Yes. If you own Dubai property worth AED 2 million or more, you can apply for a 10-year renewable Golden Visa. The property must be in your name. You can count one property or several. Your spouse, children and parents can be sponsored.A mortgaged property can qualify, but you must give DLD a no-objection letter from your bank that states the paid amount and the balance. Off-plan units can qualify in some cases, but sources disagree on how much you must have paid first (see Section 6).The official DLD fee for the investor visa is AED 9,884.75, and DLD lists the service time as 7 to 10 business days. You must be inside the UAE and attend in person.Why This Visa ExistsBefore 2019, most people in the UAE lived on visas tied to an employer or a short-term permit. If the job ended, the visa ended. The UAE introduced long-term residency for investors in 2019 to keep capital and skilled people in the country. Property became the easiest route because a title deed is simple proof of investment.The property threshold has changed over the years. The current core figure is AED 2 million. Confirm the year of each earlier threshold from an official source before you state it.Demand is large. Secondary sources citing Gulf News report that Dubai issued 100,286 real-estate-investor family visas between 2021 and early 2026. Treat that as a market signal, not an official DLD figure, until you trace it to the original report.Who QualifiesDLD sets these terms for the investor service:RequirementWhat DLD saysProperty valueAED 2 million or more. DLD words it as the purchase value at the time of purchase.OwnershipWholly owned by the applicant, in the applicant’s name. One or more properties are allowed.MortgageAllowed, with a bank no-objection letter showing the paid amount and the balance.LocationBroker sources say freehold zones only. Check the DLD list for your area.PresenceThe applicant must be inside the UAE. No representative, no escorts.Who you can sponsorSpouse, children and parents.Step-by-Step DLD Approval ProcessDLD lists four steps. Here is what each one means in real life.Get your proof of ownership. For a ready property, this is the e-title deed. For off-plan, it is the registered sales contract (Oqood). If you have a mortgage, ask your bank for the no-objection letter now. It is usually the slowest document.Go to a service centre and submit the documents. DLD lists Al Manara Centre (Cube), a Golden Visa office at Dubai World Trade Centre, and several approved registration agents. You pay the fees at this step. Only the applicant can apply.Do the medical examination at the centre.Receive the residence permit by email. DLD lists 7 to 10 business days for the service.Documents DLD asks forFull list of documents DLD needs for the property Golden Visa: passport, title deed, photo, UAE ID, residence permit and bank letter.• Passport• E-certificate of title or title deed• A recent personal photo that meets Federal Authority for Identity and Citizenship rules• UAE ID and current residence permit, if you have them• Bank no-objection letter, if the property is mortgagedOfficial fees (DLD, investor 10-year permit)ItemFee (AED)Medical examination700Emirates ID (10 years)1,153Confirmation of residency permit (10 years)2,856.75Dubai Land Department fees4,020Administrative fees1,155Total for the investor9,884.75Family sponsorshipFee (AED)Family residence permit, 10 years5,774.50Parents residence permit, 10 years5,774.50Family sponsorship file opening318.75Extra charge for each sponsored person (DLD note)100Family documentsExpect to bring a certified marriage contract, certified birth certificates, health insurance and an IBAN number. Sponsoring parents also needs a certified dependency certificate from the consulate. A father’s notarised no-objection letter is needed if the mother is the sponsor.Mortgaged Property RulesThis is where most buyers get stuck. Two versions of the rule are in circulation. Official DLD page (checked 30 Sep 2026)Broker and advisory sitesWhat countsBank letter showing the paid amount and the balance. DLD summary line also mentions a letter showing AED 2 million paid.Total DLD-certified value of AED 2 million or more. Paid amount and balance no longer matter.Old 50% ruleNot mentioned on the page.Say it was removed in February 2026.Bank letterRequired.Required (a no-objection certificate), but no minimum equity.Risk if wrongYou apply, get rejected, and lose time and possibly fees.Same.Our advice for readers: ask your bank for the no-objection letter before you apply, and ask DLD in writing which test they will use. Do not rely on a broker’s summary alone. Brokers earn when you buy, and that can colour how they describe a rule.Worked example. You buy a AED 2.2 million apartment with a 20% deposit (AED 440,000) and a bank loan for the rest. Under the broker version, your valuation is above AED 2 million, so you can apply. Under a strict paid-amount reading, you have only paid AED 440,000, so you could not. This gap is exactly why the confirmation matters.Off-Plan Property RulesSources agree on some points and split on others.Sources agreeSources disagreeThe unit must be worth AED 2 million or more.Some say you qualify as soon as the Oqood is registered, whatever you