Dubai Mortgaged Real Estate Golden Visa Guide
A current Dubai-focused guide to the 10-year renewable Golden Residence for real-estate investors, including mortgaged properties, AED 2 million property value, bank NOCs, multiple properties and DLD application requirements.
Critical correction: AED 2 million of paid mortgage principal is not an “OR” alternative to the bank NOC. For a mortgaged property, DLD requires the property-value threshold plus the applicable bank documentation.
Current Dubai mortgage-property eligibility
| Condition | Current DLD position |
|---|---|
| Property value | One or more properties with a total value of at least AED 2,000,000. |
| Ownership | The property/properties must be wholly owned by the investor under the applicant's name. |
| Mortgaged property | Permitted. A bank NOC must indicate the bank does not object to the residence permit and must show the paid amount and balance. |
| Applicant | Current DLD service terms state that the applicant must be inside the UAE. |
| Residence duration | 10 years, renewable under the current Dubai DLD service. |
Mortgaged Property Golden Visa Checker
Check the principal current DLD conditions. This is a planning tool, not an approval decision.
Mortgage NOC Still Required
The property value meets the AED 2 million threshold, but the property is marked as mortgaged and no bank NOC has been confirmed. DLD requires the bank letter to state the paid amount and remaining balance and to confirm that the bank has no objection to the residence permit.
Dubai DLD Mortgage Snapshot
| Property value | ≥ AED 2M |
| Mortgaged property | Permitted |
| Bank NOC | Required if mortgaged |
| Residence | 10 years |
| Renewal | Renewable |
Key mortgage-property requirements
Property value
One or more properties must have a combined value of at least AED 2,000,000.
Ownership
DLD states that the property or properties must be wholly owned by the investor and registered under the applicant’s name.
Mortgage documentation
If the property is mortgaged, a bank NOC must state that the bank does not object to issuing the residence permit and must show the paid amount and remaining balance.
Applicant location
The current DLD service lists being inside the UAE as a condition for this Dubai application.
Health insurance
Health insurance is required for the residence process and family residence applications.
What the mortgage bank NOC needs to establish
DLD's current service terms state that a mortgaged property is permitted and require a no-objection bank letter. The letter must indicate that the bank does not object to issuing the residence permit against the property and must show the paid amount and remaining balance.
Multiple properties
The current DLD service allows one or more propertiesto be used for the AED 2 million test. The total qualifying value must reach at least AED 2 million, and the properties must be wholly owned by the investor under the applicant's name.
| Portfolio example | Combined value | Meets AED 2M property-value test? |
|---|---|---|
| Property A AED 1.2M + Property B AED 0.9M | AED 2.1M | Yes, subject to ownership/document rules |
| Property A AED 1.0M + Property B AED 0.7M | AED 1.7M | No |
| Property A AED 2.0M, mortgaged | AED 2.0M | Yes, with required mortgage NOC/documentation |
Dubai service duration and fees
The current DLD Dubai service describes the real-estate investor residence as a 10-year renewable permit.
| Published DLD item | Current amount |
|---|---|
| Medical examination | AED 700 |
| Emirates ID — 10 years | AED 1,153 |
| Residence confirmation — 10 years | AED 2,856.75 |
| Dubai Land Department fees | AED 4,020 |
| Administrative fees | AED 1,155 |
| Total published investor residence amount | AED 9,884.75 |
DLD separately lists family and parent residence fees. Published fees can change, so the authority's current service page should be checked immediately before application.
Family and parent sponsorship
The current DLD service states that the investor can sponsor a husband or wife, children and parents under its Dubai real-estate investor service, subject to the listed family residence requirements.
| Family group | Current DLD service information |
|---|---|
| Spouse | Certified marriage contract and other residence documentation. |
| Children | Certified birth certificates; DLD also lists an undertaking relating to children over 18 who are not married. |
| Parents | Certified dependency certificate and other listed documents. |
Current DLD application channels
| Al Manara Center (Cube) | DLD Golden Visa Services. |
| Dubai World Trade Centre | Central 1, Ground Floor, Office No. 21. |
| Golden Cube | Current DLD-listed Golden Visa channel. |
| Registration agents | DLD lists several authorised registration-agent centres for Golden Visa services. |
Related UAE Tools & Guides
2026 VerifiedFrequently Asked Questions
Dubai Land Department — Golden Visa application for investor: Official DLD service
GDRFA Dubai — Golden Residence Permit for investors: Official GDRFA service
ICP — UAE Golden Residency: Official ICP framework