06 // Visas & Residency
Dubai Golden Visa through property: the AED 2 million route
Property-linked visa and residency support handled end to end, so your residency status keeps pace with your investment.
The Dubai Golden Visa for property investors offers 10-year UAE residence to owners of real estate worth at least AED 2 million. Natalie Burešová supports clients through the whole route: choosing property that qualifies, structuring the purchase so it meets the criteria, and following the application through the documentation and submission stages until the status is in place. The aim is that a client's residency keeps pace with the investment rather than trailing it.
The rule comes from the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). One or more properties in the UAE with a total value of at least AED 2,000,000, with ownership registered in the investor's name, qualify for 10-year Golden residence. Off-plan units count when bought from an approved local developer, and mortgaged property counts when the loan comes from an approved local bank.
Natalie is a RERA-registered advisor with The Oppenheim Group in Bluewaters, with a network of more than 90 UAE developers, which helps when a client wants off-plan units from an approved developer to count toward the threshold. She works with investors and families in Czech, English and Slovak, and coordinates with banking partners where a qualifying purchase is financed, so the documents a Dubai application needs are in hand when it is made.
UAE Golden Visa requirements for property investors
ICP's real estate route for the UAE Golden Visa rests on a short list of conditions. Each one affects how a purchase should be structured, so Natalie reviews them before a client commits rather than after the title deed is issued.
- Value: one or more properties in the UAE with a total value of at least AED 2,000,000.
- Ownership: the property must be registered in the investor's name.
- Off-plan: one or more off-plan units totaling at least AED 2,000,000 qualify where the purchase is from an approved local real estate company authorized by the competent local authority.
- Finance: mortgaged property qualifies if the financing is from an approved local bank.
- Health insurance: required for the investor and family throughout the residence.
Golden Visa requirements in Dubai: applying through DLD
In Dubai, the property investor application runs through the Dubai Land Department. Where the property is mortgaged, the applicant submits a bank no-objection letter showing the amount paid and the remaining balance. DLD lists total fees of AED 9,884.75 for the 10-year permit, including AED 4,020 in DLD fees.
Natalie coordinates this stage with the client and, where financing is involved, with the banking partner, so the letter and the ownership records are ready when the application is made.
Choosing a Golden Visa property in Dubai
A Golden Visa property in Dubai still has to be a sound purchase in its own right. The threshold can be met with a single home or with several properties combined, with a completed home or with off-plan units, and with or without a mortgage. Each choice has consequences:
- Ready property gives immediate title and keys, and mortgages for expatriates can reach 80% of value on a first home up to AED 5 million under UAE Central Bank rules.
- Off-plan property qualifies only from an approved developer, and off-plan mortgages are capped at 50% of value.
- Several smaller properties can be combined to reach AED 2 million, which can suit an investor building a portfolio.
- The 4% DLD transfer fee and other purchase costs are paid on top of the price.
How Natalie handles a Dubai property visa, end to end
- Eligibility check: confirming the planned purchase, or existing property, meets the value, ownership, developer and bank conditions.
- Acquisition: selecting and buying qualifying property, ready or off-plan, with the title registered in the investor's name.
- Documentation: assembling the ownership records, the bank no-objection letter where there is a mortgage, and evidence of health insurance.
- Application: submission through DLD and payment of the listed fees.
- Follow-through: tracking the application to completion, and keeping the investment and residency aligned if the portfolio later changes.
Dubai Golden Visa through property: questions investors ask
How much property do I need for a Dubai Golden Visa?
One or more properties in the UAE with a total value of at least AED 2,000,000, registered in your name, under ICP rules. That qualifies for 10-year Golden residence.
Does off-plan property count for the Golden Visa?
Yes, where the off-plan units total at least AED 2,000,000 and are bought from an approved local real estate company authorized by the competent local authority.
Can I get a Golden Visa on a mortgaged property?
Yes, if the financing is from an approved local bank. In Dubai you submit a bank no-objection letter showing the amount paid and the balance.
What does the Dubai property Golden Visa cost?
DLD lists total fees of AED 9,884.75 for the 10-year permit, including AED 4,020 in DLD fees. The property purchase costs, such as the 4% DLD transfer fee, are separate.
Can I combine several properties to reach AED 2 million?
Yes. ICP's criterion is one or more properties with a total value of at least AED 2,000,000, with ownership registered in the investor's name.
Is health insurance required?
Yes. ICP requires health insurance for the investor and family throughout the residence.
Sources
- ICP: UAE Golden Residency
- DLD: Golden Visa for investors
- UAE Central Bank: mortgage ratios
- DLD: initial sale registration (fee schedule)
General information, not legal, tax or financial advice. Checked October 2026.
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