Key Highlights 

• In 2025, investors can qualify for a UAE Golden Visa by purchasing freehold property worth at least AED 2 million, with up to 50% financed through a UAE-licensed mortgage.
• You can take advantage of a reduced mortgage down payment of 20%, compared to the 25–50% required for non-residents as a golden visa holder.
• Family sponsorship has been expanded, allowing Golden Visa holders to sponsor spouses, children of any age, and parents under a single residency permit.
• The application process is now streamlined through government portals, with updated documentation and eligibility criteria, including proof of income and creditworthiness for mortgage applicants.

Real estate investment remains a key pathway to long-term residency in the UAE under the Golden Visa program. As of 2025, foreign investors can obtain a five-year renewable Golden Visa by purchasing property in approved freehold areas with a minimum value of AED 2 million, including properties financed through certain UAE-licensed banks. 

The UAE government allows up to 50% of the property value to be financed by mortgage, provided the investor’s equity contribution is at least AED 1 million. These policies are designed to attract international investors and support the UAE’s vision for economic growth and stability. 

Applicants benefit from streamlined digital application processes, tax-free ownership, and the ability to sponsor family members, making Dubai and other emirates attractive destinations for property investment and residency.

Continue reading further to learn more about securing your UAE golden visa in the UAE. 

Golden Visa Eligibility Through Real Estate Investment

The eligibility criteria for obtaining a golden visa in Dubai through real estate investment in 2025 are as follows:

• 2025 Investment Threshold: Make sure you have at least AED 2 million to start your investment in the UAE’s real estate. You can invest in one or more properties. Mortgages from authorized local banks may fund up to 50% of this investment.
• Equity Requirement: You must self-fund at least AED 1 million, or 50% of the property value; hence, the equity part cannot be less than this amount.
• Property Types: In Dubai, properties must be freehold in designated areas. In Abu Dhabi, expatriates may own apartments/villas in nine approved investment zones like Yas Island and Al Reef. 
• Off-plan (under construction) and completed apartments are eligible as long as they are acquired from authorized developers and satisfy the minimal investment requirement.

The property must be officially registered with the Land and Property Department to be eligible for residency. A title deed must be provided for off-plan properties.

How Mortgages Affect Golden Visa Applications

Mortgages affect Dubai Golden Visa applications primarily in terms of financing limits, documentation requirements, and eligibility criteria related to income and creditworthiness. Here is a detailed explanation based on the latest information:

1. Financing Limits

• The UAE Golden Visa program does not exclude candidates with mortgages up to 50% of the property value. In the latest updates, you had to ensure a minimum down payment of AED 1 million or 50% of the home value as a mortgage purchaser. 
• Applicants can now purchase property for AED 2 million or more, whether or not it is completely paid for or mortgaged, to be eligible for the Golden Visa.

2. Documentation Requirements for Mortgaged Properties

Applicants using mortgage financing must provide the following:

• A mortgage agreement from a UAE-licensed bank.
• A property valuation report from the Dubai Land Department.
• Proof of down payment via bank statements.

3. Credit and Income Checks

• To be eligible for a mortgage in Dubai, applicants must show that they have a steady source of income, usually at least AED 15,000 a month. Applicants seeking Golden Visas who use mortgage financing must also meet this income criteria.
• A solid credit history from UAE-based credit records or international credit reports is required to meet lender standards and support the visa application.

Also Read: Golden Visa vs Other Residency Options in the UAE: 2025 Decision Guide

2025 Policy Updates Impacting Mortgage-Financed Applications

The 2025 policy updates impacting mortgage-financed applications in the UAE include several key changes designed to facilitate real estate investment, especially for Golden Visa holders and strategic sectors:

• Reduced Down Payment for Golden Visa Holders: You, as a Golden Visa holder, benefit from reduced down payment requirements as per 2025 UAE mortgage regulations, which prioritize long-term investors in strategic sectors. 

To facilitate financing for investors and long-term residents and promote real estate purchases through the Golden Visa program, this reduction is an element of larger initiatives.

• Expedited Processing for High-Growth Sectors: The UAE prioritizes investments in AI and renewable energy under its Economic Principles of the 50, offering expedited approvals for Golden Visa applicants in these sectors. 

This expedited processing seeks to promote the UAE’s strategic economic diversification goals by providing quicker access to real estate financing for investors supporting key industries.

Benefits of Combining Mortgages with Golden Visa Eligibility

• Financial Flexibility: You can leverage bank financing (mortgages) to acquire property worth AED 2 million or more, which qualifies you for the Golden Visa without needing to pay the entire amount upfront.
• Tax Advantages: The UAE maintains a tax-friendly regime with no personal income tax, as outlined in the Economic Principles of the UAE. 
• Family Sponsorship: You may sponsor spouses, children of any age, and parents, provided they meet housing requirements per Federal Authority for Identity and Citizenship (ICP) guidelines.

