The threshold
A property investment of AED 2m or more can support a ten-year Golden Visa. The property must be registered and its value evidenced by a DLD valuation certificate. Below that level, smaller property investments have at times supported shorter renewable visas: typically two to three years, but the criteria for those have changed more often than the Golden Visa threshold has, so treat any figure you read as a starting point and confirm it before you buy on that basis.
Does a mortgage count?
A mortgaged property can qualify, subject to the lender's no-objection certificate and the equity rules in force at the time. Because non-residents are typically capped near 50–60% loan-to-value, a AED 2m purchase on finance still needs AED 800,000–1,000,000 of your own capital. Confirm the current equity requirement with the bank before you structure the purchase around the visa.
Can I combine several properties?
In most cases the threshold can be met across more than one property. The combined DLD valuation is what matters, not the number of title deeds.
Does off-plan qualify?
This is the question we are asked most and the one most sites skip. An off-plan unit is registered as an Oqood instead of a title deed, and practice on whether and when it supports an application has varied. Where an off-plan purchase is accepted it has generally required a substantial proportion of the price to be paid and a DLD valuation to be obtainable. If residency is your primary objective, a completed, registered property is the cleaner route, and we will say so even though the off-plan commission would be the same to us.
The sequence
Title deed, then DLD property valuation certificate, then the application through ICP or the Dubai channel, then medical and Emirates ID. Allow four to six weeks end to end.
One caution, stated plainly
Visa rules change, and nobody can guarantee you a visa. Not us, and not any agent who tells you otherwise. Treat this page as a starting point and confirm the live criteria before you commit capital.
This guide is general information, not legal, tax or financial advice. Rules in Dubai change. Confirm the live position with us or a qualified advisor before acting on it.
