Key Highlights: 

• According to the Dubai Land Department, property buyers can apply for the 10-year Golden Visa if the property’s value is AED 2 million or more, even if it is mortgaged, provided a bank No Objection Certificate (NOC) is submitted indicating the paid-up amount and outstanding balance. 
• The Dubai Land Department’s official Golden Visa guidelines specify that for mortgaged properties, a bank NOC indicating both the paid-up amount and outstanding balance is required, along with a title deed or e-certificate of title and a property valuation certificate from the relevant authority. 
• Multiple properties, including off-plan and jointly owned units, can be combined to reach the AED 2 million minimum investment.
• Non-residents can also get UAE mortgages, with financing up to 75% and competitive rates often below 5% annually.

You’ve probably wondered whether it’s possible to secure a UAE Golden Visa while having a mortgage on your property investment. 

The good news is that 2025 has brought significant policy changes that make this pathway not only possible but surprisingly accessible.

Continue reading this article to learn more. 

Understanding the UAE Golden Visa Property Investment Route

1. UAE Golden Visa for Property Investors

The UAE Golden Visa represents a long-term residency program that allows foreign nationals to live, work, and study in the country for up to 10 years without requiring a local sponsor. 

For property investors, the minimum investment threshold remains at AED 2 million, but the rules around how you finance this investment have become remarkably flexible.

Your Golden Visa comes with substantial family sponsorship privileges, allowing you to include your spouse, children, and even parents under the same 10-year renewable permit. This makes it an attractive option for families looking to establish long-term roots in the UAE.

2. 2025 Policy Updates and Changes

If the property is mortgaged, only the paid-up portion (your equity) is considered toward the AED 2 million threshold. The bank must issue a letter (NOC) stating the paid-up amount and outstanding balance, and the property must not be fully mortgaged. 

For off-plan properties, you may apply for the Golden Visa once your paid-up investment (as confirmed by the developer and land department) reaches at least AED 2 million. A developer NOC and proof of payment are required. Check with the relevant emirate’s land department for the latest completion and payment requirements. 

Current Mortgage Rules for Golden Visa

1. Mortgaged Properties Are Fully Acceptable

The property (or combined properties) must be valued at a minimum of AED 2 million, and the property should not be subject to a loan (i.e., not fully mortgaged). 

UAE banks typically allow up to 50% financing for Golden Visa-eligible properties, though some sources indicate financing up to 75% may be available for non-residents. The exact terms depend on your residency status and the specific bank’s policies.

2. Essential Documentation for Mortgaged Properties

When applying with a mortgaged property, you’ll need to provide specific documentation that proves your investment meets the requirements. The most critical document is a No Objection Certificate (NOC) from your mortgaging bank.

This NOC must indicate that the bank doesn’t object to you obtaining a residence permit based on the property, and it should clearly show the paid amount and outstanding balance. You’ll also need a bank statement of account demonstrating your payment history and current standing with the mortgage.

For property valuation, you must obtain a certificate from the Dubai Land Department or the relevant competent authority in your emirate. If your property is under judicial seizure, you’ll need a search certificate confirming it’s clear of any legal encumbrances.

Also Read: Can You Sponsor Your Family with a UAE Golden Visa? (2025 Rules Explained)

Step-by-Step Process for Mortgaged Property Applications

1. Pre-Application Requirements

Before you begin the application process, ensure your property value meets the AED 2 million minimum threshold. This can be a single property or multiple properties combined under your name. The property must be registered with official land departments, and you’ll need comprehensive health insurance for yourself and any family members you plan to sponsor.

2. Documentation Checklist

Your application will require several key documents. Start with a valid passport that has at least six months of validity remaining. You’ll need your title deed or purchase agreement for the property, along with the bank NOC letter confirming your mortgage details.

If you’re using market value to meet the AED 2 million threshold, include a property valuation certificate. Don’t forget your Emirates ID if you already have one, and ensure you have recent passport-sized photographs with a white background.

3. Application Process

You can submit your application through official channels, with Dubai residents using the DLD Cube platform. The process involves uploading your required documents and passing an eligibility assessment online.