Common Pitfalls and How to Avoid Them

1. Overleveraging

• Pitfall: If the investment is linked to residency permits, taking on mortgage repayments greater than your income capability may put your financial stability at risk and result in problems renewing your visa.
• How to Avoid: Make sure your mortgage payments match your income and long-term financial objectives. Examine your capability to pay off debt without experiencing challenges, and consider unanticipated expenses or possible market downturns. Speaking with a mortgage specialist or financial counselor can assist you in making appropriate plans.

2. Property Valuation Risks

• Pitfall: Inaccurate or inflated property values may result in investments that fall short of requirements (such as AED 2 million for specific visas) or fail to provide the expected returns.
• How to Avoid: You need to obtain a valuation report from the Dubai Land Department’s Real Estate Valuation Service, which mandates built-up area details and expense statements

3. Mortgage Pre-approval

• Pitfall: Completing real estate transactions without first obtaining mortgage pre-approval can result in financing delays, unfavorable loan terms, or the inability to finish the acquisition.
• How to Avoid: Get a mortgage pre-approval before purchasing a home. This increases your negotiating position, locks in financing arrangements, and clarifies your borrowing capacity. Additionally, it helps prevent unexpected expenses related to interest rates, credit scores, or lender terms.

Also Read: UAE Visa Cancellation Guide 

Step-by-Step Guide to Applying with a Mortgage

1. Secure Mortgage Pre-approval

• Provide the bank with the necessary paperwork, including bank statements, Emirates ID, passports, visas, credit reports, and proof of income (such as a salary certificate or evidence of self-employment).
• You can apply for a pre-approval letter or Approval in Principle (AIP), which indicates to sellers that you are a serious buyer and estimates your financing ability. Usually, this takes three to five business days.
• Mortgage pre-approval letters align with UAE entry permit validity periods, which extend to 6 months for Golden Visa applicants. 

2. Select an Eligible Property

• Select a property that satisfies the lender’s requirements, including minimum value and freehold status.
• Sign a Sale and Purchase Agreement or Memorandum of Understanding (MOU) with the seller or agent.

• Make arrangements for the bank or a representative to value the property.

3. Submit a Golden Visa Application (if applicable)

• Applications must be submitted via the Federal Authority for Identity and Citizenship (ICP) smart platforms, including the ICP UAE Smart App. 

4. Await Mortgage Approval

• Your application is processed by the bank, which usually takes 30 to 60 days.
• You will be required to sign the terms and conditions and the mortgage offer letter after being approved.
• Related costs such as processing fees, valuation fees, and property insurance may be required.

Wrapping Up 

In 2025, mortgages continue to play a strategic role in helping investors qualify for the Golden Visa in the UAE while maintaining financial flexibility. 

By leveraging up to 50% financing—aligned with updated regulations—investors can meet the minimum property value requirement without overextending their resources. 

However, strict compliance with mortgage limits and proper documentation is essential to avoid delays or rejections during the visa application process.

To ensure a smooth and successful application, it’s highly recommended to consult experienced financial advisors and real estate professionals who can tailor your investment strategy to meet both eligibility criteria and long-term financial goals.

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

FAQs

1. How do I qualify for a mortgage in Dubai?

To qualify for a mortgage in Dubai as of 2025, you must:

• Residents: Provide proof of stable income (minimum AED 15,000/month), a valid Emirates ID, and a clean UAE credit history.
• Non-residents: Submit international credit reports, passport copies, and proof of income (minimum AED 25,000/month).
• Meet age requirements (21–65 years) and ensure the property is in a designated freehold area.

2. What is the minimum deposit for a mortgage in the UAE?

• Residents: 20% of the property value.
• Non-residents: 25% of the property value.
• Golden Visa holders: Reduced to 20% for properties linked to residency applications.

3. How much property is needed for a Golden Visa in Dubai?

• A minimum investment of AED 2 million in freehold property is required.
• Up to 50% of the property value can be financed via mortgages from UAE-licensed banks, provided the self-funded equity is at least AED 1 million.

4. What is the cost of a 10-year Golden Visa in the UAE?

• Government fees: AED 10,250 (includes AED 8,300 DLD fee, AED 750 medical test, and AED 1,200 Emirates ID).
• Excludes property valuation, insurance, and agency fees.

5. What are the 2025 updates to UAE Golden Visa rules?

• Expanded eligibility: Educators, gamers, digital influencers, and sustainability specialists now qualify.
• Family sponsorship: Holders can sponsor spouses, children of any age, and parents.
• Mortgage flexibility: Up to 50% financing allowed for the AED 2 million property threshold.
• Streamlined applications: Digital submission via ICP Smart App, with priority processing for strategic sectors (e.g., AI, renewable energy).