Golden Visa through property in Dubai
Ten years of residency, renewable, with your family on the same route. We check whether your property qualifies first, then handle the application through to Emirates ID.
Does your property qualify?
The situations we are asked about most, and what each one means.
| Your situation | Answer | What decides it |
|---|---|---|
| Ready flat, value above AED 2M | Yes | Title deed in your name |
| Bought for AED 1.7M, now worth more | Possibly | DLD valuation certificate |
| Off-plan, AED 2M or more | Depends | Whether the developer and the contract are accepted |
| Mortgaged property | Depends | Value, plus a bank no-objection letter |
| Two flats, AED 1.2M and AED 0.9M | Usually | Both in the same name |
| Shared with your spouse | Usually | Attested marriage certificate |
| Shared with a friend or partner | Each alone | Each share has to reach AED 2M |
Since February 2026, reports say, the earlier AED 1M paid-in rule for mortgaged property no longer applies. Some valuers still ask for a bank letter, so we check it for your bank.
When you need it
- You own a flat or villa in Dubai and the DLD value may reach AED 2 million
- You are choosing a property with the visa in mind
- You bought below the threshold and the price has since grown
- The property is off-plan or under a mortgage and you want to know where you stand
What we do
- Check the property against the current DLD conditions
- Order the valuation certificate if the title deed value is below the threshold
- Prepare the file and submit the application
- Book the medical test and arrange the insurance
- Add your spouse and children when you are ready
How it goes
- 01Check
One message with the property and how it is held is enough for a first answer.
- 02Value
If needed, a DLD valuation confirms the threshold.
- 03File
We assemble the documents and apply on your behalf.
- 04Receive
Medical test, biometrics, then the visa and Emirates ID.
Documents
- Passport
- Photo on a white background
- Title deed, or the off-plan contract
- Emirates ID, if you have one
- Bank no-objection letter, if the property is mortgaged
- Medical test and insurance: arranged after filing
Conditions are set by the UAE authorities and change. We check them against the current DLD and ICP rules for your case before you pay for anything.
Why applications stall
- Attestation
- The marriage certificate for a shared property was not attested.
- Off-plan
- The developer or the contract status does not fit the current list.
- Bank
- The no-objection letter arrives last and holds up everything else.
- Passport
- Too little validity left, or a name spelt differently from the deed.
Questions
Does the purchase price or the valuation count?
For the AED 2 million threshold, published guidance points to the DLD valuation rather than what you paid. So a flat bought for less can qualify today. We confirm this with a certificate before filing.
Can several flats be combined?
Several properties in one name can usually be added together. Joint owners who are not spouses generally each have to reach the threshold with their own share. We check how your ownership is registered.
Does a mortgage rule it out?
No. A mortgaged property can qualify, but the bank has to issue a no-objection letter. We tell you what your bank needs at the start.
