Golden visa property Dubai

In short: A property owner can get a 10-year UAE Golden Visa with property worth at least AED 2 million on the current DLD valuation, in one or several units registered in their name, including off-plan units bought from an approved developer (ICP). A joint owner's own share must be at least AED 2 million (GDRFA). A mortgaged property can qualify with the bank's no-objection letter stating the amount paid and the balance. The Dubai Land Department's package costs AED 9,884.75 for the investor, the applicant must be inside the UAE and attend a DLD centre in person, and DLD states 7 to 10 business days. Spouse, children and parents can be sponsored.

The property route is the most straightforward Golden Visa category, and the one with the most out-of-date advice online. Everything below is taken from the ICP, GDRFA and Dubai Land Department pages, re-checked on 10 and 11 October 2026 and updated on 22 October 2026.

Can I get a Golden Visa with a mortgaged property in Dubai?

Yes. ICP's Golden Residency page accepts property financed through a loan from an approved local bank. The Dubai Land Department, which handles the Dubai property step, says the property "may be mortgaged", with a bank no-objection letter indicating the paid amount and the balance.

In practice: in Dubai a mortgaged property is assessed on its current DLD valuation, which must reach AED 2 million, and the bank's letter states how much is paid and how much is outstanding. The exact documents are confirmed at application. We found no official circular announcing a February 2026 change, and this guidance does not rely on one.

Illustrative scenario (not a real client): an apartment with a current DLD valuation of AED 2.4 million and AED 1.5 million still owed to the bank has AED 900,000 paid. It meets the AED 2 million value test, so the owner can apply with the bank's no-objection letter showing the AED 900,000 paid and the AED 1.5 million balance.

The value that counts is the property's current DLD valuation of AED 2 million or more, with the property owned in the applicant's name. GDRFA's investor service adds that the value is certified by a DLD property status statement (a valuation certificate from a DLD-licensed office may be accepted) and that a lien is placed on the property under DLD procedures, so that ownership continues while the Golden Residency is valid.

Which properties count: sole, joint, several or off-plan?

DLD's own service terms describe the property as "wholly owned by the investor (one or more properties) under the name of the applicant", while GDRFA's investor service accepts a share in a joint property worth at least AED 2 million. If you co-own, check with DLD which route will take your deed before you book. For a fuller walk-through of how the value is measured, see our guide to the Golden Visa property value requirement.

How much does the property Golden Visa cost in Dubai?

The GDRFA route costs less in government lines. GDRFA's golden residence service for investors lists a residence permit fee of AED 1,100, AED 100 a year for years 3 to 10 (AED 800) and AED 500 for applying inside the country. With the 10-year Emirates ID (AED 1,100) and a standard medical test (about AED 270), that comes to about AED 3,770 inside the country, before insurance and any DLD certificate or lien fees for the property. The DLD package is higher because it bundles the DLD fee, an administrative fee and a medical at the centre. For a line-by-line comparison across routes, see our Golden Visa cost guide.

Want the family total for your own household? Our Golden Visa eligibility checker tests your deed against these rules and shows the published fees.

How do you apply through the Dubai Land Department?

DLD lists four steps: go to a service centre, submit the requirements and pay, do the medical examination at the centre, and receive the residence permit by email. The documents are a passport, the e-title deed, a personal photo, and your Emirates ID and current residence permit if you have them. Family files add an attested marriage certificate, attested birth certificates, health insurance and an IBAN; parents add a dependency certificate from the consulate.

• Where: DLD's Golden Visa services run at the Al Manara Center (Cube) and the Golden Cube at Dubai World Trade Centre, with DLD-listed real estate registration agents as further channels.
• Who attends: only the applicant. DLD says companions may not apply and a representative is not permitted.
• Where you must be: inside the UAE. ICP grants eligible applicants who are abroad a six-month multiple-entry visa, renewable once, to come and complete the process.
• Uploads: birth or marriage certificates and bank letters can be stored in DLD's document vault before the visit.

Because DLD only deals with the applicant in person, our role on this route is preparation: checking the deed, the bank letter and the family documents so that the visit goes through first time. MIRDXB PRO is a private PRO and visa services company; it is not a DLD partner or a real estate broker.

What we need to assess you

We will tell you if you do not qualify. An honest assessment beforehand saves the time and fees of a file that was never going to pass.

How long it takes

What it gets you

• Ten years, renewable, with no employer sponsor. ICP lists 10 years for real estate investors; u.ae's summary table still shows 5, which is out of date.
• Family sponsorship of a spouse and children regardless of their age, and of parents (ICP)
• Domestic workers can be sponsored in line with the applicable regulations (ICP)
• Time abroad: u.ae confirms Golden Visa holders can stay outside the UAE for longer than the usual six months without losing the residence
• Family protection: if the Golden Residency sponsor dies, the sponsored family may stay until their permits expire (ICP)

If you are comparing property with the other investor routes (deposit, company capital or tax paid), our Golden Investor Visa service sets them side by side. For the full picture across every route, including entrepreneurs, skilled professionals and the expanded 2025 to 2026 categories, see our guide to Golden Visa eligibility in 2026.

Property Golden Visa questions