You generally need qualifying UAE property worth at least AED 2 million to apply for a Golden Visa through real estate investment.

The threshold may be reached through one property or several properties held in the applicant’s name. Joint ownership can also qualify, but the applicant’s own registered share—not necessarily the property’s full value—must generally be worth at least AED 2 million.

Mortgaged property may be accepted in Dubai. However, the applicant should expect to provide a bank letter confirming the amount already paid, the outstanding balance and the bank’s non-objection to the residence application.

The headline requirement is therefore straightforward, but the calculation can become complicated when the property is jointly owned, mortgaged, off-plan, company-owned or originally purchased for less than its current market value.

Golden Visa Property Threshold at a Glance

Ownership scenario	General position
One property worth AED 2 million or more	May qualify
Several properties totalling AED 2 million	May qualify
Joint property	Applicant’s individual share should be at least AED 2 million
Mortgaged property	May qualify subject to paid-value and bank requirements
Property below AED 2 million	Does not meet the basic Golden Visa threshold
Off-plan property	Case-specific; do not assume automatic eligibility
Company-owned property	Does not automatically qualify an individual shareholder
Overseas or non-resident owner	May potentially apply after meeting the property and immigration conditions
Property that has increased in value	May require a DLD-approved valuation or property-status evidence
Vacant land	Requires case-specific confirmation

The Basic Requirement: AED 2 Million

Current official guidance from Dubai Land Department, GDRFA Dubai and the federal ICP identifies AED 2 million as the principal real estate investment threshold.

Dubai Land Department states that the qualifying property must be:

Worth at least AED 2 million
Owned under the applicant’s name
One property or a combination of properties
Supported by an electronic title deed
Consistent with the applicable mortgage conditions

Meeting the AED 2 million figure does not automatically produce a visa. The investor must still submit a formal application and satisfy the medical, insurance, identity and immigration requirements.

How Much Is AED 2 Million in Other Currencies?

Exchange rates change, but AED 2 million is approximately:

Currency	Approximate equivalent
US dollar	USD 544,000
British pound	Depends on the current GBP/AED rate
Euro	Depends on the current EUR/AED rate
Indian rupee	Depends on the current INR/AED rate
Kenyan shilling	Depends on the current KES/AED rate
South African rand	Depends on the current ZAR/AED rate

The UAE dirham is pegged to the US dollar, but investors using other currencies should calculate the amount using the live exchange rate before transferring funds.

Visa eligibility is assessed in dirhams, not according to the buyer’s home-currency cost.

Can One Property Qualify?

Yes. A single property can potentially meet the requirement if its accepted value is at least AED 2 million.

Examples include:

Apartment purchased for AED 2 million
Villa purchased for AED 3.5 million
Townhouse purchased for AED 2.2 million
Commercial property accepted at AED 2.5 million

The applicant must still establish:

Registered ownership
Accepted property value
Individual ownership share
Mortgage position
Property status
Continued compliance

Buying a property advertised at AED 2 million does not prove eligibility. The relevant value must be supported through the official property and transaction records.

Can You Combine Multiple Properties?

Yes. Dubai Land Department and GDRFA Dubai indicate that a group of properties can be combined to reach the AED 2 million threshold.

Example 1: Two properties

Property	Value
Apartment A	AED 1,200,000
Apartment B	AED 900,000
Combined value	AED 2,100,000

The portfolio may satisfy the basic threshold if both units are registered under the applicant’s name and accepted by the authority.

Example 2: Three smaller properties

Property	Value
Apartment A	AED 750,000
Apartment B	AED 700,000
Apartment C	AED 650,000
Combined value	AED 2,100,000

This may also meet the threshold.

Example 3: Portfolio below the threshold

Property	Value
Apartment A	AED 900,000
Apartment B	AED 950,000
Combined value	AED 1,850,000

The investor remains AED 150,000 below the basic requirement.

The applicant should obtain a DLD property-status statement covering the portfolio rather than relying on personal calculations.

How Joint Ownership Is Calculated

Joint ownership does not ordinarily allow every owner to claim the full property value.

