How the 10-year Golden Visa works through property: the AED 2 million threshold, off-plan and mortgaged homes, family and documents.
Owning property in Dubai can open the way to a 10-year UAE Golden Visa, which is one reason many buyers look at the property route. The headline figure is a purchase value of at least AED 2 million, but eligibility depends on more than the price. This article explains what the route offers, who qualifies, how off-plan purchases are treated and what to prepare.
If you are buying from overseas, read it alongside our guide to buying off-plan from abroad, which covers remote signing, power of attorney and paying into escrow.
What does the property route offer?
The Golden Visa through property is a 10-year, renewable UAE residence visa that you sponsor yourself, rather than relying on an employer. Property investors are one of the eligible categories. The route lets you live in the UAE and sponsor close family members, as long as you meet the conditions and keep them in place.
For many buyers, the appeal is stability. A long-term visa tied to an asset you own means your residence does not depend on a job contract. It also makes the purchase part of a wider plan, which is why it pays to understand the conditions before you choose a property rather than after.
Sovereign is a brokerage, not an immigration consultant. The authorities decide every application, so treat this article as a guide to the questions, not a ruling on your case.
Who is eligible for the Golden Visa through property?
To qualify in Dubai, you need property in your name worth at least AED 2 million at purchase, held in one property or several. A mortgaged home can count with a bank no-objection letter, but the AED 2 million is measured on what you have paid.
What is the minimum property value?
The threshold is a purchase value of AED 2 million. A starting price above that line on a brochure does not by itself qualify you. What counts is the value of the property you actually own, as shown on your title documents.
Can you combine more than one property?
Yes. The value can come from a single property or from several, as long as they are owned in your name and together reach the threshold. Keep the title documents for each one ready.
Does a mortgaged property qualify?
It can. You will need a no-objection letter from the bank showing the amount paid and the outstanding balance. Because the AED 2 million applies to the amount paid, a large mortgage can leave you below the threshold until you have paid more of the price. Run the numbers with your lender before you rely on it.
What happens if you sell?
The visa rests on the property you own. If you sell and your holdings fall below the threshold, check with the authorities how that affects your visa before you complete the sale.
How is off-plan property treated?
Off-plan property needs more care than a completed home. The application calls for a title deed or e-certificate, and a home still under construction supports only a one-year residency. Units bought off-plan from approved developers can count, so confirm your documents with the Land Department before you plan around one.
Why off-plan is different
With an off-plan purchase, your sale is first recorded in the Land Department’s interim register, and the title deed follows at completion. Until then, the documents you hold differ from those of a completed home, which is why the treatment differs too.
Planning around handover
If the visa is central to your plans, line up the timing. A unit due for handover soon may suit you better than a launch several years away. You can filter launches by completion year on our project database, for example handover in 2026. Request the expected completion date from the developer in writing, and remember that dates can move.
The payment plan matters
Because the threshold applies to the amount paid on a mortgaged property, and off-plan payments are spread over time, check how far into the payment plan you would need to be. Our payment plans guide explains how plans are structured.
Can you sponsor family, and how does renewal work?
As the main applicant on the property route, you can sponsor your spouse, your children and your parents. Each family member has separate fees on top of yours. The visa is renewable, so keep your property and documents in order through the term, and check the renewal conditions with the authorities well before it ends.
If you plan to bring family, prepare their documents at the same time as your own, so one trip to the UAE covers every application where possible. Check in advance which documents each family member needs, as requirements differ for children and parents.
Which documents and steps are involved?
You apply in person from inside the UAE, as nobody can apply on your behalf. Bring your passport, title deed or e-certificate, a photo, and any UAE ID or residence permit you hold. GDRFA lists the investor golden residence permit fee as AED 1,100, plus Knowledge and Innovation Dirhams of AED 10 each, an inside-country fee of AED 500 and delivery of AED 20. The issuance fee rises by AED 100 for each year of residency beyond two. Family members have separate fees. The schedule can change, so check the current GDRFA service page before you budget. GDRFA lists expected completion for that service as five days.
A simple order of steps
- Choose property that meets the value threshold, owned in your name, and check the off-plan position if relevant.
- Complete the purchase and registration, and keep your title deed or e-certificate.
- Get a bank letter if the property is mortgaged.
- Gather your documents and those of any family members you will sponsor.
- Travel to the UAE and apply in person.
Costs of the purchase itself
Remember the costs of buying alongside the visa fees. The Dubai Land Department registration fee is 4% of the price, usually paid at signing, and Sovereign’s fee is 2%. See the true cost of buying off-plan for the full list.
How can Sovereign help with your shortlist?
We can help you shortlist property that meets the value threshold, review handover dates and payment plans with the visa in mind, and prepare the questions to put to the developer and the authorities. Send an enquiry to start.
Buyers on the property route often look at communities such as Palm Jumeirah, Downtown Dubai and Dubai Hills Estate. You can browse villas across the emirate on our off-plan villas page, or read about buying in Dubai as a foreigner for the ownership rules. When you are ready, contact us.
See our Golden Visa hub for the rule, off-plan treatment and steps in one place.
FAQ
Does off-plan property qualify for the Golden Visa?
It can, but treat it carefully. You will need a title deed or e-certificate, and a home that is still being built supports only a one-year residency. Off-plan units from approved developers can count, so check with the Land Department before you rely on one.
What is the minimum property value for the Golden Visa?
At least AED 2 million at purchase, held in your name. It can come from one property or several. For a mortgaged property, the AED 2 million applies to the amount you have paid.
Can I get the Golden Visa with a mortgaged property?
Yes, with a no-objection letter from your bank showing the amount paid and the balance. Make sure the amount you have paid reaches the threshold before you apply.
Can I sponsor my family?
Yes. On the property route you can sponsor your spouse, children and parents, with separate fees for each family member.
How long is the Golden Visa through property?
It is a 10-year, renewable residence visa. Keep your property and documents in order through the term, and check the renewal conditions before it ends.
Can I apply from abroad?
No. You need to be in the UAE and attend yourself, as nobody can submit the application for you.