Dubai Golden Visa via Property (2025): Eligibility, Costs & Process
Dubai Golden Visa via Property is the most direct path to long-term UAE residency for global buyers. This guide delivers the AED 2M rule, how mortgages and off-plan deals qualify, full buying costs, timelines, documents and FAQs—so you can plan residency and investment in one move.
Snapshot: Dubai Golden Visa via Property
Figures are guidance; policy and fees can change. We validate each file against current rules before submission.
Eligibility & Minimum Investment
To qualify for the Dubai Golden Visa via Property, your registered purchase value must be at least AED 2,000,000. You can aggregate multiple properties. Off-plan assets may qualify when registration is in place and the value threshold is met. If financed, a bank letter confirming the paid amount is essential.
Quick Rules
- Property value at purchase ≥ AED 2M (single or combined).
- Off-plan requires valid interim registration and compliant paperwork.
- Mortgaged cases: bank letter must confirm AED 2M paid.
- After issuance, you can sponsor spouse, children and parents.
Benefits for Investors & Families
- 10-year renewable residence with no local sponsor.
- Banking, schooling and mobility advantages.
- Aligns residency with a productive real-estate asset.
Points to Watch
- Exact eligibility depends on registration and paid amounts.
- Closing costs add to your cash-to-close model.
- Document accuracy strongly impacts timelines.
All Buying Costs Explained
Budget beyond price: the transfer or registration fee (commonly modeled at ~4% of price), trustee office fee, developer NOC on secondary sales, agency commission, and—if financed—mortgage registration and valuation. Here’s a worked model for a AED 2M acquisition.
| Item | Cash Buyer | With Mortgage |
|---|---|---|
| DLD transfer/registration (~4%) | AED 80,000 | AED 80,000 |
| Trustee office fee | AED 4,000 | AED 4,000 |
| Developer NOC (secondary) | AED 1,000 | AED 1,000 |
| Agency commission (2% + VAT on fee) | AED 42,000 | AED 42,000 |
| Mortgage registration (0.25% + admin) | — | AED 2,790 |
| Valuation (bank) | — | AED 3,000 |
| Total fees (guide) | AED 127,000 | AED 132,790 |
Numbers are indicative and vary by developer, bank and transaction type. Use our estimator for a case-specific quote.
Step-by-Step Process
1) Purchase & Registration
For ready units, transfer occurs at a trustee office and the Title Deed is issued post-fees. For off-plan, interim registration documents your purchase until handover and deed issuance.
2) Investor Application
Apply under the real-estate investor route with passport, photo, Title Deed or interim registration, and—if financed—the bank letter confirming AED 2M paid. Ensure names and numbers match across all files.
3) Medicals, Emirates ID & Family Sponsorship
After pre-approval, complete medical screening and biometrics to issue your Emirates ID. Then sponsor dependants (spouse, children and parents) with properly translated and legalized civil documents.
Mortgage vs Cash: Which Route Fits Your Case?
Cash ≥ AED 2M: simplest path—apply once registration is complete. With mortgage: eligibility turns on the bank’s letter that confirms at least AED 2M paid toward the asset. For portfolios, you can combine multiple properties to reach the threshold; keep clean evidence per asset.
Documents Checklist (Printable)
- Passport + compliant photo
- Title Deed (ready) or interim off-plan registration
- Bank letter confirming AED 2,000,000 paid (if financed)
- Health insurance valid in the UAE
- UAE address and contact details (when available)
- Marriage / birth certificates for dependants (translated & legalized)
Compliance & Notes
Rules and fees evolve. We verify each submission against current requirements and align your purchase plan—district, asset type, finance and timing—with residency steps to avoid delays.
Timeline & Expectations
| Phase | Typical Window | Notes |
|---|---|---|
| Offer → Transfer/Handover | Days to weeks | Depends on unit type, developer and bank. |
| Registration Docs Ready | Same day to few days | Trustee office for ready; interim for off-plan. |
| Investor Application | Days | Faster with a complete, consistent file. |
| Medicals & Emirates ID | Days | Appointment availability drives speed. |
| Family Sponsorship | Days to weeks | Translation/legalization step varies by country. |
Dubai Golden Visa via Property — FAQs
Does a mortgaged property qualify?
Yes. You must supply a bank letter confirming at least AED 2,000,000 has been paid toward the asset. Plan this with your lender early to avoid delays.
Do off-plan properties qualify?
They can—when properly registered and the purchase value meets the threshold. Timing depends on the project stage and paperwork status.
Is the visa valid for 5 or 10 years?
The real-estate investor route grants a 10-year renewable residence when requirements are met.
Can I combine multiple properties to reach AED 2M?
Yes. Keep clean evidence per asset (ownership and registration) so the combined value is clear in your file.
What are the biggest causes of delay?
Spelling mismatches across documents, missing pages, expired scans and late bank letters in financed cases.
Next Steps
Send your Title Deed or interim registration, plus passport, and request a 24h Golden Visa Pre-Check. We’ll confirm eligibility, fees and timeline, and shortlist properties that fit your plan.