GDRFA Dubai states that if the applicant owns a share in jointly held property, the value of that share must be at least AED 2 million.

Equal ownership example

A couple buys a property for AED 3 million and owns it equally.

Item	Amount
Total property value	AED 3,000,000
Spouse A’s 50% share	AED 1,500,000
Spouse B’s 50% share	AED 1,500,000

Neither spouse’s share independently reaches AED 2 million.

One spouse should not assume they can apply using the full property value merely because the co-owner is their husband or wife.

Qualifying joint-property example

A property is worth AED 5 million and is owned equally.

Item	Amount
Total property value	AED 5,000,000
Applicant’s 50% share	AED 2,500,000

The applicant’s share exceeds AED 2 million and may satisfy the basic value requirement.

Unequal ownership example

A property is worth AED 3 million and the title records:

Investor A: 70%
Investor B: 30%

Investor A’s share is worth AED 2.1 million and may qualify. Investor B’s share is worth AED 900,000 and would not independently meet the threshold.

The ownership percentages should be properly recorded. Informal agreements between co-owners may not change the value attributed to the applicant’s registered share.

Can Married Couples Combine Their Shares?

Do not assume that spouses can simply add their interests together for one individual Golden Visa application.

The authority may assess the principal applicant’s registered ownership share. The other spouse may then be sponsored as a dependant.

For example, where each spouse owns AED 1.2 million of a jointly held or separate portfolio, the couple’s combined economic ownership is AED 2.4 million. Nevertheless, neither individual holds AED 2 million.

Couples should obtain transaction-specific confirmation before purchasing.

Possible options may include:

Registering sufficient ownership in one spouse’s name
Giving the principal applicant a qualifying percentage
Purchasing additional property
Using another qualifying residence category
Applying under rules specifically accepted for spouses, if available

Ownership restructuring after purchase can create DLD fees, mortgage complications and legal consequences.

How Mortgaged Property Is Treated

A mortgaged property can potentially qualify in Dubai, but its full purchase price may not automatically count.

DLD’s current Golden Visa investor service states that the investor should provide a bank NOC confirming:

The bank does not object to issuance of the residence permit
Amount already paid
Outstanding balance

DLD also states that a bank letter showing AED 2 million paid should be provided for mortgaged property.

Mortgage example 1

Item	Amount
Property price	AED 3,000,000
Amount paid by investor	AED 2,100,000
Outstanding mortgage	AED 900,000

The applicant may potentially meet the paid-value requirement.

Mortgage example 2

Item	Amount
Property price	AED 3,000,000
Amount paid by investor	AED 800,000
Outstanding mortgage	AED 2,200,000

Although the property is worth more than AED 2 million, the paid amount may be insufficient.

Mortgage example 3

Item	Amount
Property price	AED 5,000,000
Amount paid by investor	AED 2,000,000
Outstanding mortgage	AED 3,000,000

This may potentially satisfy the minimum paid amount if the bank and authorities accept the structure.

Before applying, ask the lender for a letter addressed in the format required by DLD or GDRFA.

Why Mortgage Guidance Appears Inconsistent

Official federal guidance may refer to real estate ownership without loans, while DLD’s Dubai-specific service permits mortgaged property subject to a bank NOC and paid-value evidence.

This is an important difference.

A mortgage applicant should verify:

Which authority will process the application
Required paid amount
Whether the bank will issue the NOC
Whether a lien will be registered
Whether multiple mortgaged properties can be combined
Whether developer financing is treated like a bank mortgage

Do not rely on a broker’s statement that “any AED 2 million mortgaged property qualifies.”

Purchase Price or Current Market Value?

DLD’s published Golden Visa service refers to the property’s purchase value at the time of purchase.

GDRFA Dubai also requires a DLD property-status statement and states that a valuation certificate from a DLD-licensed office may be accepted.

This matters where the property was purchased below AED 2 million but is now worth more.

Example

An investor purchased an apartment for AED 1.5 million. Several years later, comparable properties sell for AED 2.2 million.

