Key Highlights:

• UAE government sources don’t explicitly confirm or deny inherited property eligibility for the Golden Visa.
• Legal ownership with a title deed in your name is mandatory regardless of how you acquired the property.
• Complete inheritance transfer through UAE courts before applying to avoid application rejection.
• Official duration varies: federal sources state 5 years, while Dubai authorities confirm 10 years for real estate investors. 

You just inherited a property in Dubai worth AED 2.5 million. Your first thought? Can this unlock a UAE Golden Visa for you and your family? 

It’s a question thousands of heirs are asking as the Golden Visa program expands. The answer isn’t straightforward, and most guides miss critical details that could make or break your application.

Here’s what you need to know. UAE government sources state that Golden Visa eligibility requires ownership of property valued at AED 2 million or more. They don’t explicitly address inherited property. If you legally own inherited property with the title deed in your name and it’s worth at least AED 2 million, the ownership requirement appears satisfied. 

However, no official government source explicitly confirms inherited property qualifies. You’ll need to consult the Federal Authority for Identity, Citizenship, Customs, and Port Security, or GDRFA for case-specific confirmation before applying. 

The real question isn’t whether inheritance matters. It’s whether you meet the legal ownership requirements that apply to all property investors. Keep reading the article to learn more. 

Official Golden Visa Requirements for Property Investors

1. What Government Sources Actually State

Let’s start with what the official authorities confirm. According to the Federal Authority for Identity, Citizenship, Customs, and Port Security, property investors are eligible for Golden Residency. The program offers long-term residency ranging from five to ten years, renewable automatically without needing a sponsor.

Here’s where it gets confusing. The ICP Golden Residency page states that real estate investors receive a five-year Golden Visa, with a minimum requirement of property or properties valued at AED 2 million without loans. You must provide a letter from the Real Estate Registration Department proving ownership, and you can combine multiple properties to reach the threshold.​

But GDRFA Dubai tells a different story. According to Dubai’s residency authority, the Golden Residence permit for real estate investors lasts 10 years and is renewable. 

They state that mortgaged property is acceptable and includes all types of properties. If you own property jointly, your individual share must be at least AED 2 million. GDRFA also makes clear that property may not be disposed of throughout the 10-year residency period.​

The official government portal aligns with ICP’s main page, stating that real estate investors receive a five-year Golden Visa if they own a property or group of properties, renewable on the same conditions without a sponsor. 

Meanwhile, the ICP Entry Permit Issuance service for Real Estate Investor Residency confirms a 10-year duration. The terms clearly state that the property must be fully owned by the investor and require a letter from the Real Estate Registration Department confirming ownership of property worth at least AED 2,000,000.

Abu Dhabi’s Golden Visa program states that investors must own real estate purchased with a minimum total value of AED 2,000,000 outside a mortgage. However, mortgages through national banks are permitted for properties worth more than AED 2,000,000 as long as the investor’s capital is at least AED 2,000,000.​

2. Key Eligibility Criteria

• Legal ownership of property with title deed in your name
• Property value at least AED 2 million
• Letter or certificate from Real Estate Registration Department
• Valid passport with at least 6 months validity
• Valid health insurance policy within the UAE
• Continuous ownership of qualifying property throughout Golden Visa validity

3. Joint Ownership Rule

If you own property with someone else, each person’s share must be worth at least AED 2 million. For example, if you own an AED 4 million property split 50/50 with another person, both of you are eligible. For husband and wife joint ownership, if the property value is less than AED 4 million, only one person can apply for the Golden Visa as the primary holder and then sponsor the spouse.

4. Combining Properties

You can combine multiple properties registered under your name to reach the AED 2 million threshold. This flexibility matters for heirs who might inherit several smaller properties rather than one large asset.

The Inherited Property Question: What Sources Don’t Say

1. The Gap in Official Documentation

Here’s the critical issue. Not a single official government source explicitly mentions inherited property. There’s no guidance on whether inheritance qualifies differently from purchase. There’s no distinction between acquisition methods like purchase, inheritance, or gift.

