Key Highlights: 

• Multiple residential and commercial properties can be combined to meet the AED 2 million investment threshold for the UAE Golden Visa, as long as all are registered in the applicant’s name.
• Both completed and certain off-plan properties are eligible, provided off-plan units are at least 50% completed and 50% paid for, according to 2025 government guidelines.
• Mortgaged properties qualify if the applicant’s paid-up equity in the properties totals at least AED 2 million, with supporting bank documentation required.
• There is no official limit to the number of properties that can be combined, but all must be located in Golden Visa-eligible emirates and meet current valuation and documentation standards.

Do you want to secure the UAE golden visa through property investment but are confused about whether or not you can combine multiple properties? You are in the right place. 

The AED 2 million property value threshold is a crucial eligibility requirement for real estate investors. This requirement guarantees that the coveted 10-year renewable residency permit is only available to people who have invested significantly in the UAE’s vibrant real estate sector. 

The obstacle is more than a figure; it symbolizes the UAE’s dedication to attracting significant investors and maintaining strong demand in its real estate market.

Many potential applicants, however, are unsure if numerous properties can be merged to reach the needed valuation or if a single property must be used to meet the AED 2 million minimum. 

This article provides investors with a thorough understanding of the most recent 2025 regulations and procedures, including if and how several real estate investments can be combined to qualify for a Golden Visa. 

Keep reading to learn more. 

Legal Basis and Government Guidance

1. Dubai Land Department (DLD) Guidelines

Through the Real Estate Regulatory Agency (RERA), the Dubai Land Department regulates both freehold and leasehold property ownership, regulating real estate transactions in Dubai and guaranteeing investor protection and transparency.

Under DLD regulations, foreigners can purchase freehold homes in specific locations with complete ownership rights, and buildings valued above a particular threshold may entitle buyers to property-linked resident permits.

Additionally, the DLD manages investor applications for the 10-year Golden Visa, which requires particular paperwork, such as certified civil documents, Emirates ID, health insurance, and medical examinations.

2. General Directorate of Residency and Foreigners Affairs (GDRFA) Requirements

The GDRFA is the main body in charge of overseeing visa laws, such as those regarding residency and work permits. They offer official websites for applying, renewing, and receiving updates on visa regulations.

With an emphasis on digital transformation for quicker processing and more stringent compliance enforcement, the UAE is anticipated to keep growing its visa categories in 2025, including the Golden Visa in UAE and Green Visa programs.

After all, you need to be informed about changing immigration laws by visiting the GDRFA website and following official government announcements.

The AED 2 Million Threshold Explained

The minimum amount of real estate investment for the Dubai Golden Visa is AED 2 million. This investment must be in a property or properties that you own entirely or that satisfy specific requirements for mortgage equity.

Types of Qualifying Properties

• Residential Properties: Eligible residential properties are fully owned residential homes in freehold zones with a market worth of at least AED 2 million.
• Commercial Properties: The minimum investment requirement of AED 2 million also applies to commercial real estate.
• Off-Plan Properties: Off-plan (under construction) properties could be eligible provided specific requirements are fulfilled, like being close to completion and acquired from reputable developers. Even with financing, the total amount paid must equal AED 2 million.
• Mortgaged Properties: As long as you have at least AED 2 million in equity (amount paid), properties bought with mortgages are eligible. National banks are allowed to offer mortgages. However, the total amount owed cannot be greater than the difference between the property’s worth and the equity of AED 2 million.

Also Read: Understanding Property Valuation for UAE Golden Visa Eligibility: A 2025 Guide

Combining Multiple Properties: Official Policy

Explicit government statements on combining properties

The explicit government statements on combining properties in the UAE, particularly regarding ownership for visa eligibility, specify the following conditions:

• Ownership must consist of one or more properties worth at least AED 2 million.
• The applicant’s name must be on all property registrations.
• These properties must have a combined worth of at least AED 2 million at the time of purchase.

