The Golden Visa through property, explained plainly

What qualifies

• A completed, registered property valued at AED 2m or more

  Evidenced by a DLD property valuation certificate. This is the cleanest route.

• Several properties combining to AED 2m or more

  In most cases the combined DLD valuation is what counts, not the number of title deeds.

• A mortgaged property

  Subject to the lender's no-objection certificate and the equity rules in force. Non-residents are typically capped at 50–60% LTV, so a AED 2m purchase still needs AED 800k–1m of your own capital.

• Off-plan, in most cases

  An off-plan unit registers as an Oqood instead of a title deed. Where off-plan has been accepted it has generally required a substantial proportion of the price paid and an obtainable DLD valuation. If residency is your main objective, buy completed.

• A property below the threshold

  Smaller investments have at times supported shorter renewable visas, but those criteria have changed more often than the Golden Visa threshold. Do not plan around a figure you read online, including this one.

The sequence

1. 01

   Buy and register

   Complete the purchase and take the title deed. Allow two to four weeks for a cash transaction, four to eight with a mortgage.

2. 02

   DLD valuation certificate

   Apply for the property valuation certificate that evidences the value. A few working days.

3. 03

   Submit the application

   Through ICP or the Dubai channel, with the title deed, valuation certificate, passport and photographs.

4. 04

   Medical and Emirates ID

   Standard medical screening and biometrics, done in Dubai. Allow four to six weeks for the whole sequence.

8 listings between AED 2M and AED 3M

Properties at the threshold

Completed, registrable stock between AED 2M and AED 3M, the practical band for a residency purchase that also lets out. We have shown the cheapest first.

All listings above AED 2M

For sale · Arlo

One-bedroom apartment at Arlo, Dubai Creek Harbour (The Lagoons)

AED 2,049,999

1 Bed · 709 sq.ft

For sale · Azizi Central

Two-bedroom apartment at Azizi Central, Al Furjan, 1,439 sq.ft

AED 2,200,000

2 Bed · 1,439 sq.ft

For sale · Park Lane Tower

Office at Park Lane Tower, Business Bay, 876 sq.ft

AED 2,200,000

876 sq.ft

For sale · Verona

Four-bedroom villa at Verona, Damac Hills 2

AED 2,300,000

4 Bed · 2,011 sq.ft

Buying at exactly AED 2,000,000 leaves no headroom. If the DLD valuation comes in below your purchase price you fall under the threshold, so we normally advise a margin above it rather than buying to the number.