Dubai Golden Visa Through Property (2025 Complete Guide)
How to qualify for the UAE's 10-year Golden Visa through a property purchase in Dubai — covering the AED 2M threshold, eligible property types (off-plan, ready, multiple units), mortgage and loan-to-value rules, dependent sponsorship, fees, and the step-by-step ICP application process.
What is the Dubai Golden Visa?: The UAE Golden Visa is a 10-year renewable residency permit introduced in 2019 and significantly expanded in 2022. Property investors are one of the largest eligible categories. The visa allows you to live, work, study, sponsor unlimited dependents, and stay outside the UAE for any length of time without losing residency — a major advantage over the standard 2 or 3-year visa.
Property investment threshold (2025): The minimum qualifying investment is AED 2,000,000 in Dubai (or any other UAE emirate). This can be a single property, multiple combined properties, off-plan units, or a mix of ready and off-plan — provided the total equity owned by the applicant exceeds AED 2M. There is no maximum, no nationality restriction, and no age limit (above 18).
Mortgage and loan-to-value rules: If the property is mortgaged, the applicant must own at least AED 2M in equity (i.e. property value minus outstanding loan must be ≥ AED 2M). Effective from 2022, the visa is granted regardless of mortgage status — previously, mortgaged properties were excluded. A bank letter confirming outstanding balance is required at application.
Family sponsorship under Golden Visa: A Golden Visa holder can sponsor: spouse, sons (any age while financially dependent), unmarried daughters (any age), and parents. Domestic helpers are also eligible. Dependents receive matching 10-year visas tied to the primary holder. There is no quota and no salary requirement for sponsorship.
Step-by-step application process: 1) Complete property purchase and obtain title deed. 2) Apply for the Golden Visa through ICP (Federal Authority for Identity, Citizenship, Customs & Port Security) or via a DLD-approved typing centre. 3) Submit: Emirates ID, passport, title deed, recent valuation certificate (if requested), property insurance. 4) Pay fees: AED 2,800 (visa) + AED 1,150 (medical) + AED 575 (Emirates ID). 5) Receive visa within 30 days. Total cost ~AED 4,500–5,000 per applicant.
Off-plan vs ready property eligibility: Both are eligible. For off-plan, the developer must be DLD-registered and the buyer must have paid at least 50% of the unit price (or AED 2M, whichever is lower). For multi-unit applications, all properties must be in the buyer's name and the combined value must meet the threshold.
Can I get a Golden Visa if I buy with a mortgage? Yes. Since 2022, mortgaged properties qualify provided the buyer's equity (property value minus outstanding loan) is at least AED 2 million.
Does the property need to be in Dubai specifically? No. Property in any UAE emirate qualifies, but the visa is processed by the emirate where the property is located. Dubai DLD has the most streamlined process.
How long does the Golden Visa take to process? Typically 15–30 days from submission of complete documents through ICP or a DLD typing centre.
Can I sell the property after getting the Golden Visa? Yes, but the visa may be revoked at the next renewal (10 years) if the qualifying investment is not maintained. The visa is not revoked mid-term.
Last reviewed 2025-04-10 by PropertyConnect Editorial.
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