Key Highlights

• UAE Golden Visa requires AED 2 million minimum property value for 10-year residency, with official documentation from Dubai Land Department required.
• Bank-financed properties qualify with proper No Objection Certificate (NOC) and proof of payment milestones from approved UAE banks.
• The complete process from property purchase to Golden Visa issuance involves medical tests, biometric registration, and Emirates ID application through official channels.

The dream of owning property in Dubai while securing long-term residency has become more achievable than ever. Many investors ask the crucial question: Can you purchase Golden Visa-eligible property through installment plans?

Yes, you absolutely can. The UAE government has revolutionized the Golden Visa property investment landscape, making it significantly more flexible for international investors like you.

Keep reading this article to learn more. 

The Game-Changing Policy Update 

The UAE government announced groundbreaking changes in January 2024 that became fully effective in 2025. These modifications have transformed how you can approach Golden Visa property investment.

What Changed in 2025:

Previously, you needed to pay AED 1 million upfront or 50% of the property value to qualify. Today, only the total property value of AED 2 million matters, regardless of your payment method.

The old requirement of a minimum down payment has been completely eliminated. This means you can qualify for the Golden Visa based solely on the property’s total value, not your payment completion status.

Core Eligibility Requirements for Installment Purchases

Understanding the fundamental requirements helps you make informed decisions about your Golden Visa journey.

1. Property Value Threshold

Your property investment must meet the AED 2 million minimum value requirement. You can achieve this through:

• Single property worth AED 2 million or more
• Multiple properties with combined value of AED 2 million+
• Mix of completed and off-plan properties

Acceptable Payment Methods

All these payment structures now qualify for Golden Visa eligibility:

• Cash purchase – Traditional full payment
• Mortgage financing – Through UAE-licensed banks with NOC
• Developer installment plans – Off-plan payment schedules
• Construction-linked payments – Milestone-based payment plans

The flexibility means you’re no longer restricted to cash-only purchases.

2. Documentation Requirements for Financed Properties

When purchasing through installment or mortgage, proper documentation becomes crucial.

For Bank-Financed Properties:

You must provide these essential documents:

• No Objection Certificate (NOC) from the lending bank
• Statement showing total property value
• Proof of amount paid to date
• Outstanding mortgage balance details

For Developer Installment Plans:

Required documentation includes:

• Sales Purchase Agreement (SPA)
• Oqood (interim registration certificate)
• Developer’s Statement of Account
• Payment confirmation receipts

These documents prove your legitimate investment and commitment to the property purchase.

Off-Plan Property Installment Opportunities

Off-plan properties purchased on installment plans are now fully eligible for Golden Visa applications. This opens tremendous opportunities for you.

1. Minimum Down Payment Requirements

Only 20% down payment is required to initiate the application process. Once you make this payment and sign the SPA, you receive the Oqood document that validates your investment.

Off-plan properties still require 50% construction completion before Golden Visa eligibility. 

2. Application Timing Advantages

For Completed Properties:

You can apply for your Golden Visa immediately after:

• Making the required payment
• Receiving the title deed
• Property registration with Dubai Land Department

For Off-Plan Properties:

You can apply for your Golden Visa after:

• Making the required down payment (typically 20%)
• Receiving the Oqood document

Waiting for 50% construction completion

Property registration with Dubai Land Department

This process ensures compliance with UAE regulations while maximizing your investment flexibility.

Mortgage-Based Golden Visa Applications

UAE banks actively support Golden Visa applications through competitive mortgage financing.

1. Financing Limits and Options

UAE Residents: Up to 75% financing available
Non-Residents: Typically 40-50% financing (some banks offer up to 75%)
Interest Rates: Competitive rates starting from 2.99% for residents

2. Bank Requirements

Banks require specific criteria to be met:

• Property must be registered in freehold areas
• Comprehensive property valuation required
• Income verification and credit assessment
• Property insurance mandatory

Major UAE banks like ADCB offer specialized Golden Visa mortgage products. They provide certificates confirming your financial eligibility to facilitate your visa application.

Step-by-Step Application Process

Understanding the complete process helps you plan your timeline and expectations.