Additional details include:

• The applicant must either wholly own the property or have paid off at least AED 2 million of its worth, including any national bank debts.

Eligible Property Types and Valuation

What types of properties can be combined?

• Freehold and Leasehold Properties: Freehold and leasehold interests in land can occasionally become identical for historical or documentation reasons, and they may be registered together as absolute freehold with suggestions identifying leasehold portions. Under some legal conditions, leasehold properties may also be converted to freehold if the supporting documentation is enough.
• Mortgaged Properties: You can combine properties under a mortgage but this requires coordination with lenders and appropriate documentation to manage the mortgage interests.

How Property Value Is Determined

• Purchase Price vs. Current Market Value: The original purchase price or the property’s current market value might be used to determine its value. While the current market value is what the property would sell for in the current market, impacted by factors like location, condition, demand, and economic conditions, the purchase price is the amount paid at the time of acquisition. 

The current market value is frequently more significant for registration and legal purposes, particularly when submitting a mortgage or title application.

Documentation required for Combining Properties

• Title Deeds: All combined properties, whether freehold or leasehold, must have title deeds as proof of ownership.
• E-Certificate of Title: To verify the property’s legal ownership and status, registered properties must have an electronic certificate of title.
• Bank Letters for Mortgaged Properties: To guarantee that the mortgage interests are appropriately managed or merged, letters or paperwork from the lending bank verifying the mortgage status, discharge, or consent for combination are required if any of the properties involved are mortgaged.

Also Read: Top Benefits of the UAE Golden Visa for Property Investors

Ownership and Legal Structure Requirements

Individual vs. Joint Ownership

• Joint Ownership: Joint ownership is permitted, even between family members or spouses. The total value of all the properties must be at least AED 2 million. To be eligible for a separate Golden Visa, your stake in the jointly owned property must be at least AED 2 million. Only one person may apply for the Golden Visa and sponsor the other spouse or family member if their combined share is less than AED 2 million.
• Spouses: Only one spouse may apply for the Golden Visa and sponsor the other spouse if the combined worth of the couple’s property is less than AED 4 million or less than AED 2 million for each spouse. The spouse with the more significant portion may apply and sponsor the other if the shares are not equal.

Properties Held in Personal Name vs. Company Name

To be eligible for the Golden Visa, the applicant must directly own the property. Generally speaking, properties owned under a business name are not eligible for the Golden Visa for real estate investors.

Special Cases: Co-Owned Properties and Apportionment of Value

The applicant’s proportionate share of the property’s worth is considered for co-owned properties (such as those owned by spouses or family members). For each candidate to be eligible, their share must be at least AED 2 million.

A no-objection certificate (NOC) from the bank indicating the amount paid and the remaining balance is necessary if the property is mortgaged.

Application Process and Required Documentation

Step 1. Confirm Eligibility

• Make sure you have a minimum of AED 2 million in total worth of properties in the United Arab Emirates. You must jointly own the properties with the appropriate shares recorded or registered in your name.
• If properties are owned jointly, only one spouse may apply and sponsor the other; if not, your individual share must meet the minimum AED 2 million requirement to apply independently.
• The properties must be in freehold zones and have valid title deeds.

Step 2. Gather Required Documents for Multiple Property Owners

• A valid passport copy with at least six months of validity is required.
• Recent passport-sized photographs with a white background.
• Title deeds for each property owned individually or jointly, showing your name clearly.
• DLD mandates government-approved valuation reports specifically if combining multiple properties to reach AED 2 million.
• Bank letters or statements if the property is mortgaged, including a No Objection Certificate (NOC) from the bank confirming mortgage details and payments made.
• Marriage certificate (attested and legally translated) if applying as a couple sharing property ownership.
• Proof of health insurance.
• Police Clearance Certificate (PCC) to prove a clean criminal record.

