Golden Visa through property: the AED 2 million rules

The short answer

Owning property in Dubai is one of the most direct routes to the UAE Golden Visa. Through its Golden Visa (investor) service, the DLD takes applications from owners whose property had a purchase value of at least AED 2 million at the time of purchase. The document issued is a renewable 10-year residence permit, with the property owner as the sponsor.

Several authorities are involved, and each makes its own decision. The DLD checks the property and the ownership. The residence permit and Emirates ID are issued by the immigration authorities: the General Directorate of Residency and Foreigners Affairs Dubai (GDRFA Dubai) and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP). Global Sky PRO decides nothing; we check eligibility, prepare your documents and guide you through each stage.

Who qualifies through property

The test is the purchase value, not today's market value. The DLD's service terms refer to the value at the time of purchase, so a later rise in prices does not normally help a property that was bought for less than AED 2 million.

The terms also say the property must be wholly owned by the investor and registered in the applicant's name, and they allow for one or more properties. That makes ownership structure important. If a property is held jointly, through a company or in a relative's name, check eligibility with us before you apply rather than finding out at the service centre.

You must be inside the UAE to apply. The DLD also states that only the applicant attends: companions cannot apply alongside you, and a representative cannot apply on your behalf. If you live abroad, plan your trip around the appointment.

Mortgaged property: what the bank letter must show

A mortgage does not disqualify you. The DLD accepts mortgaged property if you submit a no-objection letter from the lending bank, confirming that it does not object to a residence permit being issued on the property and stating the amount you have paid and the remaining balance.

Because the letter records what you have paid, the share of the price already paid can matter, not just the purchase value. The DLD's wording on this point is brief, so we confirm with the authority how your mortgaged property will be assessed before you book your visit.

The 2022 amendments announced by the UAE government also referred to property bought with a loan from specific local banks. If your financing comes from a lender outside the UAE, raise it with us early. A few practical checks help:

• Ask your bank for the no-objection letter early, as banks run their own internal process
• Check that the letter identifies the property and states the paid amount and balance
• Make sure the owner's name matches your passport and title deed exactly

Off-plan property: what the 2022 rules said

Off-plan property is the question buyers ask most. Under amendments announced in April 2022 and published by the Ministry of Foreign Affairs (MOFA), real estate investors could obtain golden residence when buying one or more off-plan properties worth no less than AED 2 million from approved local real estate companies.

That announcement left practical questions open: which developers count as approved, what the DLD accepts as proof of ownership before handover, and how instalment payments are treated. Rules in this area are also updated from time to time. The current rules should be confirmed with the authority before you apply, and ideally before you buy an off-plan unit with a Golden Visa in mind. We check the position for your specific unit and developer as part of our eligibility review.

Documents to prepare

The DLD lists a short set of documents for the investor service. Having clean, matching copies ready is the easiest way to avoid a second visit.

Extra documents can be requested in some cases, for example if names differ between documents. The DLD's list for the investor is:

• Your passport
• The e-certificate of title or title deed for the property
• A personal photo
• Your Emirates ID, if you already have one
• A copy of your current residence permit, if you have one
• A no-objection letter from your bank, if the property is mortgaged

Government fees: what the AED 9,884.75 covers

The DLD lists total government fees of AED 9,884.75 for the 10-year investor permit. The total bundles the medical examination, the Emirates ID, the residency permit, DLD fees and administrative fees. These amounts are set by the authorities and can change, so we confirm the figure with you before you pay.

Sponsoring family members adds separate government fees for each person, as well as a fee to open the family sponsorship file. We confirm those amounts for your household before you start.

Government fees are always paid at cost. Our service fee is separate and quoted in writing before any work begins, so you can see the two side by side.

How the application works

When the property and documents are in order, the process is straightforward. Processing times are set by the authorities and vary with demand and with each file, so we do not quote fixed dates. We tell you honestly where your application stands at each stage. Here is who does what:

• You: confirm your purchase value and ownership details, request the bank letter if needed and make sure you are in the UAE
• Global Sky PRO: check eligibility against the DLD's current terms, review and prepare your documents, and explain what to expect at the service centre
• You: attend the DLD service centre in person, because the service does not accept applications through a representative
• DLD: review the property and ownership and process the request
• You: complete the medical examination and Emirates ID biometrics when asked
• GDRFA Dubai and ICP: issue the residence permit and the Emirates ID

If property does not fit: the public investment route

Property is not the only investor route. The UAE government portal lists a 10-year Golden Visa for investors in public investments, with minimum capital of AED 2 million. It can suit investors whose capital sits in business or financial investments rather than real estate. The qualifying investment types and the evidence needed are set by the authorities, so we check what applies to you.

Other Golden Visa categories, such as skilled professionals and entrepreneurs, have their own criteria, and our Golden Visa service page sets them out.

Whichever route you take, the Golden Visa lets you sponsor family members, including your spouse and children, and allows longer periods outside the UAE than a standard residence visa.

Common reasons property-based applications stall

Most problems are visible before you apply, which is why we check these points first.

• A purchase value below AED 2 million on the title deed, even if the market value is now higher
• Property registered jointly or in another name, so it is not wholly owned by the applicant
• A bank letter that does not show the paid amount and the balance
• Off-plan units where the developer's status or the ownership evidence is unclear
• Names spelled differently on the passport, title deed and bank letter
• Trying to apply from outside the UAE or through a representative