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Golden Visa for Property Investors in Dubai
AED 2 million in total property value. Since February 2026 a mortgage no longer disqualifies you — if you were refused before that, the answer has changed.
The short version
- The threshold is AED 2 million in total property value for a 10-year Golden Visa.
- Since February 2026 the upfront payment rule has been scrapped — a mortgaged property now counts, provided total value reaches the threshold.
- Co-owners must each hold a registered share of at least AED 400,000.
- If you were assessed as ineligible before February 2026 because of a mortgage, that answer is probably out of date.
The property route is the most straightforward Golden Visa category and the one most affected by this year's rule changes. A large number of owners who were told they did not qualify now do.
The February 2026 change, precisely
Previously, a mortgaged property only counted towards the AED 2 million threshold if you could demonstrate a minimum amount already paid to the developer or bank. That requirement has been removed.
What is assessed now is the total value of the asset, regardless of how it is financed. If your title deed shows AED 2.1 million and most of it sits under a mortgage, you are within scope.
This is the single most consequential change of the year for property owners in Dubai. If a consultant assessed you under the old rule, get the position re-checked rather than assuming the earlier answer still stands. We do that free.
The routes within property
| Route | Threshold | Term | Key evidence |
|---|---|---|---|
| Sole owner, federal route | AED 2,000,000 | 10 years | Title deed; mortgage acceptable |
| Co-owner | AED 400,000 registered share each | 10 years | Title deed showing the share |
| Multiple properties combined | AED 2,000,000 aggregate | 10 years | All title deeds; completed properties |
| Off-plan | Case dependent | — | Treated differently — confirm before relying on it |
The route generally requires a completed property with a registered title deed. Off-plan holdings are treated differently and are the most common reason a confident applicant is refused. Check your deed status before you apply, not after.
What it costs
| Component | Typical range | Notes |
|---|---|---|
| Application — inside UAE | AED 2,800 – 3,800 | Category dependent |
| Application — outside UAE | AED 3,800 – 4,800 | |
| ICP visa fee | AED 300 | |
| DLD property verification | Variable | Title deed validation |
| Medical fitness test | AED 300 – 800 | |
| Emirates ID, 10-year | AED 1,000 – 1,200 | Full-term issuance |
| Medical insurance | AED 650 – 2,500+ | Mandatory |
| Government-related total | AED 5,950 – 10,400 | Quotes of AED 14,000–25,000 bundle a large advisory margin |
What we need to assess you
Send us these and we will tell you honestly
- Title deed — all pages, showing ownership share and property status
- Passport copy
- Current UAE visa page, if you hold one
- Mortgage statement, if the property is financed
- For co-owners: each owner's registered share
We will tell you if you do not qualify. A refusal is recorded and the fee is not refunded, so an honest assessment beforehand is worth more than an optimistic submission.
How long it takes
| Stage | Working days |
|---|---|
| Eligibility assessment and deed review | 1 – 3 |
| DLD property verification | 3 – 7 |
| Application submission and review | 5 – 15 |
| Medical fitness | 1 – 3 |
| Emirates ID biometrics | 1 – 2 |
| Issuance and stamping | 3 – 7 |
| End to end | 3 – 6 weeks |
What it gets you
- Ten years, renewable, with no employer sponsor
- Family sponsorship of spouse and children, in most cases without the usual age restriction on sons
- Domestic staff sponsorship without the standard numerical limits
- Absence tolerance — the six-month rule that voids ordinary residence visas does not apply the same way; grace on lapse extends up to 180 days
For the full picture across every route — investor, entrepreneur, skilled professional and the expanded 2025–26 categories — see our guide to Golden Visa eligibility in 2026.
Property Golden Visa questions
What is the property threshold for a Dubai Golden Visa?
AED 2 million in total property value for a ten-year visa. Co-owners must each hold a registered share of at least AED 400,000, and multiple completed properties can be combined to reach the threshold.
Can I get a Golden Visa with a mortgaged property?
Yes. Since February 2026 the upfront payment requirement has been removed, so only the total asset value is assessed regardless of financing structure. Assessments made before that change may no longer be correct.
Does an off-plan property qualify?
Off-plan holdings are treated differently and generally do not qualify in the same way as a completed property with a registered title deed. Confirm your deed status before applying — this is a frequent cause of refusal.
Can my spouse and I combine our shares?
Co-owners are assessed on their individual registered share, which must be at least AED 400,000 each. How that interacts with a joint application depends on how the title deed is structured, so send us the deed and we will confirm.
How much does the property Golden Visa cost?
Government-related costs typically run AED 5,950–10,400 covering application, ICP fee, DLD verification, medical, Emirates ID and insurance. Quotes of AED 14,000–25,000 include a substantial advisory margin.
Do I lose the visa if I sell the property?
The visa is granted on continuing eligibility, so disposing of the qualifying asset affects your position at renewal. Take advice before selling if the residency matters to you.
Hand it over
Send the document. We will tell you where you stand.
Government fees passed through at cost, our service fee fixed and agreed before we start, and updates on WhatsApp until the file closes.
Read before you apply
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