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Golden Visa via Real Estate (AED 2M+)

Buy UAE property worth AED 2,000,000 or more and you can qualify for a 10-year Golden Visa. Completed and off-plan homes can count (per each emirate's rules), a mortgage is allowed with a bank NOC, and you can hold the property alone or as a share of at least AED 2M. Your spouse and children can be sponsored on the same visa.

Back to Golden Visa — Complete Guide

How the property route works

The real-estate route is the most popular Golden Visa path for investors and end-users alike. Buy a qualifying home worth AED 2 million or more and you can convert it into a 10-year, self-sponsored residency for you and your family — you no longer need an employer to keep your visa. Completed and off-plan properties can both count, and a mortgage is fine as long as your bank issues an NOC.

The main things to get right are the valuation and the paperwork. Make sure the property (or your share of it) is worth at least AED 2M, obtain a valuation certificate and, if mortgaged, a bank NOC, then apply through ICP or — for Dubai property — the DLD/GDRFA service. For the full fee breakdown see costs & timeline, and if you are weighing property against other routes, compare the investor and salary options on the Golden Visa guide.

Eligibility

  • Property, or your ownership share, valued at AED 2,000,000 or more
  • Residential or approved property — completed or off-plan as permitted by the emirate and developer
  • A mortgage is allowed: the bank issues an NOC and a minimum equity or valuation may apply
  • Joint ownership is fine as long as each applicant's share meets the AED 2M minimum
  • The title deed (or Oqood, for off-plan) must be in your name

Required Documents

  • Title deed, or Oqood certificate for off-plan property
  • Property valuation certificate from the land department where required
  • Bank NOC and mortgage statement (if the property is mortgaged)
  • Passport copy and a passport-size photo
  • Current UAE visa or entry stamp
  • Attested marriage and birth certificates to sponsor family

Steps

  1. Confirm the property meets the AED 2M rule and your emirate's conditions
  2. Get a valuation certificate and, if mortgaged, a bank NOC
  3. Apply for the property-investor Golden Visa via ICP, or Dubai's DLD/GDRFA service
  4. Pay the fees and submit your property and personal documents
  5. Complete the medical test, biometrics and Emirates ID
  6. Receive your 10-year visa and sponsor family if needed

Fees & Timeline

Government fees vary by emirate and application type, with extra typing and service fees; together with the medical test and Emirates ID they usually total a few thousand dirhams. See the costs page for a full breakdown.

Nomination or approval often takes about 3–7 working days; the full process is typically 2–4 weeks if your documents are ready.

Gotchas / Notes

  • For joint ownership, each owner's share must meet the AED 2M minimum on its own.
  • For off-plan, payment milestones and the developer or authority rules can affect when you become eligible.
  • A mortgaged property must still show enough equity or value — confirm your bank NOC and valuation early.

FAQs

Can I include my family?
Yes — your spouse and children are eligible under the same sponsorship, and in many cases your parents too.
Are mortgaged properties eligible?
Yes, subject to a bank NOC and the required minimum equity or valuation.
Does off-plan property count?
Often yes, subject to the emirate and developer rules and the payment milestones reached.
How long is the property Golden Visa valid?
It is granted for 10 years and is renewable while you still own qualifying property.
Can I combine several properties to reach AED 2M?
In many cases you can combine properties to reach the AED 2M threshold — confirm the current rule for your emirate.
What happens if I sell the property?
The visa is tied to ownership, so selling can affect renewal — check the impact before you sell.

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