The investor should not assume that online comparables prove eligibility. They may need:

DLD property-status statement
Official valuation certificate
Updated property evidence
Confirmation that current valuation is accepted

Similarly, an asking price of AED 2 million does not establish an official qualifying value.

What if the Property Is Worth Slightly Below AED 2 Million?

A property valued at AED 1.99 million is below the AED 2 million threshold.

Investors should avoid buying exactly at the minimum without considering:

Ownership share
Mortgage
Valuation
Registration costs
Furniture excluded from property value
Developer incentives
Price adjustments
Official acceptance

A reasonable margin above AED 2 million can reduce the risk of a valuation or documentation shortfall. However, paying an excessive premium merely to create a buffer can weaken the underlying investment.

Does Furniture Count Toward the AED 2 Million?

Do not assume that furniture, interior packages, club memberships or other extras will count as qualifying real estate value.

A purchase contract may combine:

Property price
Furniture
Parking
Storage
Service packages
Hotel-management rights
Administrative fees

The authority may focus on the property value shown in the DLD records rather than the total amount paid to the developer or seller.

Ask for a clear breakdown before purchasing a unit close to the threshold.

Do DLD Fees Count Toward the Investment?

No. Transaction costs should not be treated as part of the qualifying property value.

For example:

Item	Amount
Property price	AED 1,930,000
DLD fee and other costs	AED 130,000
Total money spent	AED 2,060,000

The investor has spent more than AED 2 million overall, but the property itself remains below the basic threshold.

Costs that ordinarily do not increase qualifying property value include:

DLD registration fee
Trustee fee
Agency commission
Mortgage costs
Legal fees
Inspection
Visa application fee
Insurance
Furnishing

Can an Off-Plan Property Qualify?

Possibly, but eligibility is not automatic.

DLD’s current Golden Visa document list refers to an electronic title deed. A buyer of an incomplete off-plan property may hold an Oqood or provisional-registration certificate rather than the final title deed.

Eligibility can depend on:

Construction stage
Amount paid
Developer
Project registration
Oqood registration
Completion status
Availability of title
Authority acceptance
Financing arrangement

Before buying off-plan for Golden Visa eligibility, request written confirmation covering:

Whether the project is accepted
Whether provisional registration is sufficient
Minimum paid amount
Whether developer instalments count
Earliest application date
Documents required before handover

A developer’s “Golden Visa eligible” label is a marketing statement, not final immigration approval.

Can a Company-Owned Property Qualify?

Not automatically.

If a company owns the property, the company is the registered owner. The individual shareholder owns shares in the company rather than the real estate personally.

DLD’s property-investor Golden Visa service states that the qualifying property should be under the applicant’s name.

The shareholder may instead qualify through another investment route based on:

Company investment
Partnership interest
Capital contribution
Tax contribution

Those categories have different documents and eligibility rules.

If property-linked residency is a priority, decide between personal and company ownership before completing the purchase.

Does Property Anywhere in the UAE Count?

The federal Golden Residence category applies to UAE real estate investors, but applications and property evidence are handled through the relevant emirate’s authorities.

For a Dubai application, the investor ordinarily relies on:

Dubai Land Department records
DLD title or status statement
GDRFA Dubai or the applicable processing channel

Property in another emirate will be documented by that emirate’s competent land-registration authority.

An investor hoping to combine property across different emirates should obtain confirmation before applying. Do not assume that separate land registries will automatically aggregate the portfolio.

Does a Hotel Apartment Count?

Potentially, depending on the registered title and current authority treatment.

Hotel apartments can involve:

Individual title
Mandatory management agreements
Rental-pool arrangements
Restrictions on personal use
Commercial classification
Guaranteed-return marketing
Special financing terms

Confirm both visa eligibility and investment quality. A hotel unit should not be purchased solely because its marketing material mentions Golden Visa eligibility.

Can Commercial Property Qualify?

GDRFA Dubai’s current guidance describes real estate investment broadly and indicates that different property types may be accepted.

