Can I get a Golden Visa with a mortgage?

Potentially yes in Dubai, but this point needs careful consideration. Dubai Land Department states that a mortgaged property may qualify if the applicant submits a bank no-objection letter showing the amount paid and the outstanding balance. GDRFA Dubai also states that if at least AED 2 million of the property’s value is paid, the owner is entitled to Golden Residency. However, ICP’s general Golden Residency page still uses “without loans” language, so applicants should verify the latest rule with the relevant authority before filing.

Does my family get the Golden Visa too?

The principal property investor’s approval does not automatically mean every dependent is issued status at the same time, but Dubai Land Department’s current service wording states that the husband or wife, children, and parents can be sponsored under the Golden Visa investor service. The exact document set and dependency rules still apply, especially for adult children and parents, so this should be understood as family sponsorship eligibility rather than blanket automatic inclusion.

What happens if I sell the property?

The safest interpretation is that the visa remains subject to the holder continuing to meet the underlying eligibility conditions. GDRFA Dubai’s investor Golden Residence page states that the authority may ensure people continue to meet the conditions throughout the validity period, and it also notes that the property may not be disposed of during the 10-year residency period. Anyone planning a sale should get case-specific advice first, because disposing of the qualifying asset can affect renewal and potentially status continuity.

Interactive Tool

UAE Golden Visa Eligibility Checker - Do You Qualify Through Property? (2026)

The UAE Golden Visa offers a 10-year renewable residence route for qualifying property investors. For Dubai applicants, the current property pathway centres on a AED 2 million minimum threshold, title deed evidence, and a completed, registered property. This checker is designed to help users test the main eligibility points before they apply. Rules can vary slightly by emirate and are updated periodically, so always confirm the latest position with ICP, GDRFA Dubai, and Dubai Land Department before submission.

Golden Visa Eligibility Checker - UAE

Check whether you qualify for the Golden Visa through the property route

Property Value (AED)

Ownership Type

Property Status

Is there a mortgage?

Enter your details and press "Check Eligibility"

Estimates only and do not constitute legal advice. Verify the latest requirements with ICP, GDRFA, and Dubai Land Department.

Property Route - Exact Requirements (2026)

Minimum threshold: For Dubai’s current Golden Visa investor service, the property purchase value must be AED 2 million or more, and the asset must be under the applicant’s name. ICP’s broader Golden Residency page refers to a letter from the real estate registration department proving ownership of one or more properties valued at AED 2 million or more.
Completed and registered asset: The property must be completed and DLD-registered. Dubai service pages require an e-Certificate of Title or title deed. Off-plan units should not be treated as qualifying under this route.
Ownership structure: The property must be owned by the applicant. For joint ownership, each applicant should independently satisfy the qualifying threshold for their own application unless the competent authority confirms otherwise.
Mortgage treatment: This is the most important nuance. Dubai Land Department states that a mortgaged property may qualify if the applicant submits a no-objection letter from the bank showing the amount paid and the outstanding balance. GDRFA also states that if at least AED 2 million of the property value is paid, the owner is entitled to Golden Residency. ICP’s general Golden Residency page still uses “without loans” wording. Because the official language is not fully harmonised, verify this rule with the relevant authority before filing.
Location and title: The property should be in a designated freehold ownership framework and registered with the competent real estate registration authority. In Dubai, that means a valid title deed or e-Certificate of Title issued through DLD.
Applicant presence: The current Dubai service terms state that the applicant must be inside the UAE when applying.

Application Process

The practical application route in Dubai is service-led through Dubai Land Department and GDRFA-linked channels.

Confirm the property qualifies

Check that the property is completed, registered, and reaches the relevant AED 2 million threshold under the current authority’s rules.

Secure title deed evidence

Ensure the title deed or e-Certificate of Title is in the applicant’s name and matches the passport details.

Prepare supporting documents

Typical Dubai requirements include passport, personal photo, title deed or e-Certificate of Title, Emirates ID if any, and a copy of the current UAE residence permit if any. Where relevant, add the bank no-objection letter and mortgage statement.

File through the relevant channel

Dubai applicants typically use the Golden Visa investor service via Dubai Land Department and associated service centres, with residence issuance handled through GDRFA Dubai.

Complete medical, biometrics, and issuance

After submission, the applicant completes medical and identity formalities before the residence permit is issued.

Dubai Land Department currently lists an expected service time of 7 to 10 business days for the investor service itself, but a real-world end-to-end application can take longer once document preparation, medicals, Emirates ID processing, and any family sponsorship steps are included.

Fee Breakdown (Dubai, Current Listing)

Item	Amount (AED)
Medical examination	700
Emirates ID (10 years)	1,153
Residence permit confirmation (10 years)	2,856.75
Dubai Land Department fees	4,020
Administrative fees	1,155
Total (main applicant)	9,884.75

Family sponsorship fees: DLD currently lists AED 5,774.50 for a 10-year family residence permit, plus AED 318.75 to open the family sponsorship file, with AED 100 added for each sponsored person.

Golden Visa vs Standard Investor Visa

Visa Type	Property Threshold	Typical Term	Family Sponsorship	Indicative Fees / Notes
Golden Visa	AED 2M	10 years, renewable	Spouse, children, and parents can be sponsored	AED 9,884.75 for the main investor application in Dubai
Investor Residence (Taskeen)	AED 750K	2 years, renewable	Spouse and children, subject to family rules	AED 10,212.50 for the investor visa application

Many search results still refer to a “3-year investor visa,” but Dubai Land Department’s current investor residence service page lists a 2-year renewable route for the AED 750,000 category. Use the current service page rather than older summaries.

Need help with the full Golden Visa application?

Speak to PropertyWiki’s legal and document-processing partners for a full eligibility review, title deed check, mortgage-letter review, and submission support.

Frequently Asked Questions

No for this route. The practical Golden Visa property route described by Dubai Land Department depends on a title deed or e-Certificate of Title, which means the asset is completed and formally registered. Off-plan purchases may still be attractive for investment, but they should not be treated as Golden Visa-qualifying under the completed-property investor route unless the relevant authority has issued updated guidance.

PropertyWiki Team

Editorial Team

Published: April 1, 2026

Updated: April 1, 2026

The PropertyWiki editorial team brings together real estate experts, legal advisors, and market analysts to provide comprehensive property guidance across the UAE.