Dubai Real Estate Golden Visa Guide
A current guide to the AED 2 million Dubai real-estate investor route, including multiple properties, mortgages, off-plan purchases, required evidence and family sponsorship.
Important: The Golden Visa is long-term renewable residency, not permanent residency or citizenship.
Core AED 2 million real-estate investor requirements
| Requirement | Current Dubai DLD position |
|---|---|
| Property value | At least AED 2,000,000. |
| Number of properties | One or more properties may be used. |
| Ownership | DLD states the property/properties must be wholly owned by the investor and under the applicant's name. |
| Mortgage | Permitted, subject to DLD's bank NOC and paid-amount/balance documentation. |
| Residence | 10-year renewable residence under the current Dubai DLD investor service. |
Real Estate Golden Visa Eligibility Evaluator
The calculator now actually evaluates mortgage, off-plan and documentation conditions instead of only checking the AED 2M valuation.
Potential Dubai Real Estate Golden Visa Route
The selected property value of AED 2,500,000 meets the AED 2,000,000 threshold. Final eligibility and document acceptance are determined by DLD/GDRFA or the competent authority.
Current Dubai DLD Track
| Minimum value | AED 2,000,000 |
| Properties | One or more |
| Ownership | Wholly owned by applicant |
| Mortgage | Allowed with required bank evidence |
| Duration | 10 years renewable |
| Main authority | DLD / GDRFA Dubai |
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One property or multiple properties
Current DLD guidance expressly permits the AED 2 million value to be met through one or more properties. The important ownership requirement is that the qualifying property or properties are wholly owned by the investor and registered under the applicant's name for the DLD investor service.
Mortgaged property
Current DLD guidance allows a mortgaged property for the Golden Visa investor service. The applicant must submit a bank no-objection letter confirming that the bank does not object to issuing residence on the property and showing the paid amount and remaining balance.
| Mortgage issue | Current DLD position |
|---|---|
| Mortgage allowed? | Yes. |
| Bank letter | Required NOC showing bank consent, paid amount and balance. |
| Property threshold | AED 2 million. |
| Generic “equity only” formula | Avoid. Use the actual DLD bank-document requirement. |
Off-plan property
Federal Executive Regulations recognise a separate off-plan condition. The real-estate investor may purchase one or more off-plan units with a total value of at least AED 2 million, provided the purchase is made from local companies approved by the competent local authority.
| Condition | Current federal wording |
|---|---|
| Value | Total off-plan value of at least AED 2 million. |
| Seller/developer | Local company approved by the competent local authority. |
| Named developers | Do not present particular developer brands as a universal legal list. |
| Golden Visa | Final document acceptance remains with the competent immigration/property authority. |
Documents for the Dubai investor application
Current DLD's Golden Visa investor service lists the following core applicant documents and provides separate requirements for mortgages and family residence.
| Document / evidence | Current DLD service |
|---|---|
| Passport | Required. |
| E-Certificate of Title / Title Deed | Required for the direct-property investor application. |
| Personal photograph | Required. |
| UAE ID / current residence | Required where applicable. |
| Mortgage | Bank NOC stating consent, paid amount and balance. |
| Health insurance | Required for the residence/family process. |
Family sponsorship
Current Dubai DLD guidance states that the real-estate investor can sponsor the husband or wife, children and parents. The actual family application has additional documentation, including marriage/birth certificates, health insurance and other authority-specific requirements.
| Family member | Current DLD Golden Visa service |
|---|---|
| Spouse | Sponsorship available subject to family-residence requirements. |
| Children | Sponsorship available subject to the applicable conditions. |
| Parents | DLD's current investor service also provides a parent-residence process with separate dependency/document requirements. |
Golden Residency is long-term residence, not permanent residency
Current ICP describes Golden Residency as a renewable long-term residence system of five or ten years depending on category. The Dubai DLD real-estate investor service specifically describes the investor permit as a 10-year renewable residence permit. Holding that permit does not itself create UAE citizenship or legal permanent residency.
Practical Dubai Real Estate Golden Visa workflow
Verify the property
Confirm the AED 2M value and that the ownership structure satisfies DLD's current rules.
Check special cases
Determine whether the property is mortgaged or off-plan and collect the relevant bank/developer evidence.
Prepare documents
Passport, title/property evidence, photograph, bank letter where applicable and health insurance.
Apply through DLD
Use the current DLD Golden Visa investor service / authorised service channels and complete the immigration procedures.
Related UAE Tools & Guides
2026 VerifiedFrequently Asked Questions
Dubai Land Department — Golden Visa Investor: Current DLD investor service
ICP — UAE Golden Residency: Current federal Golden Residency framework
UAE Legislation — Cabinet Resolution No. 65 of 2022: Official executive regulations for real-estate investment
GDRFA Dubai — Investor Golden Residence: Current Dubai investor residence service