What is stated across all government sources is simple: ownership of property. ICP refers to Investors in Public Investments or Real Estate, and U.ae states you must own a property or group of properties. None of these sources specify how you acquired ownership. They don’t ask whether you purchased, inherited, or received the property as a gift.

This gap creates uncertainty. Government sources use the term “investor,” which typically implies active purchase rather than passive acquisition through inheritance. The ICP category is specifically labeled “Investors in Public.” Investments or Real Estate, suggesting that inheritance might not fit the intended framework.​

2. Logical Interpretation

If ownership is legally transferred to you, the logical interpretation suggests you meet the requirements. If the title deed shows your name, you satisfy the ownership requirement. If the property is valued at AED 2 million or more, you meet the valuation requirement. If you can obtain the required letter from the land department, you have the necessary documentation.​

Industry consultancies that work with Golden Visa applications confirm this interpretation. According to real estate and immigration experts, there’s no separate Golden Visa category for inherited property. 

UAE immigration authorities assess who legally owns it today, whether it’s fully registered, whether its value meets the AED 2 million threshold, and whether the ownership is uncontested and compliant.​

But here’s why explicit confirmation is essential. The use of investor language throughout official sources may imply active purchase. Without explicit government confirmation, you’re making assumptions about eligibility that could result in application rejection, wasted time, and unnecessary expense.

Legal Property Ownership Transfer in UAE

This covers UAE property inheritance law generally, not specifically for Golden Visa purposes. Government Golden Visa sources don’t detail inheritance processes.

UAE Property Succession Overview

When someone who owns UAE property passes away, the property doesn’t automatically transfer to heirs in the land registry. Even though heirs acquire the deceased’s assets by inheritance as soon as death occurs under Federal Law No. 5 of 1985, the Dubai Land Department will not change the registered ownership solely because someone has died.​

The legal framework governing inheritance includes Federal Decree-Law No. 41 of 2022 on Civil Personal Status, which stipulates details regarding the inheritance of assets after an individual’s death. Sharia law applies to Muslims, while non-Muslims have civil law options, including registering a will under DIFC Courts or the Abu Dhabi Judicial Department.

A title deed issued by the Dubai Land Department or Abu Dhabi Municipality is the only recognized proof of real estate ownership. When a property owner dies, heirs cannot deal with the property until heirship is proven, and the deed cannot be transferred or sold until the court issues the relevant order.

The Four-Step Legal Process

Step 1: Obtain the Death Certificate

The first requirement is securing an official death certificate from the relevant UAE health authority. If the death occurred outside the UAE, the certificate must be attested by the UAE Embassy in the respective country and further attested by the UAE Ministry of Foreign Affairs and International Cooperation.

Step 2: Apply for Heirship Certificate

You must apply for a Heirship Certificate at the Personal Status Court. This certificate is the first step toward initiating the distribution of the estate. The certificate legally confirms who the heirs are, their relationship to the deceased, and the share each heir is entitled to under UAE law.

Without this certificate, no transactions related to the property can proceed, including transfer, sale, or mortgage settlement. You’ll need to submit several documents to the court, including passport copies, birth certificates, marriage certificates, the death certificate, and any valid will left by the deceased.

Step 3: Court Proceedings and Decree of Distribution

After filing your application, the court will conduct a hearing and may request witnesses or further documents. The judge will then issue a Decree of Distribution or similar estate order. This decree specifies how the property should be distributed among heirs according to applicable law. The court will also provide an official letter instructing the property transfer, which is required by the Dubai Land Department.

Step 4: Title Deed Transfer at Dubai Land Department

Once you have the court documents, you can proceed to the Dubai Land Department for the inheritance title transfer. You’ll need to submit the Decree of Distribution or probate order, the official letter from Dubai Courts, Emirates ID copies for resident heirs or passport copies for non-resident heirs, and a No-Objection Certificate from the bank if the property is mortgaged.

The processing time at DLD is remarkably fast once documentation is complete. The inheritance title transfer is processed in about 25 to 40 minutes. The service fee is AED 1,696. Upon completion, DLD issues an electronic title deed in the heir’s name, showing their respective share in the property.