A commercial property may potentially qualify if:

It is registered
The applicant owns it
The accepted value reaches AED 2 million
The title and property status are eligible
Financing conditions are satisfied

Obtain confirmation for offices, shops, warehouses, hotel units and other specialised assets.

Do You Need AED 2 Million in Cash?

Not necessarily.

The total property value must satisfy the requirement, while mortgaged properties may be accepted under Dubai’s current process. However, DLD’s published terms indicate that a substantial paid amount—potentially AED 2 million—must be proven for a financed property.

The investor also needs additional cash for:

DLD registration
Trustee charges
Agency commission
Mortgage fees
Visa fees
Insurance
Service charges
Maintenance

The AED 2 million threshold is not the investor’s complete budget.

How Much Does an AED 2 Million Property Actually Cost?

For a ready property priced at exactly AED 2 million:

Item	Illustrative amount
Property price	AED 2,000,000
DLD registration at 4%	AED 80,000
Trustee fee plus VAT	AED 4,200
Title deed and map	Approximately AED 500
Agency commission at 2% plus VAT	AED 42,000
Legal and inspection costs	Variable
Total before variable costs	Approximately AED 2,126,700

A mortgaged buyer must also budget for:

Bank arrangement fee
Valuation
Mortgage registration
Life insurance
Property insurance
Deposit
Valuation shortfall

Visa eligibility should be modelled separately from purchase affordability.

Do You Have to Keep the Property?

Yes, the qualifying investment generally must be maintained.

GDRFA Dubai’s current Golden Residence information states that:

A lien may be placed on the property to ensure continuity of ownership.
The qualifying property should not be disposed of while maintaining the Golden Residence.
The authorities may verify continued eligibility.

Before selling, gifting, refinancing or transferring a qualifying property, ask whether:

Another property can be substituted
Prior approval is required
The visa will be cancelled
Family visas will be affected
A lien must first be removed or transferred

Buying property, receiving the visa and immediately selling the property should not be assumed to preserve residency.

Is the Property Visa Valid for Five or Ten Years?

Current official pages are inconsistent.

Official source	Duration currently shown
Dubai Land Department	10-year renewable residence
GDRFA Dubai	10 years
ICP Golden Residency overview	5 years for real estate investment
UAE Government Golden Visa overview	5 years for real estate investment

For a Dubai property, DLD and GDRFA Dubai are the local authorities most directly involved in the application. Nevertheless, confirm the residence duration before buying because the federal overview currently differs.

The AED 2 million property threshold is consistent across the main current official sources even though the published duration is not.

Documents Used to Prove the AED 2 Million

The applicant may need:

Passport
Electronic title deed
Personal photograph
Emirates ID, if available
Current residence visa, if available
DLD property-status statement
Property valuation certificate where accepted
Bank NOC for mortgaged property
Bank statement of paid and outstanding amounts
Health insurance
Medical fitness result
Proof of UAE address

For multiple properties, ensure that the official statement includes every unit being used to reach the threshold.

Step-by-Step Eligibility Check

Step 1: List the registered properties

Record:

Property
Purchase price
Current official value where applicable
Ownership percentage
Mortgage balance
Amount paid
Property status

Step 2: Calculate your individual ownership

Use only the applicant’s registered interest. $\text{Applicant’s property value} = \text{Accepted total value} \times \text{ownership percentage}$

Step 3: Check financing

For every mortgaged property, obtain:

Paid amount
Outstanding balance
Bank NOC
Mortgage details

Step 4: Confirm property type

Ask whether the authority accepts:

Ready property
Off-plan property
Commercial property
Hotel apartment
Land
Leasehold or usufruct
Property in another emirate

Step 5: Obtain official value evidence

Use a DLD property-status statement or accepted valuation rather than an agent’s estimate.

Step 6: Confirm the visa duration

Ask whether the application will produce the Dubai-published 10-year residence or the five-year property-investor period shown on federal overview pages.

Step 7: Obtain a written document checklist

Confirm the requirements with DLD, GDRFA, ICP or the authorised processing centre before paying application fees.

Common Calculation Mistakes

Counting the whole jointly owned property

Only the applicant’s registered share may count.

