Many Dubai property owners assume they have to pay off their mortgage before they can apply for the UAE Golden Visa. They don’t. Under the Dubai Land Department’s current Golden Visa service, a mortgaged property can qualify for the 10-year residence permit. The condition is that you have already paid at least AED 2 million toward it, and your bank confirms this in writing.
This guide covers what that rule means, which documents you need, how valuation and joint ownership work, what off-plan buyers should know, and what the process costs.
Can a Mortgaged Property Qualify for the Golden Visa?
Yes. Both DLD and Dubai’s General Directorate of Identity and Foreigners Affairs (GDRFA) accept mortgaged property. The GDRFA investor Golden Residency service says it plainly: “mortgaged property is acceptable.”
Having a mortgage on a property worth AED 2 million or more is not enough by itself, though. DLD asks for a letter from your bank that shows two things:
- The amount you have paid toward the property, which must be at least AED 2 million
- The loan balance still outstanding
The same letter works as a no-objection certificate (NOC). It confirms that the bank does not object to a residence permit being issued on the property.
What “AED 2 million paid” means in practice
Many owners misread this part. The test is how much equity you have paid in, not what the property is worth. Two examples:
- Example 1: You bought a villa for AED 2.5 million with a 20% down payment (AED 500,000) and financed the rest. Even though the property is worth more than AED 2 million, you have paid far less than AED 2 million, so the bank letter would not yet meet DLD’s requirement.
- Example 2: You bought an apartment for AED 3.5 million, paid AED 1.5 million upfront, and have since repaid another AED 600,000 of principal. Your total paid amount is now AED 2.1 million, so a bank letter stating this could support an application.
For owners with a mortgage, the practical question is usually “When will my paid-in amount reach AED 2 million?” Making a partial early repayment, or putting down a larger deposit when buying, can bring that date forward. Check your loan terms for early settlement fees first.
Ownership and Property Value Requirements
One property or several
The minimum qualifying investment is AED 2 million. You can reach it with a single property or with several properties registered in your name.
Joint ownership
GDRFA’s service conditions state that if you own a share of a jointly held property, your share alone must be worth at least AED 2 million. For example, if a couple owns an AED 3 million property 50/50, each share is worth AED 1.5 million, so neither partner qualifies through that property alone.
DLD’s service page talks about the property being “wholly owned” by the applicant, while GDRFA explicitly allows qualifying shares. If you own property jointly, confirm your case with the authorities before you apply.
How value is proven
GDRFA accepts either of these:
- A property status certificate issued by DLD
- A property valuation certificate from a valuation office licensed by DLD
If you are relying on your property having gone up in value, back that up with an official valuation from a DLD-licensed valuer. A sale listing or an agent’s estimate is not one of the accepted documents.
DLD’s own service description refers to the property’s value at the time of purchase. So if your purchase price was below AED 2 million and only the current value is above it, confirm with DLD or GDRFA that your case qualifies before paying for a valuation.
The property lien
GDRFA requires a lien to be placed on the property so that you keep ownership for as long as the Golden Residency is valid. Owners sometimes miss this. In practice, selling or restructuring the property later could affect your visa, so factor it into any exit plans.
What About Off-Plan Properties?
According to federal Golden Visa guidance from the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), off-plan properties worth at least AED 2 million can qualify if they were bought from approved UAE developers. Gulf News reported that ICP also asks for evidence of payment.
Registering a unit in DLD’s Oqood (off-plan) register is an important step, but it does not guarantee a Golden Visa on its own. The authorities can look at the project’s status, the developer’s approval, your registration documents and your payment records.
Some market commentary says off-plan and mortgaged purchases now qualify on valuation alone, with no paid-amount threshold. We could not find an official DLD or GDRFA source confirming that. At the time of writing, DLD’s service page (updated September 2026) still asks for a bank letter showing AED 2 million paid for mortgaged properties. Go by the official requirements rather than marketing claims.
Documents You Will Need
Requirements can change, but DLD currently lists:
- Passport
- Title deed (e-Certificate of Title)
- Personal photo
- Emirates ID and current residence permit, if you have them
- Bank NOC showing the amount paid and the outstanding balance, if the property is mortgaged
- For family members: health insurance, plus attested marriage or birth certificates
You must be inside the UAE when you apply. Plan your travel so you are in the country for submission and any medical or biometric appointments.
You must be inside the UAE when you apply. Plan your travel so you are in the country for submission and any medical or biometric appointments.
Costs and Processing Time
DLD puts the total cost for the main applicant at about AED 9,884.75, broken down as:
- Medical examination: AED 700
- Emirates ID: AED 1,153
- Residency confirmation: AED 2,856.75
- DLD fees: AED 4,020
- Administrative fees: AED 1,155
Sponsoring each family member costs about AED 5,774.50 according to DLD’s fee schedule. The stated processing time is 7 to 10 working days, and the permit is valid for 10 years. You can renew it as long as you still meet the eligibility conditions.
In April 2026, DLD and GDRFA signed an agreement to move property-linked residency applications onto a single GDRFA-managed channel, as reported by IMI Daily. Check the current application channel before you start.
Common Misunderstandings
- “My property is worth AED 2 million, so I qualify.” Not if it is mortgaged and you have paid in less than AED 2 million.
- “An agent’s valuation will prove the higher value.” Only a DLD status certificate or a valuation from a DLD-licensed office is accepted.
- “Any off-plan purchase qualifies once it’s in Oqood.” The developer’s approval, the project’s status and your payment records all matter.
- “The visa is permanent once issued.” It is renewable, not automatic. You need to keep meeting the conditions, including keeping ownership of the property.
Conclusion
A mortgage doesn’t rule you out of Dubai’s 10-year Golden Visa, but the test is stricter than many owners expect. What counts is how much you have actually paid, a clear bank NOC, an official valuation, and ownership that stays in place for the life of the visa. If you know where you stand on these points before applying, you avoid rejected applications and unexpected costs.
Plan Your Golden Visa Property Strategy With Veer & Sant
You might be buying with finance and want to structure the deal so that you qualify. Or you might already own a mortgaged property and want to know how far you are from the AED 2 million paid threshold. Either way, it helps to work through the numbers before you commit.
Veer & Sant can help you assess eligible properties, understand your financing options and timelines, and line up valuation and documents with Golden Visa requirements. Contact Veer & Sant to talk through your property plans and residency goals.
FAQ
Can I apply before my mortgage is fully paid off?
Yes, as long as your bank confirms in writing that you have paid at least AED 2 million toward the property.
Can I combine several mortgaged properties?
DLD allows the AED 2 million to come from more than one property in your name. You would need bank letters for each mortgaged unit, so check with the authorities how paid amounts are counted across a portfolio before you apply.
Can I include my family?
Yes. Spouses and children can be sponsored, with separate fees for each person and supporting documents such as health insurance and attested certificates.