What This Means for Golden Visa Applicants

For Golden Visa documentation purposes, you need an updated title deed showing you as the owner, property registration with the land department in your name, and the ability to obtain a property status certificate from the land department. Until these steps are completed, the property is not considered owned by you, even if family agreements exist.​

Property inheritance can take weeks to months depending on case complexity. The timeline depends largely on how quickly you obtain the death certificate and complete the court proceedings. The DLD registration step is fast, but the judicial stage cannot be predicted with a fixed number of days.​

Critical Unknowns and Conflicting Information

1. Duration Discrepancy

You’ll find conflicting statements across official government sources about how long the Golden Visa lasts. The ICP Golden Residency page and U.ae state that real estate investors receive a five-year Golden Visa. But GDRFA Dubai clearly states the duration is 10 years for Golden Residence. The ICP Entry Permit Issuance service for Real Estate Investor Residency also confirms a 10-year duration.

This isn’t a minor detail. A five-year versus 10-year residency makes a significant difference in your long-term planning. You need to verify the duration with the specific emirate authority where you’re applying. Dubai applicants should confirm with GDRFA Dubai, while applicants in other emirates should check with their local authorities or ICP directly.

2. Mortgage and Loan Confusion

Another conflicting area involves mortgaged properties. ICP states that property must be valued at AED 2 million without loans. The ICP Entry Permit service states the property must be fully owned by the investor. 

Abu Dhabi’s program similarly states property must be purchased with a minimum total value of AED 2,000,000 outside a mortgage, though mortgages through national banks are permitted if the investor’s capital is at least AED 2,000,000.

But GDRFA Dubai explicitly states that mortgaged property is acceptable and includes all types of properties. Industry sources confirm that inherited property can qualify even if mortgaged, provided the paid portion or equity meets the required threshold.

The question is whether “without loans” means the property must be mortgage-free or whether it means you can’t take new loans specifically to fund the Golden Visa application. For inherited property with an existing mortgage, this distinction matters significantly. You need to clarify with ICP or GDRFA before applying if you’re dealing with a mortgaged inherited property.

3. No Explicit Inheritance Guidance

The most critical unknown is whether the investor category accepts inherited property at all. There’s no official guidance on whether additional documentation is required for inheritance versus purchase, whether court succession certificates are accepted, or if there are processing differences for inherited property.

When Inherited Property Clearly Does Meet Requirements

Based on government requirements for property ownership and industry experience with similar applications, inherited property appears to meet eligibility requirements in specific scenarios.

Scenario Where Eligibility Appears Clear:

• Complete legal ownership transfer is finalized through UAE courts
• Title deed is registered in your name at Dubai Land Department or relevant land authority
• Property value is at least AED 2 million, verified by the land department
• You can obtain a property status certificate from DLD or the relevant land department
• Property is mortgage-free, or the mortgage is acceptable per emirate rules
• You meet all other standard Golden Visa requirements​

In this situation, you appear to meet the documented ownership requirement regardless of how you acquired the property. A real-world example from industry consultancies illustrates this. 

A son inherits a Dubai apartment from his father, completes the succession process, updates the title deed, and confirms the property is valued at AED 2.4 million. The outcome is that he qualifies for the property investor Golden Visa and may apply for 10-year residency.​

The source of the asset doesn’t matter to immigration systems. Legal ownership and valuation do.​

When Inherited Property Clearly Does NOT Qualify

Certain scenarios clearly disqualify inherited property from Golden Visa consideration, no matter how valuable the asset.

