The Golden Visa is one of the topics our clients ask about most, and for good reason: long-term residency linked to property you own, with no employer sponsor needed. This article covers the core conditions for getting it through real estate, what has changed for mortgaged and off-plan property, and the documents involved.
What is the property investor Golden Visa?
According to the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), the real estate investor Golden Residency is issued for 10 years, and GDRFA Dubai states it can be renewed as long as the conditions continue to be met.
The core rule: property worth at least AED 2 million
- You must own a property or a group of properties with a total value of at least AED 2,000,000.
- ICP's service page requires the property to be fully owned by the investor, and Dubai Land Department's (DLD) service likewise requires it to be wholly owned by the investor (one or more properties). If you co-own with someone else, confirm with the authority before relying on that property.
- In Dubai, the value is certified through a property status certificate from DLD, and a valuation certificate from a DLD-licensed valuer may be accepted, according to GDRFA Dubai.
Is a mortgaged property accepted?
Yes, with conditions. DLD's “Golden Visa application - Investor” service states that the property may be mortgaged, provided you submit a bank no-objection letter confirming the bank does not object to the residence permit and showing the amount paid and the outstanding balance.
In January 2024, The National and Khaleej Times reported that Dubai dropped the previous minimum down payment requirement of AED 1 million (or 50% of the value) for mortgaged property, making a property value of AED 2 million the key test. ICP guidance indicates the financing should come from an approved local bank. Detailed procedures remain with the authorities, so check your specific case before you buy.
What about off-plan property?
The published federal conditions allow the purchase of one or more off-plan units with a total value of at least AED 2 million, provided the purchase is from local real estate companies approved by the competent local authority. The National reported in 2024 that eligibility now depends on value whether the unit is off-plan or completed, mortgaged or not, while Khaleej Times noted off-plan properties may be considered on a case-by-case basis.
In practice, make sure that:
- The developer and project are approved and registered.
- Your contract is officially registered (in Dubai, off-plan sales are registered in DLD's interim register, Oqood).
- You can obtain a developer letter showing the value and amounts paid, if requested.
Documents typically required
- A valid passport (ICP requires at least 6 months' validity).
- A personal photo.
- The title deed or e-title certificate, or proof of registration for an off-plan unit.
- A letter from the relevant emirate's Real Estate Registration Department confirming ownership of property worth at least AED 2 million (per ICP).
- A bank no-objection letter if the property is mortgaged.
- Valid UAE health insurance.
- Emirates ID and current residence permit copy, if applicable.
Important notes
- Physical presence: DLD's service notes the applicant must be inside the UAE.
- Restriction on the property: according to GDRFA Dubai, a lien is placed on the property to ensure ownership continues throughout the residency, and the property may not be disposed of during that period.
- Fees: DLD's service page lists fees (medical test, Emirates ID, residency, DLD and administrative fees) totalling roughly AED 9,600–9,900 for the investor according to sources published in 2026 (including a DLD fee of about AED 4,020), excluding the 4% property registration fee, with extra fees per family member. These amounts can change.
- Sharjah property: the Golden Visa is federal, so investors in any emirate can apply through ICP with a letter from their emirate's Real Estate Registration Department. Make sure your Sharjah property is in a project where your nationality can own.
Is this route right for you?
If your budget is around AED 2 million or more, property can achieve two goals at once: an investment asset and long-term residency for you and your family. Choose a unit whose value is officially documented rather than relying on the purchase price alone, as authorities may use the registered or appraised value. Rules can be updated, so always confirm with ICP or the local authorities before deciding.
Talk to Alroya Almomayaza
Looking for a property that can qualify you for the Golden Visa in Dubai or Sharjah? The Alroya Almomayaza Real Estate Brokers team will help you pick the right unit and prepare your document checklist. Message us on WhatsApp at +971 58 558 9894 to get started today.
