Insights
Jan 22, 2026
UAE Golden Visa Through Property Investment: Eligibility Rules, Dh2 Million Threshold and Application Process Explained
A legal guide for investors on qualifying property values, mortgaged and off-plan properties, and the official Golden Visa application process in Dubai.
The UAE Golden Visa through property investment has emerged as one of the most reliable pathways for foreign investors seeking long-term residency in the United Arab Emirates. Designed to attract high-value investors and strengthen the national economy, the Golden Visa offers a 10-year renewable residence permit without the need for a local sponsor.
Among the various eligibility routes, real estate investment in Dubai remains the most commonly utilised, owing to clear regulatory guidelines and a well-established administrative framework overseen by the Dubai Land Department (DLD) and the General Directorate of Residency and Foreigners Affairs (GDRFA).
This guide provides a comprehensive legal overview of how to obtain a UAE Golden Visa through property investment, covering eligibility criteria, ownership structures, documentation, application procedures and key legal considerations.
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residency programme introduced by the Federal Government to attract investors, entrepreneurs, professionals and innovators. Eligible applicants are granted 10-year residency, renewable subject to continued compliance, with expanded rights compared to standard residence visas.
Key features include:
No requirement for a UAE national sponsor
Long-term residency stability
Expanded sponsorship rights for family members
Freedom to remain outside the UAE without visa cancellation
Golden Visa Eligibility Through Property Investment
To qualify for the property investor Golden Visa, applicants must meet strict regulatory conditions.
Minimum Property Investment Requirement
Applicants must own one or more properties in Dubai with a combined registered value of not less than Dh2,000,000.
Important points to note:
The valuation is based strictly on official DLD registration records
Market valuations or informal estimates are not accepted
Properties may be residential or commercial, provided ownership conditions are met
Property Ownership Conditions
To be eligible, the property must:
Be located in a designated freehold area where foreign ownership is permitted
Be fully registered with the Dubai Land Department
Be held in the applicant’s personal name, or structured to clearly reflect individual ownership entitlement
Applications that fail to meet the Dh2,000,000 threshold are not considered under the property investor category
Accepted Property Ownership Structures
The UAE authorities recognise multiple ownership structures for Golden Visa purposes:
Single property ownership: The property must be registered at Dh2,000,000 or more
Multiple property ownership: The combined registered value must reach Dh2,000,000
Joint ownership: The applicant’s individual share must independently meet the Dh2,000,000 requirement
Joint owners cannot rely on the total property value unless their personal share meets the statutory threshold.
Golden Visa for Mortgaged Properties
Properties purchased through bank financing or mortgage facilities may still qualify for the Golden Visa.
Applicants must submit a Bank No Objection Certificate (NOC) confirming:
Total property value
Outstanding loan amount
Applicant’s paid equity
Dubai authorities assess the documented ownership value and paid portion as reflected in official records. Each application is reviewed individually, and meeting the minimum investment requirement remains mandatory.
Off-Plan Properties and Golden Visa Eligibility
Off-plan properties may be accepted for Golden Visa purposes provided the following conditions are satisfied:
The property is purchased from a RERA-approved developer
The Sale and Purchase Agreement (SPA) is registered through the Oqood system
Payments are made through a regulated escrow account
The contracted property value meets or exceeds Dh2,000,000
Final acceptance is subject to verification by the Dubai Land Department based on official registration and payment records at the time of application.
Documents Required for Property Investor Golden Visa
Applicants must prepare the following documentation:
Valid passport with at least six months’ validity
Title deed or registered ownership certificate
Property valuation report, if requested
Bank NOC for mortgaged properties
Medical fitness certificate
Valid UAE health insurance
Passport-sized photograph
Immigration authorities may request additional documents depending on the applicant’s circumstances.
Golden Visa Application Process in Dubai
Applications are processed only through official government channels, including:
Dubai Land Departmenty
Federal ICP portal
GDRFA Dubai
Step-by-Step Process
Property eligibility verification
Submission of Golden Visa application
Medical examination
Biometric registration/p>
Visa issuance
Emirates ID processing
The estimated processing time is typically two to four weeks, subject to document verification and completeness.
Rights and Benefits of the UAE Golden Visa
Golden Visa holders enjoy a wide range of benefits, including:
The right to live, work and study in the UAE without restriction
Ability to sponsor spouse and children
Ability to sponsor domestic staff
Freedom to remain outside the UAE for extended periods
Ten-year residency stability, renewable subject to eligibility
Key Legal Considerations for Property Investors
Eligibility is determined strictly by registered property value, not market prices
Sale or transfer of the qualifying property may affect visa renewal eligibility
Applications must be submitted only through authorised government portals
No agent or consultant can guarantee approval without full regulatory compliance
Careful legal structuring and documentation are critical to successful outcomes.
Conclusion
The UAE Golden Visa through property investment is a structured, evidence-based residency route grounded in verified ownership records and regulatory compliance. The central requirement remains ownership of Dubai real estate valued at Dh2,000,000 or more, supported by accurate registration and documentation.
While the programme offers long-term residency security and flexibility, applicants must ensure compliance with all statutory requirements to maintain eligibility.
UAE-based legal consultancy Kaden Boriss provides end-to-end legal support for Golden Visa applications through property investment, assisting clients with regulatory compliance, application strategy and long-term residency planning.
FAQs
What is the minimum property value required for a UAE Golden Visa?
Applicants must own property in Dubai with a registered value of at least Dh2,000,000, as reflected in DLD records.
Can I apply for a Golden Visa with multiple properties?
Yes. Multiple properties are permitted provided the combined registered value meets the Dh2,000,000 threshold.
Are mortgaged properties eligible for the Golden Visa?
Yes. Mortgaged properties may qualify, subject to submission of a Bank NOC confirming ownership value and paid equity.
Do off-plan properties qualify for the Golden Visa?
Off-plan properties may be accepted if purchased from a RERA-approved developer, registered via Oqood, and valued at Dh2,000,000 or more.
How long does the Golden Visa application process take?
Processing typically takes two to four weeks, depending on document verification and approvals.
Can Golden Visa holders sponsor family members?
Yes. Golden Visa holders may sponsor their spouse, children and domestic staff.
Will selling the property affect my Golden Visa?
Yes. Selling or transferring the qualifying property may impact renewal eligibility if the minimum investment threshold is no longer met.