• Property is still registered in the deceased person’s name
• Inheritance proceedings are not finalized through UAE courts
• Disputed ownership exists among heirs
• Property value is below AED 2 million
• Your share in joint inheritance is less than AED 2 million
• You cannot obtain a property status certificate in your name

Immigration systems cross-check ownership directly with land departments. If you try to apply while the property is still registered under the deceased owner, your application will not proceed. Until the title deed reflects your name, the property is invisible for visa purposes.​

Another disqualifying scenario involves properties valued below the threshold. If you inherit a property valued at AED 1.3 million, you’re not eligible under the property route. However, you can combine multiple properties if all are registered under your name and collectively meet the AED 2 million threshold.​

Recommended Action Steps

Before Applying

Step 1: Complete Legal Ownership Transfer

Your first priority is finalizing all UAE court inheritance proceedings. Register the title deed in your name at the relevant land department. Obtain updated property documentation showing you as the legal owner.

Don’t skip this step or assume inheritance documents alone are sufficient. Immigration authorities verify ownership directly with land registries, not through court succession certificates.

Step 2: Verify Property Value

Ensure the current market value is at least AED 2 million according to the land department’s valuation, not your personal estimate or purchase price from years ago. If needed, obtain an official property valuation from DLD-licensed valuators for Dubai properties or the relevant authority in other emirates.

If a single inherited property falls below the threshold, investigate whether you can combine it with other properties you own to reach AED 2 million. All properties must be registered under your name to be combined.

Step 3: Contact Official Authorities

Before investing time and money in your application, contact the official authorities directly for case-specific confirmation. For federal-level inquiries, reach out to ICP through icp.gov.ae or the ICP app. For Dubai properties, contact GDRFA Dubai through gdrfad.gov.ae.

Ask specifically: Does inherited property qualify for a Golden Visa if ownership has been legally transferred to the heir’s name? Request documentation requirements for inherited property cases, including whether you need to provide court succession certificates in addition to the updated title deed.​

Professional Services to Consider

1. Legal Consultation

Consider working with UAE property inheritance lawyers who can verify that all inheritance documentation is complete and properly processed. They can confirm that your title deed transfer meets all legal requirements before you proceed with the Golden Visa application.​

2. Immigration Consultation

Licensed Golden Visa consultants or ICP-approved service providers can assess your eligibility, prepare documentation according to current requirements, and guide you through the application process. While consultants cannot guarantee approval or process applications outside official government channels, they provide strategic advisory, documentation expertise, and eligibility assessment.

3. Property Valuation

If there’s any question about whether your inherited property meets the AED 2 million threshold, work with DLD-licensed valuators for Dubai properties or the official emirate land department valuation service. This ensures your application is based on official valuation rather than market estimates.​

Frequently Asked Questions

Q1: What is the minimum property value for a Golden Visa?

AED 2 million. You can combine multiple properties registered in your name to reach this threshold.

Q2: How long is the Golden Visa for property investors?

Government sources conflict on this. The ICP Golden Residency page and U.ae state five years, while the GDRFA Dubai and the ICP Entry Permit service state 10 years. Verify with the specific emirate authority where you’re applying.

Q3: Can I use mortgaged property?

GDRFA Dubai states mortgaged property is acceptable, but ICP mentions property without loans. Abu Dhabi allows mortgages through national banks if the investor’s capital is at least AED 2 million. Clarify with authorities for your specific case, especially if dealing with inherited mortgaged property.

Q4: Can I combine multiple properties?

Yes. Government sources confirm multiple properties can be combined to reach the AED 2 million threshold, as long as all properties are registered under your name.

Q5: What if I own property jointly?

Your individual share must be at least AED 2 million. For example, an AED 4 million property split 50/50 between two people means both are eligible. For husband and wife joint ownership where the property is less than AED 4 million, only one person can apply as the primary Golden Visa holder and then sponsor the spouse.

Q6: Can I sell the property after getting a Golden Visa?

Yes, but you must maintain continuous ownership of qualifying property. If you sell, you must either:

• Purchase another property worth AED 2 million or more before or within 30 days of the sale, OR
• Transition to another eligible Golden Visa category (such as professional, entrepreneur, or talent)

Dubai has no mandatory minimum holding period. However, selling without replacement property will result in visa cancellation. The requirement is ongoing ownership of qualifying assets worth at least AED 2 million, not permanent ownership of the same property.

Q7: Do I need a sponsor?

No. Golden Visa holders do not require a sponsor.