3. Role of Valuation Certificates, Title Deeds, and Bank Letters

• Valuation Certificates: When combining many properties to reach the AED 2 million requirement, it is required to provide the official market value of each property. This guarantees that the authorities appropriately assess the whole investment value.
• Title Deeds: Serve as the legal proof of ownership. The passport and applicant’s names on the title deed must match. Joint ownership is permitted as long as the shares are well-defined.
• Bank Letters: Required if a mortgage is used to finance the property. The mortgage status and the applicant’s payment of a minimum of AED 2 million towards the property are verified by a bank statement or NOC.

4. Submit Application

• Apply online through the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP) Golden Visa application portal or the Dubai Land Department (DLD) website.
• Upload any necessary documents, such as bank letters, passport copies, value certificates, title deeds, and photos, if any.

5. Pay Application Fees

Residency costs and additional processing expenses range from AED 2,280 to AED 2,280, depending on the application type and residency status.

6. Track Application and Receive Visa

• Although it might take up to 60 days, application processing usually takes two to four weeks.
• After approval, it could take three to seven days to finish the medical checks, register your Emirates ID, and get your visa stamped.
• Obtain your Golden Visa, which is valid for ten years and permits long-term residency in the United Arab Emirates.

FAQs

1. Can I combine multiple properties to meet the AED 2 million requirement for the Golden Visa?

Yes, you can combine multiple properties to meet the AED 2 million property investment requirement as long as the total value meets or exceeds this threshold and the properties are under your name.

2. Is there a limit to how many properties I can combine?

There is no official limit on the number of properties you can combine, but all must be residential, located in the UAE, and have a combined value of at least AED 2 million.

3. Do all combined properties need to be in the same emirate?

Combined properties must be:

• Within the same emirate’s jurisdiction. 
• Exception: Federal-level applications through ICP may combine emirates, but Dubai applications require Dubai properties only.

4. Can I combine off-plan and completed properties?

Yes, off-plan properties can be combined if:

• Developer holds DLD approval
• Construction reaches 50% completion
• You’ve paid ≥50% purchase price
• Total paid equity across properties ≥AED 2M

5. Can I apply if I’ve financed the properties through a mortgage?

Yes, but your properties’ unencumbered (paid-up) value must be at least AED 2 million. You must provide documentation from the bank showing this.

Limitations and Exclusions

1. Properties Under Construction (Off-Plan)

Off-plan properties can qualify for the Golden Visa if they meet certain conditions:

• Construction is ≥50% completed (per DLD inspection)
• Investor has paid ≥50% of total value
• Property value meets AED 2M threshold at time of application

2. Properties with Disputed Ownership

The Golden Visa does not apply to properties whose ownership is disputed. A clear and legitimate title deed or electronic Certificate of Title confirming the applicant’s obvious ownership is required. There shouldn’t be any ownership or legal disputes involving the property.

3. Restrictions on Properties Outside Eligible Emirates

According to the official UAE government portal, real estate investors must provide “a letter from the land department of the respective emirate” confirming property ownership worth at least AED 2 million. The use of “respective emirate” (singular) may indicate that combined properties must be located within the same emirate only. 

When applying through Dubai’s Golden Visa program, for example, all properties must be Dubai-registered assets certified by the Dubai Land Department. Investors with properties across multiple emirates should consult with the Federal Authority (ICP) or emirate-specific authorities to confirm their eligibility.

Final Word 

Combining multiple properties to meet the AED 2 million threshold for the golden visa in Dubai is possible under specific conditions, as per the 2025 update. However, eligibility depends on various factors, including property ownership structure, current market valuation, and compliance with government regulations.

To make informed decisions and avoid complications, it’s crucial to stay updated with the latest official guidelines and seek advice from qualified professionals or trusted legal consultants. They can help you navigate the process smoothly and ensure your investment meets all the necessary criteria for securing the Golden Visa.

Book your free consultation call today with the experts of JSB Incorporation to learn more about securing your golden visa.