have paid.The project must be registered with DLD and come from an approved developer.One source says the amount paid so far must reach AED 2 million.A final title deed is not needed if the Oqood proves your purchase.Some sources say stricter conditions apply to units still under construction.Good and Bad FeaturesFeatureWhat works wellWhat can go wrong10-year termLong stability. No employer or local sponsor needed.It is renewable, not permanent. Renewal may test the property again.Family sponsorshipSpouse, children and parents can be covered.Each person needs certified papers. Fees add up.Mortgage allowedYou do not need to pay cash.Bank letter and paid-amount rules can delay you.Off-plan allowedLower upfront cash.Rules on paid amount are unclear. Handover can slip.Multiple propertiesTwo smaller units can reach AED 2 million.Both need clean title and the same owner name.DLD channelOne place for the whole application.Applicant must attend. No representative.CostAbout AED 9,885 for the investor.Property purchase costs sit on top (transfer fee, agent fee, valuation).AdvantagesAdvantageWhy it mattersResidency tied to an asset, not a jobIf you lose your job, your visa stays. Employer-sponsored visas do not work this way.No local sponsorYou are the sponsor of your own permit.Family coverOne property can support a household.You keep the assetYou can live in it, rent it out, or sell it later (selling ends the basis for renewal).Fast service timeDLD lists 7 to 10 business days.Problems After Approval and How to Fix ThemGetting the visa is not the end. These are the problems buyers meet later. Solutions with a legal effect need a licensed lawyer, so mark each with a reviewer.Common problems after a Dubai property Golden Visa approval, from value drops to bank letters, with a practical fix for each.ProblemWhy it happensSolutionProperty value falls below AED 2 millionMarket dip or a fresh valuation. One broker source says the property must still be valued at AED 2 million at renewal.Ask DLD in writing how renewal is tested. Keep valuation reports. Consider adding a second property before renewal.Bank refuses the no-objection letterBank policy, missed instalments, or a mortgage in another name.Ask the bank at the time you take the loan. Get the policy in writing. Clear any arrears first.You sell the propertyThe visa basis is the property.Do not sell before you have a plan. Speak to DLD about what happens to the permit.Off-plan project is delayedDeveloper schedule changes.Check the escrow account and the project status on DLD. Keep every payment receipt.Family file is rejectedPapers are not certified or attested.Start attestation early. Use the DLD document list as your checklist.You are not in the UAE on the dayDLD requires the applicant to be inside the UAE.Plan the trip. No representative can apply for you.You rely on 2023 or older adviceRules and fees moved.Only use sources dated 2026. Add an Updated date to the top of the page.Which Property Type Fits YouTypeProof of ownershipMain conditionMain riskReady, no mortgageE-title deedValue AED 2M or moreLowest riskReady, mortgagedE-title deed + bank letterValue AED 2M or more, bank letter with paid amount and balanceRule dispute on how much you must have paidOff-planOqood (sales contract)Value AED 2M or more, registered project, approved developerRule dispute on paid amount; delaysTwo or more unitsTitle deeds or Oqood for eachCombined value AED 2M or more, all in your nameConfirm with DLD that mixing is allowedExpert Tips• Get the bank letter first. It is the item most likely to delay you.• Call or visit DLD before you pay your deposit. Ask for the rule in writing.• Keep the valuation report, title deed and receipts in one folder.• Check that the project is on the DLD register before you sign.• Book a lawyer for the family file if any document comes from outside the UAE.• Put the Updated date at the top of the page and change it each time you recheck.ConclusionThe Golden Visa through property is simple on paper: AED 2 million, your name on the deed, and a DLD application. The hard part is the detail. Mortgaged and off-plan buyers should not rely on old guides or on brokers alone. Confirm the current rule with DLD, get your bank letter early, and keep dated proof of what you were told.FAQWhat is the minimum property value for the Dubai Golden Visa?AED 2 million. DLD applies it to the purchase value, and one or more properties can be combined.Can I apply with a mortgaged property?Yes, with a bank no-objection letter. Confirm with DLD how the paid amount is treated.Can I apply with an off-plan unit?Often yes, if the project is registered with DLD and the unit meets AED 2 million. Sources differ on the paid amount, so verify.Can I add two properties together?DLD says one or more properties can be used. Confirm mixed ready and off-plan combinations.Where do I apply?DLD service centres and approved registration agents. Some steps can be done through DLD digital services.Does a lower-value property give any visa?A separate two-year property investor visa exists. Its rules are different. This guide covers the 10-year Golden Visa only. Post navigationNavigating the Oasis: Top 5 Startup Incubators in Dubai for Early-Stage Founders (2026 Guide)
