Does an off-plan property count toward the Golden Visa?

Off-plan property can count, subject to conditions set by the Dubai Land Department, and earlier guidance said off-plan cases are considered case by case. Confirm with the DLD or your developer that your unit and developer qualify.

How much does the Golden Visa cost through property?

The Dubai Land Department lists a total of AED 9,884.75 for the 10-year property investor residence permit, covering the medical exam, Emirates ID, residency confirmation and department fees.

What if my property is worth less than AED 2 million?

Dubai offers a 2-year property investor visa, and since April 2026 sole owners no longer need to meet a minimum property value. If you are 55 or over, property worth AED 1 million can qualify you for the 5-year retirement visa.

Can You Get a UAE Golden Visa With a Mortgaged or Off-Plan Property?

Q: Can I get a Golden Visa with a mortgaged property in Dubai?

Often yes, if the purchase price is at least AED 2 million. The Dubai Land Department asks for a no-objection letter from your bank stating the amount paid and the balance, so confirm with your bank that your paid amount qualifies before you apply.

Yes, in many cases, but the details matter. What the Dubai Land Department asks for, where the rules are still unclear, and your options if your property is worth less than AED 2 million.

Short answer: often yes. A mortgaged or off-plan property can qualify you for the 10-year UAE Golden Visa, as long as its purchase price is at least AED 2 million. But this is the part of the property route where the rules are least clear, and where most applications stall. Here's what the Dubai Land Department actually asks for, as of September 2026.

Want an answer for your situation? Our free Golden Visa eligibility checker flags exactly what to confirm if your property is mortgaged or off-plan.

The rule everything starts with: AED 2 million

The property route requires UAE property with a purchase price of at least AED 2 million, measured at the time of purchase. A few details that trip people up:

It's the title deed price, not today's valuation. A property that has risen in value since you bought it doesn't count at its new price.
You can combine properties. The Dubai Land Department accepts one or more properties wholly owned by you.
Co-owned property is less straightforward. If you share ownership, confirm with the DLD how your share is assessed before you rely on it.

Mortgaged property

A mortgage doesn't disqualify you. What the Dubai Land Department asks for is a no-objection letter from your bank stating the amount you've paid and the remaining balance.

Here's where you'll find conflicting advice. In January 2024, Khaleej Times reported that owners could apply regardless of how much they had paid upfront, as long as the property was worth more than AED 2 million, and many mortgaged owners have since been approved. But the DLD's service page, updated in September 2026, still describes the bank letter in terms of the amount paid. So before you apply:

Ask your bank for the no-objection letter early. Some banks take a week or more.
Check with the DLD, or a licensed PRO, that your paid amount will be accepted.
Keep your title deed and mortgage documents together with the letter.

Off-plan property

Off-plan units can count too, subject to conditions set by the Dubai Land Department. Gulf News' 2026 guide lists ready, off-plan and mortgaged properties as eligible, and earlier reporting said off-plan applications are considered case by case. In practice that means:

Buy from a developer registered with the Dubai Land Department, and make sure your unit is registered (your Oqood contract).
Confirm eligibility with the DLD or your developer before you commit money on the strength of the visa.

If you're comparing an off-plan purchase against a ready property, our eligibility checker shows how each would be assessed, and our relocation cost calculator helps you budget the move around it.

What it costs

The Dubai Land Department lists a total of AED 9,884.75 for the 10-year property investor residence permit. That covers the medical exam, Emirates ID, residency confirmation and department fees. Budget separately for any PRO or bank fees.

Below AED 2 million? You still have options

Dubai's 2-year property investor visa: since April 2026, sole owners no longer need to meet a minimum property value, and joint owners need a share worth at least AED 400,000 each. For mortgaged or instalment properties, expect to show a lender no-objection letter and at least 50 percent of the value, or AED 375,000, paid.
The 5-year retirement visa: from age 55, with UAE property or savings of AED 1 million, or a fixed annual income of AED 240,000.
Other Golden Visa routes: if you earn at least AED 30,000 a month in a qualifying role, the skilled professional route doesn't depend on property at all.

The bottom line

A mortgage or an off-plan contract is rarely the reason a property application fails. Missing paperwork and unconfirmed assumptions are. Get the bank letter early, confirm your case with the DLD, and apply only through official channels.

Check your eligibility in 60 seconds: try the free Golden Visa checker No sign-up, and your figures stay in your browser.