Key Highlights

• UAE authorities look at official DLD or ICP records, not your purchase agreement. A below-market buy can still qualify.
• The DLD 10-year route uses the title deed value; the ICP 5-year route uses current market valuation—each treats “value” differently.
• A DLD-certified Taqeemi valuation can turn an old AED 1.6M property into a qualifying AED 2M asset.
• Combining multiple properties, riding market appreciation, or using off-plan maturation can push you over the AED 2M threshold.

You found a deal. A motivated seller, an off-plan discount, or maybe you bought years ago when Dubai prices were different. Now you are looking at the UAE Golden Visa and doing the math in your head. 

Your purchase price was nowhere near AED 2 million. But you also know the market has moved. You keep asking yourself the same question: does the government look at what I paid or what my property is actually worth today?

This question trips up more investors than almost any other in the Golden Visa process. Some walk away too early, convinced they do not qualify, when they actually do. Others assume their property covers them, only to have their application rejected because the official valuation came in lower than expected. Neither outcome is necessary once you understand the rules.

This guide explains exactly what you need to do to secure your golden visa. Keep reading the article to learn more.  

Disclaimer: All investment thresholds, valuation procedures, and visa eligibility criteria referenced in this article are based on official UAE government sources at the time of publication. Costs, fees, and procedures are subject to change by the DLD, ICP, ADDED, or other relevant authorities. Always verify current requirements directly with the relevant government agency or through a qualified UAE immigration consultant before making any investment or application decisions.

The Short Answer: Your Purchase Price Is Not What Authorities Check

The question “can under market value property qualify?” comes from a perfectly reasonable assumption: that what you paid is what the government sees. 

But the Dubai Land Department, or DLD, and the Federal Authority for Identity, Citizenship, Customs, and Port Security, known as the ICP, assess property value from their own systems, not from your sale and purchase agreement.

For the DLD 10-year Golden Visa route, the qualifying value is the figure recorded on the title deed at the time of purchase or the cumulative title deed values if you own multiple properties. For the ICP 5-year real estate investor route, the qualifying value is the current market valuation confirmed by a letter from the land department.

This distinction changes everything for investors who bought below market value. A property you purchased at AED 1.6 million that now carries a DLD-certified valuation of AED 2.1 million qualifies perfectly through the ICP route. The authorities will not ask what you paid. They will check what the official systems say it is worth now.

A pivotal change made this even clearer. In February 2024, the global immigration firm Fragomen confirmed that applicants buying completed properties can now use market value property valuation to meet the AED 2 million requirement, whereas previously only the title deed value counted. 

This update, along with the removal of the 50 percent upfront payment condition, means valuation-based eligibility is now more accessible than ever.

The core principle is this: it is not what you paid that matters. It is what the DLD or ICP system records as the property’s value, either at purchase or today.

The Two Golden Visa Routes for Property Investors

You need to know which gate you are walking through because the two routes value property very differently.

1. The DLD Dubai Route (10 Years)

This route is processed through the Dubai Land Department itself. The DLD official service page describes eligibility as a “property the purchase value of which is equal to or more than 2 million AED at the time of purchase.” The figure the DLD uses is the one printed on your e-Certificate of Title, or title deed.

One or more properties may be combined to reach the AED 2 million total, so two apartments each recorded at AED 1.1 million count as AED 2.2 million combined. 

Mortgaged properties are accepted with a bank no-objection certificate confirming the paid amount and the outstanding balance. A valuation certificate is not listed as a required document on this route. Applications must be made in person at a DLD service center, and representatives are not permitted.

2. The Federal ICP Route (5 Years)

This route is handled federally through the ICP. The service page requires a “Letter from the Real Estate Registration Department confirming the investor’s ownership of property worth at least AED 2,000,000.” It uses current market value, not the price you paid years ago.

The property must be wholly owned and free of outstanding loans. Mortgaged properties are not accepted on this route. 

Multiple properties can be combined, but each value is assessed at current market valuation, not the original title deed figure. The key document here is the Real Estate Evaluation e-Certificate, known as Taqeemi, issued by DLD-accredited private valuation companies, not by RERA directly.

The table below lays the two routes side by side.