Phase 1: Property Purchase (1-4 weeks)

1. Select eligible property worth AED 2 million+
2. Make down payment (minimum 20% for off-plan)
3. Sign Sales Purchase Agreement (SPA)
4. Receive Oqood or title deed
5. Complete Dubai Land Department registration

Phase 2: Golden Visa Application (1-2 weeks)

1. Gather required documentation
2. Submit online application through DLD portal
3. Pay application fees AED 2,800 to AED 10,000 depending on category
4. Await pre-approval confirmation

Phase 3: Final Processing (2-3 weeks)

1. Complete medical examination
2. Biometric data collection
3. Emirates ID application
4. Final visa issuance and collection

The complete process typically takes 4-8 weeks from property purchase to Golden Visa issuance.

Also Read: A Guide to UAE Golden Visa for AI and Cybersecurity Experts

Financial Benefits and Investment Returns

Your Golden Visa property investment offers multiple financial advantages beyond residency.

Rental Yield Potential

Golden Visa properties in Dubai typically generate attractive returns:

• Studio apartments: 6-8% annual rental yield
• 1-2 bedroom units: 5-7% annual rental yield
• Villas and townhouses: 4-6% annual rental yield

Capital Appreciation Trends

Dubai property values have shown consistent growth:

• 2023-2024: Average 15-20% price appreciation
• Prime locations: Some areas exceeded 25% growth
• Off-plan properties: Often offer 10-15% below market value

Please note that property prices and rental yields can fluctuate. Always verify current market conditions before making investment decisions.

Common Misconceptions Clarified

Let’s address some persistent myths about Golden Visa property purchases.

Myth 1: You must pay AED 2 million upfront.

Reality: Only the total property value needs to be AED 2 million; your payment method remains flexible.

Myth 2: Mortgaged properties don’t qualify.

Reality: Mortgaged properties are fully acceptable with proper bank NOC.

Myth 3: Joint ownership complicates the process.

Reality: Spouses can combine ownership, but individual share must equal AED 2 million.

Risk Factors and Important Considerations

While Golden Visa property investment offers excellent opportunities, you should understand potential risks.

1. Property Ownership Dependency

Your Golden Visa remains valid only while maintaining property ownership. If you sell the property, you must cancel your Golden Visa. However, you have a 30-day window to purchase replacement property if selling.

2. Market Volatility Factors

Property values can fluctuate, affecting long-term investment returns. Off-plan properties carry construction completion risks. Developer reputation and track record become crucial for off-plan investments.

3. Legal Compliance Requirements

You must maintain comprehensive health insurance throughout your visa validity. Annual Emirates ID renewal requirements apply. The property must remain in your name throughout visa validity.

Frequently Asked Questions

Q: Can I buy multiple smaller properties to reach AED 2 million?

A: Yes, multiple properties can be combined to meet the threshold, provided the total value equals or exceeds AED 2 million.

Q: What happens if I default on installment payments?

A: Defaulting on payments could result in property cancellation and subsequent Golden Visa revocation. Maintain good payment standing with developers or banks to protect your investment and residency status.

Q: Are there restrictions on property locations?

A: Properties must be in designated freehold areas where foreign ownership is permitted. Most popular Dubai areas qualify for Golden Visa purposes.

Q: How long does the entire process take?

A: From property purchase to Golden Visa issuance, the complete process typically takes 4-8 weeks.

Q: Can I rent out my Golden Visa property?

A: Yes, you can rent out the property and earn rental income while maintaining your Golden Visa status.

Q: What if property values drop below AED 2 million after purchase?

A: Your Golden Visa remains valid based on the original purchase value, not current market value.

Q: Do I need to live in Dubai full-time to keep the visa active?

A: No, unlike other visa types, there’s no requirement to enter every 6 months. The Golden Visa offers flexibility for frequent travelers.

Q: Can my family members be included in the Golden Visa?

A: Yes, you can sponsor your spouse, children (sons up to 25, daughters any age), parents, and domestic helpers under your Golden Visa.

Final Words

The UAE’s Golden Visa program through property investment has never been more accessible. With flexible payment options, competitive financing, and streamlined application processes, you can secure long-term residency while building a valuable real estate portfolio.

Whether you choose cash purchase, mortgage financing, or developer installment plans, the path to Golden Visa ownership is now within your reach. The key is understanding the requirements, preparing proper documentation, and working with experienced professionals who can guide you through the process.

Disclaimer: Remember to verify all current requirements and policies with official UAE government sources before making investment decisions, as regulations may be subject to change.

Book your free consultation call today with the experts of JSB Incorporation to secure your UAE Golden Visa in the most legal and safest way.