a service centre. The DLD lists the Al Manara Center (Cube), the Golden Cube at Dubai World Trade Centre, and accredited agents. Only the applicant may attend. Escorts and representatives are not allowed.
4. Pay and take the medical exam at the centre.
5. Receive the permit by email. The DLD says this takes 7 to 10 business days.

How much does the property golden visa cost?

The DLD service page gives this fee list for the 10-year permit:

Item	AED
Medical exam	700
Emirates ID	1,153
Residency confirmation	2,856.75
DLD fees	4,020
Administrative fees	1,155
Total	9,884.75

A family permit costs AED 5,774.50 plus AED 318.75 to open the family file, and the parents’ permit is AED 5,774.50. Each additional person is AED 100. GDRFA’s page for the same permit lists different line items (for example AED 1,100 for the residence permit and AED 500 for applying inside the country), because it describes a different service channel. Pay the amount the service centre quotes.

How long is the visa, 5 or 10 years?

The DLD, GDRFA and ICP pages all say 10 years for the property investor. The UAE government portal’s table of golden visa categories lists “5 years (real estate investments)” and “10 years (public investments)”. These do not match. Because DLD, GDRFA and ICP are the bodies that issue the permit, I would plan on 10 years, and confirm the length in writing when you apply.

Is there a visa for owners below AED 2 million?

Yes, but not the golden visa. The DLD runs a retiree golden visa for people over 55 who hold AED 1 million of property “paid in full and unmortgaged”, with a 5-year permit and a total fee of AED 6,984.75. The DLD also names a 2-year property investor visa on its platform, but I found no official page with its current conditions, so I cannot confirm them.

Check the latest rules with DLD or a licensed broker before you sign.