If you bought below market value and your title deed still shows a number under AED 2 million, the DLD route will not work unless you combine the property with others. But the ICP route may work perfectly, provided current valuation clears the threshold.

What Under Market Value Actually Means

This phrase covers more than one real-life situation, and each one plays out differently.

The first is a genuine discount. You bought from a motivated seller, a distressed sale, an inheritance disposal, or even a family transfer. The title deed records the transaction value. If that recorded value is under AED 2 million, the DLD route will fail unless you add other properties. The ICP route, however, only needs a current valuation above AED 2 million, regardless of what you paid originally.

The second is an off-plan purchase at a pre-completion price. You locked in a unit at AED 1.6 million that today would sell for considerably more. 

Here, your Oqood certificate and developer statement of account must show the contract value reaching AED 2 million, or at least total payments to date hitting that mark. Off-plan eligibility also depends on the project being properly registered with DLD and meeting construction progress thresholds. Not every off-plan project automatically qualifies.

The third situation is market appreciation over time. This is the cleanest path. You bought a property for AED 1.8 million several years ago. Dubai residential prices rose, and today a formal valuation shows AED 2.2 million. 

You qualify through the ICP route with that valuation certificate. As one DLD-accredited source explains, even if the property was initially purchased below AED 2 million, a DLD-certified property valuation report may confirm that the asset now qualifies based on market appreciation.

The February 2026 update made this even easier. Eligibility now depends solely on the DLD-certified valuation reaching AED 2 million, irrespective of the payment schedule or loan structure. You no longer need to prove you paid off half the property. You just need the official number.

Also Read: Golden Visa UAE: 5 Categories Nobody Talks About in 2026

The Valuation Certificate That Changes Everything

If the ICP route is your path, the Taqeemi certificate is your key. This is the Real Estate Evaluation e-Certificate, issued exclusively by DLD-accredited private valuation companies. 

RERA does not issue valuation certificates. That is a common misunderstanding. RERA is the regulatory body. The Taqeemi certificate comes from a panel of accredited firms operating under DLD supervision.

You need this document in three clear scenarios. First, whenever you apply through the ICP 5-year route with any property. 

Second, when your purchase price was below AED 2 million but you believe today’s market value exceeds that threshold. Third, when your title deed does not clearly reflect the qualifying value, such as with older properties or gifted assets.

The certificate itself contains the property ID, the assessed market value in dirhams, the valuation date, accreditation details, and a DLD certificate reference number. It is delivered electronically and can be verified via QR code through the Dubai REST App or the DLD website.

You can apply through the Dubai REST App, the Dubai Now App, or an authorized Real Estate Services Trustee Centre. 

Fees start from around AED 4,000 for a standard residential valuation and can go higher for larger or specialized properties like hotels or commercial buildings. 

A DLD valuation is not the same as a broker market analysis or an online estimate. Only the official certificate is recognized for visa purposes.

Real Scenarios Where a Below-Market Purchase Qualifies

Here are five specific situations that play out in Dubai every day.

1. Market appreciation pushed you over the line. You bought it at AED 1.7 million in 2021. Dubai residential values have risen steadily since. You get a 2026 DLD valuation and it comes back at AED 2.1 million. The ICP route now makes you eligible. Your original purchase price never enters the conversation.
2. You combine two below-threshold properties. You own two studios, each purchased for AED 1.1 million. Neither meets the threshold alone. But under both DLD and ICP rules, one or more properties may be combined. Two title deeds showing AED 1.1 million each give you AED 2.2 million combined, fully meeting the DLD route requirement without needing a new valuation.
3. Your off-plan purchase has matured. You bought off-plan at AED 1.6 million on a payment plan. By the time your payments reach AED 2 million, or your Oqood certificate reflects the full contract value at or above AED 2 million, you may qualify. The developer must provide proper documentation, and the project must be registered with DLD and meet construction progress requirements.
4. Joint ownership is structured correctly. Two siblings own a property worth AED 4 million, split 50/50. Under Dubai’s value-based rule, each share is AED 2 million, so both may apply independently. In some other emirates, the rules are stricter. You need to check which emirate’s standards apply to your application.
5. The risk scenario you must watch for. You bought at AED 2.1 million, but the official DLD valuation comes back at AED 1.92 million. Your application will be rejected. The authorities base their decisions on the objective recorded value, not the transaction price. This can happen with off-plan units overpriced relative to market benchmarks or where developer incentives inflated the contract price. Always check your valuation before you apply.

