Owning property in the UAE can open the way to a 10-year Golden Visa. The headline figure is a purchase value of at least AED 2 million, but eligibility depends on more than that number. This page sets out the rule, how off-plan homes are treated and the steps to apply.
What is the UAE Golden Visa through property?
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, and the route lets you live in the UAE and sponsor close family while you keep the conditions in place.
Sovereign is a brokerage, not an immigration consultant. The authorities decide every application, so use this page as a guide to the questions rather than a ruling on your case.
How much property do you need to own?
You need property in your name worth at least AED 2 million at purchase. The value can sit in one property or across several. A figure on a brochure does not qualify you by itself. What counts is the value shown on your title documents.
Does a mortgaged home count?
It can. You need a no-objection letter from your bank showing the amount paid and the outstanding balance. Because the AED 2 million applies to what you have paid, a large mortgage can leave you below the threshold until you have paid more.
Can an off-plan home qualify?
Off-plan needs more care than a completed home. Your sale is first recorded in the Land Department’s interim register, and the title deed follows at completion. 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 check your documents with the Land Department before you plan around one.
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. Filter launches by completion year on the off-plan projects page, and check how far into the payment plan you would need to be.
Who can you sponsor, and how does renewal work?
As the main applicant you can sponsor your spouse, children and parents, with separate fees for each. 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.
What are the steps to apply?
- Choose property that meets the AED 2 million 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 with your passport, title deed or e-certificate, a photo and any UAE ID 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. Budget too for the costs of buying: the Dubai Land Department registration fee is 4% of the sale value, usually paid at signing, and Sovereign’s fee is 2%.
Where can you read more?
For a longer walk-through, read Golden Visa through property. Buying from overseas? See buying off-plan from abroad and the true cost of buying off-plan.
Ready to shortlist homes that meet the AED 2 million threshold? Send an enquiry and Sovereign will share projects with handover dates and payment plans that fit your visa timing.
FAQ
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.
Does off-plan property qualify for the Golden Visa?
It can, but plan carefully. The application needs a title deed or e-certificate, and a home still under construction supports only a one-year residency. Off-plan units from approved developers can count, so check your documents with the Land Department first.
Can I combine more than one property?
Yes. The value can come from one property or several, as long as each is owned in your name and together they reach AED 2 million.
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. The amount you have paid needs to reach 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.
What are the steps to apply?
Buy property that meets the threshold in your name, complete registration and keep your title deed or e-certificate, get a bank letter if mortgaged, gather family documents, then apply in person inside the UAE.
Can I apply from abroad?
No. You need to be in the UAE and attend yourself, as nobody can submit the application on your behalf.