Adding purchase costs

DLD fees, commission and furnishing do not ordinarily form part of the property value.

Using an asking price

A listing price is not an official valuation.

Ignoring the mortgage

A property worth AED 3 million may not qualify if the investor has paid only a small amount.

Combining spouses’ shares without confirmation

Marriage does not automatically turn two sub-threshold shares into one qualifying individual investment.

Assuming off-plan eligibility

Provisional registration may not be treated like a completed title deed.

Using company-owned property

The company—not the shareholder—is the registered owner.

Buying exactly at AED 2 million

A valuation, ownership or documentation issue can place the applicant below the threshold.

Golden Visa Property Checklist

Before purchasing:

Select property above the threshold with a reasonable buffer
Confirm registered ownership type
Decide whose name will appear on the title
Confirm joint-ownership treatment
Confirm mortgage paid-value conditions
Verify off-plan eligibility
Compare personal and company ownership
Obtain current duration confirmation

Before applying:

Obtain electronic title deed
Obtain DLD property-status statement
Obtain valuation where required
Obtain mortgage-bank NOC
Confirm paid amount
Prepare passport and photograph
Arrange health insurance
Complete medical fitness
Enter the UAE if required by the application route

After approval:

Retain qualifying ownership
Maintain mortgage records
Monitor visa expiry
Maintain insurance
Check before selling
Update family records
Prepare for renewal in advance

Frequently Asked Questions

What is the minimum property value for a UAE Golden Visa?

The basic real estate investment threshold is AED 2 million.

Can I qualify with two properties?

Yes. Multiple properties may be combined if they are accepted and registered under the applicant’s name.

Does a property worth exactly AED 2 million qualify?

Potentially, but buying slightly above the threshold may reduce the risk of a valuation or allocation shortfall.

Can a husband and wife combine their ownership?

Do not assume so. GDRFA Dubai states that an applicant’s individual share in joint property should be at least AED 2 million.

Can I qualify with a mortgage?

Potentially. DLD requires a bank NOC and evidence of the amount paid and outstanding. Its current service information indicates that AED 2 million paid may be required.

Does the 20% mortgage deposit count as enough?

Not by itself if the paid amount remains below the applicable AED 2 million requirement.

Can an off-plan property qualify?

Possibly, but this is case-specific. Obtain written confirmation regarding Oqood, construction status and the amount paid.

Does current market appreciation count?

It may be considered where an accepted DLD valuation or status statement supports it, but an online estimate is not sufficient.

Do furniture and DLD fees count?

They should not be assumed to form part of the qualifying property value.

Does company-owned property count?

Not automatically for the shareholder because the company is the registered owner.

Can commercial property qualify?

Potentially, subject to title, value and authority acceptance.

Must I keep the property throughout the visa?

The qualifying investment must generally be maintained. GDRFA Dubai refers to continuity requirements and a possible lien.

Is the property Golden Visa five or ten years?

DLD and GDRFA Dubai currently publish a 10-year route, while ICP and the UAE Government overview show five years. Confirm the exact duration through the chosen application channel.

Final Verdict

You generally need at least AED 2 million in qualifying UAE real estate for a property-based Golden Visa.

One property or several properties may be used. For joint ownership, the applicant’s personal registered share should ordinarily reach AED 2 million. For mortgaged property, the accepted amount may depend on the equity already paid and the bank’s confirmation.

The safest approach is to avoid relying on the advertised price alone. Obtain a DLD property-status statement, verify the applicant’s ownership percentage and confirm mortgage or off-plan eligibility before buying.

The property should also remain a sound investment independently of the visa. Paying above market value merely to cross the AED 2 million threshold can create a larger financial loss than the residency benefit justifies.

At HAMZ, we believe the AED 2 million Golden Visa threshold should be treated as a legal eligibility requirement—not a reason to overpay for property. Buyers should verify the accepted value, ownership share, mortgage position and current visa terms while ensuring the property remains a sound investment on its own merits.

How Much Property Do You Need for a UAE Golden Visa?