UAE Golden Visa: Mortgaged property can qualify under AED 2m rule

Property investors in Dubai can use mortgaged real estate to support a UAE Golden Visa application, provided the property meets the required value, ownership and financing conditions.

Under current Dubai Land Department rules, property investors seeking the 10-year Golden Visa can qualify through mortgaged real estate when the necessary bank documentation is provided.

The key threshold remains AED 2 million.

Dubai Land Department requires applicants using mortgaged property to submit a no-objection letter from the financing bank. The letter must clearly state how much has already been paid toward the property and how much remains outstanding.

Current DLD guidance indicates that the bank documentation must show at least AED 2 million paid against the mortgaged property for the property to support the residency application.

Federal guidance also allows qualifying real estate to be financed through approved UAE banks, meaning investors do not necessarily need to own a property outright before applying for long-term residency.

AED 2 million remains the key property threshold

Dubai Land Department lists a minimum property purchase value of AED 2 million for its 10-year property investor Golden Visa route.

Investors may use one property or combine multiple properties to reach the required value, provided the ownership is registered in the applicant’s name and the relevant documentation is accepted.

Mortgage financing itself does not automatically disqualify a property.

For mortgaged properties, banks must confirm that they have no objection to the issuance of residency and provide details of both the amount already paid and the remaining loan balance.

Dubai Land Department updated its Golden Visa service guidance on September 8, 2026.

Federal guidance from the Federal Authority for Identity, Citizenship, Customs and Port Security, or ICP, also recognizes financed real estate where the mortgage is provided by an approved local bank.

The federal framework continues to require qualifying real estate with a total value of at least AED 2 million.

In Dubai, federal eligibility rules operate alongside the documentation requirements applied by Dubai Land Department and the General Directorate of Residency and Foreigners Affairs.

Mortgaged properties can support Golden Visa applications

GDRFA Dubai states that investors can qualify through one or more properties with a combined value of at least AED 2 million.

Mortgaged real estate can be accepted across different property types, subject to the required ownership, valuation and banking documentation.

For investors relying on an increase in the market value of their property, official valuation evidence is particularly important.

Listing prices, broker estimates or advertised asking prices are generally not sufficient on their own to establish the property’s qualifying value.

A property status statement issued through Dubai Land Department can be used to establish the property’s value, while valuation certificates issued by DLD-licensed valuation companies may also be accepted.

This can be particularly relevant for an investor who purchased a property below AED 2 million but whose asset has since appreciated beyond the Golden Visa threshold.

Jointly owned properties are treated differently

Investors who own a property jointly with another person should also pay attention to how their individual ownership share is calculated.

Where a property has multiple owners, an applicant generally needs their individual ownership share to meet the AED 2 million qualifying threshold.

A property worth AED 3 million, for example, would not automatically qualify two investors equally if each owns only 50 percent, because each person’s individual share would be valued at AED 1.5 million.

Applicants therefore need to review the value attributed specifically to their ownership interest rather than relying only on the total market value of the property.

GDRFA requirements may also involve procedures designed to maintain the qualifying ownership throughout the Golden Residency period.

Off-plan properties can also qualify

Off-plan property investors may also have a route to the UAE Golden Visa.

Federal ICP rules recognise qualifying off-plan purchases where one or more units meet the AED 2 million investment requirement and the properties are purchased from developers approved by the relevant local authority.

However, off-plan applications can involve additional checks.

An Oqood registration alone may not always be sufficient to guarantee Golden Visa approval in Dubai.

Authorities may also consider the status of the development, the developer’s approval, registration information and evidence showing how much the investor has already paid.

Dubai Land Department’s published Golden Visa guidance outlines specific requirements for mortgaged property, but does not currently publish one universal payment percentage that applies to every off-plan Golden Visa case.

Investors purchasing property specifically with residency eligibility in mind should therefore verify the project’s status and documentation before relying on the investment for a Golden Visa application.

Multiple properties can be combined

Investors are not necessarily restricted to using a single property.

Several qualifying properties may be combined to meet the AED 2 million investment requirement, provided the assets and ownership structure meet the applicable conditions.

This could benefit investors who have built a Dubai property portfolio consisting of several smaller units rather than purchasing one property above AED 2 million.

Each property, however, still needs acceptable ownership records, valuation evidence and financing documentation where relevant.

Applicants need up-to-date bank documents

Property investors applying through Dubai Land Department must provide a range of supporting documents.

These can include a valid passport, electronic title certificate or title deed, personal photograph, Emirates ID where available and existing UAE residence documentation where applicable.

Applicants using mortgaged property must also obtain the required bank letter showing the financing details.

Dubai Land Department currently states that applicants using its property investor Golden Visa service must be inside the UAE during the application process.

The authority lists an estimated processing period of around seven to 10 business days.

Published fees for the 10-year property investor residency service are approximately AED 9,884.75, covering items including medical testing, Emirates ID, residency issuance, Dubai Land Department charges and administrative fees.

A property does not need to be debt-free

For Dubai investors, the most important point is that a property does not necessarily have to be fully paid off before it can be used for a Golden Visa application.

Mortgaged real estate can qualify when the investor meets the required property value, ownership and payment conditions and provides acceptable documentation from the financing bank.

Investors should therefore focus on four areas before applying: the officially recognised value of the property, the applicant’s ownership share, the amount already paid and the supporting bank and property documentation.

With Dubai property values rising sharply across a number of communities in recent years, this can also create opportunities for existing owners whose properties may now meet the AED 2 million Golden Visa threshold even if their original purchase price was lower.

For buyers considering property primarily as a route to long-term UAE residency, verifying the latest DLD, GDRFA and ICP requirements before purchasing remains important, particularly when mortgages, joint ownership or off-plan projects are involved.