The UAE’s Golden Visa scheme gives eligible property investors access to long-term residency, and it remains one of the more frequently asked-about topics among buyers considering Dubai real estate. This article sets out how the property investment route currently works, based on the framework in place at the time of writing. Because immigration rules can change, buyers should always confirm current requirements with the General Directorate of Residency and Foreigners Affairs (GDRFA) or a qualified immigration adviser before relying on any of the details below for a specific application.
The AED 2 Million Threshold
The property investment route to the Golden Visa requires real estate holdings valued at a minimum of AED 2 million. Importantly, this threshold is generally assessed against the Dubai Land Department’s valuation of the property at the time of application, rather than strictly the original purchase price — so it is worth confirming the current DLD valuation of your property rather than assuming the purchase price alone determines eligibility.
What Counts Towards the Threshold
A single property valued at AED 2 million or more can qualify, and it is also generally possible to combine multiple properties to reach the threshold, provided each is freehold, registered in the applicant’s name, and free of any title disputes. Off-plan property is treated more cautiously: an off-plan unit alone is generally not sufficient to qualify until it reaches a registered title deed and meets the valuation threshold, and applicants may be asked for a developer No Objection Certificate and evidence of construction progress in the meantime.
Mortgaged Property
Rules around financed property have been simplified over time. Historically, a significant proportion of the property’s value needed to be paid in cash (rather than financed) for it to count towards the Golden Visa threshold. More recent policy changes have relaxed this requirement, meaning mortgaged properties can generally qualify provided the DLD valuation meets the AED 2 million threshold and the applicant obtains a No Objection Certificate from their mortgage lender confirming the bank’s consent to the visa application. Applicants with a mortgage should confirm the current position directly with their lender and the relevant authority, as requirements can be updated.
Visa Duration and Renewal
The property investment route grants a renewable 10-year residence visa, rather than a shorter-term visa. It allows the primary holder to sponsor eligible family members, and does not require a UAE employer or local sponsor, distinguishing it from standard employment-based residency.
Applying: What to Expect
Applications are generally processed through UAE immigration authorities, with property ownership and valuation verified against Dubai Land Department records. Digital processing improvements in recent years have aimed to streamline this process, though processing times can vary by case. Applicants should expect to provide proof of property ownership, a valid passport, passport photographs, and any lender NOC where applicable.
An Important Caveat
Golden Visa rules are set by UAE federal and Dubai government authorities and have been amended more than once in recent years. Nothing in this article should be treated as immigration advice, and property purchases should not be made solely on the assumption of visa eligibility without independent confirmation of the current rules at the time of your application.
If you are considering a property purchase with a view to Golden Visa eligibility, Dean Pennie at Cube Realty can help you identify properties that meet the current valuation threshold, and can point you towards appropriate immigration advisers for the visa application itself. Contact Dean on +971 58 566 8359 or deanpennie@cuberealtymena.com, or get in touch here.
