Property investors in Dubai do not need to fully repay their mortgages to qualify for the UAE Golden Visa. The Dubai Land Department (DLD) accepts mortgaged properties for the 10-year residency, provided applicants meet the ownership and payment requirements and submit the necessary bank documents.

Under current DLD guidelines, applicants must obtain a no-objection certificate (NOC) from their bank. The letter must state the amount paid towards the property and the outstanding loan balance, confirming that at least AED 2 million has been paid towards the mortgaged property.

Property Ownership and Valuation Requirements

The minimum property investment required for Golden Residency is AED 2 million. Applicants may qualify through a single property or a portfolio of eligible properties, provided ownership is registered in their name.

For jointly owned properties, the applicant’s share must be worth at least AED 2 million.

Dubai’s General Directorate of Residency and Foreigners Affairs (GDRFA) accepts property status certificates issued by DLD and valuation certificates from DLD-licensed offices. Applicants seeking to qualify based on an increase in their property’s value must therefore provide official evidence of the updated valuation. A sale listing price or a real estate agent’s estimate is not sufficient.

Status of Off-Plan Properties

UAE federal guidelines also recognise eligible off-plan properties, provided they are worth at least AED 2 million and have been purchased from approved developers.

However, registration on the Oqood system alone does not guarantee the issuance of a Golden Visa. The project’s status, developer approval, registration documents and payment history will also be reviewed.

Application Fees and Processing Time

Applicants must be present in the UAE when submitting their application through DLD and must provide documents including their passport and title deed, as well as their Emirates ID and current residence visa, where applicable.

The stated processing time is seven to 10 working days, while the total service cost is approximately AED 9,884.75.

The property-based Golden Visa is valid for 10 years and may be renewed if the eligibility requirements continue to be met.

Important: Sukuk profit rates and other investment terms are not relevant to this programme. For the property investment route, the main factors are verification of the property’s value and ownership, along with up-to-date banking documents.