Q8: Do inherited properties explicitly qualify?

Government sources do not explicitly address inherited property. They only state ownership of property at or above AED 2 million. Contact ICP or GDRFA for case-specific confirmation before applying.

Q9: Where do I apply?

Through the ICP website or app at icp.gov.ae for federal applications, or GDRFA service centers for Dubai. Dubai real estate investors can also apply through accredited Dubai Land Department centers.

Q10: What documents are required?

Passport copy valid for at least 6 months, property ownership proof from the land department, property status certificate, and valid UAE health insurance. Specific requirements vary by authority. For inherited property, you’ll need the updated title deed in your name after completing the inheritance transfer process.

Q11: How long does the inheritance title transfer take?

The DLD processing time is only 25 to 40 minutes once documentation is complete. However, the overall timeline from death to title transfer depends on how quickly you obtain the death certificate and complete court inheritance proceedings, which can take weeks to months.

Q12: What is the cost?

The ICP Entry Permit service costs AED 300 total. The inheritance title transfer at DLD costs AED 1,696. Additional costs include medical exams, Emirates ID issuance, residence permit fees through GDRFA, and any legal or consultancy fees.

Conclusion: The Practical Reality

The mandatory requirement is legal ownership, meaning the title deed must be registered in your name. 

Another non-negotiable rule is that you must maintain continuous ownership of qualifying property worth at least AED 2 million. You may sell and purchase replacement property, but your visa depends on ongoing ownership of qualifying assets.

These requirements apply to all property investors, regardless of acquisition method.

What requires official confirmation before you apply is whether the investor category explicitly accepts inherited property, what additional documentation might be required for inheritance cases beyond the standard requirements, and whether there are emirate-specific processing differences.

If You’ve Inherited UAE Property Worth at Least AED 2 Million:

1. Complete ownership transfer through the UAE legal system
2. Obtain an updated title deed registered in your name at Dubai Land Department or the relevant land authority
3. Contact ICP directly before applying through icp.gov.ae or the ICP app
4. Consult GDRFA for Dubai properties or the relevant emirate authority for other locations​
5. Consider professional guidance for complex cases involving joint ownership, mortgaged properties, or unclear valuations

The safest path forward is direct consultation with the Federal Authority for Identity, Citizenship, Customs, and Port Security or your emirate’s immigration authority for case-specific confirmation before investing time and money in your application. 

Government requirements are clear on ownership, valuation, and documentation. What’s unclear is whether passive acquisition through inheritance fits the investor framework as currently defined.

Don’t make assumptions about eligibility. Get official confirmation first.

Need Expert Guidance With Your Inherited Property Golden Visa Case?

Golden Visa eligibility for inherited property requires careful documentation, legal verification, and understanding of both inheritance law and residency requirements. You’re dealing with two complex processes: UAE property inheritance transfer and Golden Visa application.

JSB Incorporation assists with:

• Inherited property eligibility assessment: We evaluate whether your inherited property meets Golden Visa requirements before you apply
• Property documentation verification: Confirming your title deed, property valuation, and ownership certificates are complete and accurate
• Legal ownership transfer coordination: Connecting you with legal experts who handle inheritance proceedings and DLD title transfers
• Government liaison and application support: Strategic advisory for ICP and GDRFA applications, documentation preparation according to current requirements
• End-to-end Golden Visa processing: From eligibility assessment through final approval, with transparent guidance aligned with official UAE government channels

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

We’ll help you understand whether your inherited property qualifies, what documentation you need, and the most efficient path forward for securing UAE Golden Visa residency.

Also Read: 

How to Check Your Golden Visa Status Online in the UAE

Golden Visa Rules for Senior Citizens Buying Property: All You Need to Know

Can Golden Visa Holders Work Without Sponsorship? UAE Rules Explained

UAE Golden Visa Property Purchase Rules for Joint Business Owners

Can You Transfer Your UAE Golden Visa to Another Passport? Your Complete Guide

UAE Golden Visa Rules You Didn’t Know: Business-Owner Edition