Government fees typically run around AED 1,100 for the primary applicant, with additional charges for knowledge and innovation dirhams, plus delivery fees. Remember that you’ll need to complete medical examinations and biometric requirements as part of the final approval process.

Common Scenarios and Solutions

1. Multiple Properties with Combined Value

If you don’t have a single property worth AED 2 million, you can combine multiple properties to meet the threshold. Joint ownership is acceptable, but your individual share must equal at least AED 2 million for you to qualify as the primary applicant.

Spouse consolidation is possible through ownership transfer, allowing one partner to become the primary Golden Visa holder and then sponsor the other. Multiple mortgaged properties can be combined to meet the threshold, giving you flexibility in how you structure your investment portfolio.

2. Off-Plan Property Considerations

The 2025 updates have made off-plan properties much more accessible for Golden Visa applications. You’ll need a developer NOC for off-plan purchases, and typically a minimum 20% down payment is required.

Your Sales Purchase Agreement (SPA) is accepted as proof of investment, and construction completion is no longer a barrier to application. This opens up significant opportunities for investors who want to secure their residency while properties are still in development.

3. Non-Resident Mortgage Applications

If you’re a non-resident, UAE banks offer mortgages with typically 40-50% down payment requirements, though some banks may offer up to 75% financing. Interest rates tend to be higher for non-residents, and terms are generally stricter than for UAE residents.

Processing time for non-resident mortgages typically ranges from 2 to 6 months, so plan accordingly. However, the competitive mortgage rates in the UAE—often below 5%—makes this an attractive option compared to financing in countries like the UK or India.

Financial Considerations

1. Mortgage Terms and Conditions

UAE banks offer highly competitive rates, with many institutions providing mortgages below 5% annually. Some banks offer fixed-term rates as low as 4.69%, which can drop to 4.44% with salary transfer arrangements.

Interest rates vary based on your residency status and the specific bank’s policies, but the overall mortgage environment in the UAE is favorable for property investors. Working with mortgage brokers can help expedite the approval process and ensure you get the best terms available.

2. Cost Breakdown

Beyond the property purchase, budget for government fees associated with your Golden Visa application, which can range from AED 8,000 to AED 10,000. Property valuation costs will add to your expenses, as will bank processing fees and mortgage charges.

Don’t forget about medical examination and Emirates ID fees, which are mandatory parts of the process. These costs can vary but should be factored into your overall investment planning.

Please note that fees and costs mentioned are subject to change, so always verify current rates with official sources before making your final decisions.

Also Read: UAE Golden Visa vs. Green Visa: What are the Key Differences?

Frequently Asked Questions

1. Can I qualify with any mortgage amount?

Yes, as of 2025, there’s no minimum down payment requirement. You only need to ensure the total property value meets the AED 2 million threshold.

2. What happens if I sell the mortgaged property?

You cannot sell the property while maintaining your Golden Visa, as the visa remains valid only as long as you own the qualifying property.

3. Can non-residents get mortgages for the Golden Visa?

Absolutely. Non-residents can obtain mortgages with typically 40-75% financing, though terms may be stricter than for residents.

4. Do I need to live in the UAE after getting a Golden Visa?

The Golden Visa allows you to live in the UAE but doesn’t require continuous residence. However, you should check specific renewal requirements to maintain your status.

5. What if my property value increases after purchase?

Property appreciation can work in your favor, especially if you purchased before values rose to meet the AED 2 million threshold. Current market value assessments are accepted for completed properties.

Final Word 

Whether you’re financing 50% or more of your property value, the key is ensuring you meet the AED 2 million threshold and work with UAE-licensed banks. The combination of competitive mortgage rates, streamlined application processes, and generous family sponsorship benefits makes this a compelling pathway to long-term UAE residency.

Remember to always verify current requirements with official UAE government sources, as policies can evolve. The opportunity to secure a 10-year renewable visa while leveraging mortgage financing represents one of the most accessible pathways to UAE residency available today.

Book your free consultation call today with the experts at JSB Incorporation to learn more about securing your UAE Golden Visa and mortgage property queries.