Abu Dhabi vs. Dubai: A Difference That Matters

If your property is in Abu Dhabi, the rules are stricter. The Abu Dhabi Department of Economic Development, or ADDED, requires that you “own real estate that is purchased with a minimum total value of AED 2,000,000 outside a mortgage.” This means the property cannot be financed above the equity floor.

For mortgaged properties in Abu Dhabi, your capital outside the loan must reach AED 2 million. ADDED gives a clear example: if the property is worth AED 5 million, the outstanding mortgage principal cannot exceed AED 3 million. 

That is stricter than Dubai’s DLD route, which accepts mortgaged properties with a bank no-objection certificate, and stricter than the ICP route, which does not allow mortgages at all.

For an under-market-value purchase in Abu Dhabi, your purchase agreement registered with the Department of Municipalities and Transport, or a Real Estate Unit Value Certificate from DMT, must show AED 2 million or above. 

Investors holding property in both emirates should verify which standard applies before committing to an application.

Also Read: UAE Golden Visa vs Normal Residence Visa vs Green Visa: Full Comparison Guide

Frequently Asked Questions

1. I bought my Dubai property for AED 1.5 million three years ago. It is now worth over AED 2 million. Can I get a Golden Visa?

Yes, through the ICP 5-year real estate route. Obtain a DLD-certified property valuation certificate (Taqeemi) showing the current market value is AED 2 million or more. Your original purchase price does not matter for this route.

2. Is the purchase price or the current market value used for the Golden Visa?

It depends on the route. The DLD 10-year route uses the purchase price recorded on the title deed. The ICP 5-year route uses the current market valuation confirmed by a land department letter or valuation certificate.

3. Can I combine two properties purchased below AED 2 million each to qualify?

Yes. The DLD service terms explicitly allow one or more properties under the applicant’s name to be combined. Two properties with combined title deed values above AED 2 million qualify under the DLD route.

4. Does a distress sale or below-market purchase price disqualify me?

No. Authorities do not investigate why the purchase price was low. They check the value recorded in DLD systems for the DLD route or the current market valuation for the ICP route. If either meets the threshold, you qualify.

5. What if the DLD values my property below what I paid?

If the DLD valuation is below AED 2 million, your application will be rejected regardless of your purchase price. This can occur with off-plan or overpriced properties. Always verify your valuation before applying.

6. Do I need a RERA valuation certificate?

No. RERA does not issue valuation certificates. The correct document is the Real Estate Evaluation e-Certificate (Taqeemi), issued by a DLD-accredited valuation company.

7. Can off-plan property purchased below AED 2 million qualify?

Possibly. If your Oqood certificate and developer documentation reflect a total contract value or payments reaching AED 2 million, you may qualify. The project must also be registered with DLD and meet construction progress requirements.

8. Is the rule different in Abu Dhabi?

Yes. Abu Dhabi requires at least AED 2 million in equity outside the mortgage, making it stricter than Dubai’s rules. The valuation is based on the DMT-registered purchase agreement or a Real Estate Unit Value Certificate from DMT.

Your Property Is Worth What the System Says It Is Worth

The question that started this article was whether an under market value property can qualify for a Golden Visa. The answer is not a simple yes or no. It depends on which route you use, what your title deed says, and what today’s valuation shows.

Before you commit to a purchase below AED 2 million with the intention of using it for a Golden Visa, check what value the title deed will record. If you already own the property, obtain a current DLD valuation certificate before you apply, especially if you plan to use the ICP route. The gap between what you paid and what the system records is where rejections happen.

At JSB Incorporation, based at Regal Tower, Business Bay, Dubai, our team works with property investors every day who are navigating the Golden Visa qualification process. 

If you are looking at a property purchase that needs to carry you to long-term UAE residency, speaking with a consultant who understands the distinction between the DLD and ICP routes can save you an application fee, a rejection letter, and months of wasted time.

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