Why Everyone Links Property and Golden Visas
Dubai’s property market has always attracted investors from everywhere — Europeans looking for sun, Gulf nationals diversifying, expats wanting a second base. But the Golden Visa took that appeal up a notch. Suddenly, buying a home wasn’t just about ROI or lifestyle. It became a gateway to long-term residency.
It’s easy to see why the two became linked in people’s minds. Property is tangible. You can live in it, rent it, or flip it. Tie that to a 10-year visa, and it feels like buying both an asset and peace of mind.
The Minimum Threshold
Here’s the rule: to qualify for a Golden Visa through property, the total investment must be at least AED 2 million.
- That can be one property or the combined value of multiple properties under your name.
- It applies whether the property is completed or off-plan.
- And it has to be directly under your ownership — shared family purchases don’t always qualify unless your individual share crosses the threshold.
This AED 2M line is what separates a regular 2-year property visa from the coveted 10-year Golden Visa.
Ready vs. Off-Plan
A lot of buyers get confused here. Do off-plan properties count? Yes, they do — as long as the purchase contract is registered with the Dubai Land Department (DLD) and the investment value meets the AED 2M requirement.
The catch? If you’re paying in installments, you may only be eligible once a certain portion has been paid. Developers and agents rarely spell this out clearly, so it’s something to confirm upfront.
Mortgages and Eligibility
Another grey area: what if your property is mortgaged?
The rule is that you need to have at least AED 2M in equity. If your property is worth AED 3M but you’ve only paid AED 1M and the rest is bank-financed, you’re not there yet. The authorities look at what you actually own, not the headline property value.
This is one of those details that can make or break an application, and it catches a lot of buyers by surprise.
The Process in Real Life
In theory, applying for the Golden Visa through property sounds straightforward:
- Prove ownership with a title deed or Oqood (for off-plan).
- Show proof of the property’s value crossing AED 2M.
- Submit the application through DLD or the immigration channels.
In practice, expect paperwork. Bank statements, NOCs from the developer, valuation reports — it can be a bit of a chase. Most buyers end up working with a PRO or through their developer’s liaison just to speed things along.
The Perks That Come With It
Once approved, the Golden Visa isn’t just a stamp in your passport. You also get:
- 10-year residency (renewable, as long as you still own qualifying property).
- Family sponsorship — spouse, kids, and sometimes parents.
- Freedom to spend time outside the UAE without losing residency (big difference from standard visas).
- Independence from employers — no need for a company sponsor to stay in the country.
For many, these perks are as valuable as the property itself.
What People Often Overlook
There are two things I’ve noticed buyers don’t always think about until later:
- Liquidity. Once you’ve tied AED 2M into property for visa purposes, you can’t just sell off half and expect the visa to stand. If your investment dips below the threshold, you risk losing eligibility.
- Timelines. The visa application doesn’t happen instantly after purchase. Between DLD registration, paperwork, and approvals, it can take weeks — sometimes longer.
So if your plan is to buy and move in tomorrow under a Golden Visa, temper expectations.
Is It Worth It Just for the Visa?
Some people approach the market backwards — “I want the visa, so I’ll buy whatever property gets me there.” That can work, but it’s risky. A poor property choice won’t deliver returns, and you’ll be stuck maintaining it for the sake of residency.
The smarter play? Pick a property you’d want even without the visa. The Golden Visa then becomes the bonus, not the main reason.
Investor Perspective
From an investor’s lens, the equation is compelling:
- AED 2M is entry-level luxury in Dubai.
- With rental yields hovering between 5–8% in many areas, the property can largely pay for itself.
- Meanwhile, the visa adds long-term residency security, making Dubai more than just a place you invest in — it becomes a base.
It’s a dual win. But only if the property itself is solid.
So, Can You Get It?
Yes. If you buy property worth AED 2M or more, you qualify for the Golden Visa. But don’t expect it to be automatic. Check the fine print: equity levels, registration, paperwork. Think of it less as a freebie and more as a partnership between your investment and your residency status.
Final Thought
Buying property in Dubai can absolutely unlock a Golden Visa. But the visa shouldn’t be the only reason you buy — it should be part of a bigger strategy. A good property gives you income, appreciation, and lifestyle. The Golden Visa gives you stability to enjoy all of that without constantly looking over your shoulder at renewal dates.
Put the two together, and suddenly Dubai isn’t just somewhere you invest. It’s somewhere you belong.
