Do you want to live in Dubai without spending much money on a home? You’re not alone. The good news is that there are ways to get a property-linked residency visa without the usual financial barrier of a significant down payment. Dubai’s real estate market presents residents and investors with fascinating potential customers. 

Dubai has created more flexible ways that make moving easier than ever, whether you’re looking at options for the regular investor visa or hoping for the renowned Golden Visa. You’ll learn in this post how to get a Dubai property visa without having a down payment ready. 

Let’s explore how these visa programs work and how you can use innovative financing options to make Dubai your home.

Understanding Dubai Property Visas in 2025

Dubai offers several types of property-linked residency visas to attract global investors, retirees, and long-term residents. Each visa type has specific eligibility criteria based on property ownership value, duration of stay, and applicant profile.

Disclaimer: All costs, fees, and pricing mentioned in this article are subject to change according to UAE government regulations. Please verify the latest amounts and requirements with official UAE authorities before making any decisions. This information is for general guidance only and may not reflect the most current updates. Always consult the Dubai Land Department or relevant UAE government sources for accurate details.

1. Types of Property Visas

Investor Visa (2-Year Visa): If you own property worth AED 750,000, you may qualify for a renewable 2-year Investor Visa. This visa is ideal if you want to establish a foothold in Dubai’s real estate market and enjoy short- to mid-term residency privileges.

Golden Visa (5-Year Visa): The 5-year Golden Visa is available to property investors who purchase real estate worth AED 2 million or more. This visa is renewable every 5 years under the same conditions and provides long-term residency without requiring a local sponsor.

Retirement Visa (5-Year Visa): This visa is intended for retired people 55 and older. It requires proof of AED 1 million in property ownership or fulfilling specific income/savings requirements. This option is flexible if you wish to continue living in Dubai after retirement.

2. Official Minimum Property Value Requirements

• Investor Visa: Minimum property investment of AED 750,000.
• Golden Visa: Minimum property investment of AED 2 million.

3. Eligible Property Types

Dubai allows a variety of real estate investments to qualify for residency:

Freehold Properties: To be eligible, you must own property in designated freehold zones, where foreigners can have full ownership.

Off-Plan Properties: You may qualify once the property is at least 50% constructed and meets the minimum value criteria. Developers must be approved by the Dubai Land Department (DLD).

Mortgaged Properties: You can still be eligible if the paid amount towards the mortgage meets the required threshold (e.g., AED 750,000 for an investor visa). A bank statement or proof of payment is typically required for verification.

Can You Get a Property Visa Without a Down Payment?

Although obtaining a property visa in Dubai may seem tempting without making a down payment, it’s crucial to understand what is legally and practically possible under UAE law in 2025.

1. “No Down Payment” vs. “Minimal Down Payment”

The distinction between “no down payment” and “minimal down payment” is essential when exploring property visa options in Dubai. Under current UAE law, while qualifying for certain property visas without a significant upfront payment is possible, practicalities depend on the type of property and financing method chosen. 

“No down payment” typically refers to promotional offers by developers, where you may not need to pay anything upfront to reserve a property. However, some minimal payments (such as booking or administrative fees) may still apply. However, the key factor for visa eligibility is the total property value, not the amount paid upfront.

2. Government Policy on Down Payments for Property Visas (2025 Update)

While financing options have become more flexible, UAE government requirements still mandate that applicants demonstrate significant financial commitment. For the Golden Visa, you must have paid at least AED 2 million toward your property investment, and for the 2-year Investor Visa, at least AED 750,000 must be paid or the equivalent amount if mortgaged. 

For Golden Visa eligibility through mortgaged properties, you must have paid at least AED 2 million toward the property value, with a bank No Objection Certificate (NOC) indicating the paid amount and remaining balance. The total property value alone is not sufficient if the paid amount is less than AED 2 million.

3. The Role of Mortgages and Installment Plans

Many buyers now leverage mortgages or long-term installment plans from developers. These allow you to secure property by paying as little as 10–20% upfront, with the rest spread over several years. 

If the paid amount meets the visa threshold (e.g., AED 750,000), you may be eligible to apply for the visa even with a mortgage in place. Documentation from your lender and property registration is required.

4. Off-Plan Property Rules

You can apply for a visa on off-plan properties, but only after specific conditions are met:

• The project must be at least 50% completed.
• The value you pay must meet the minimum investment threshold.
• The property must be registered in your name in the DLD’s Oqood system.

Also Read: Can You Work for Any Company in Dubai with an Investor Visa?

Golden Visa via Off-Plan or Mortgaged Property: Step-by-Step

If you plan to obtain a 10-year Golden Visa in Dubai through off-plan or mortgaged property, the process is more flexible in 2025 than ever. Here’s a detailed step-by-step guide to help you understand how to qualify even without paying the full property value upfront.

1. Minimum Property Value & Required Documentation

To be eligible for the Golden Visa, your total property investment must equal or exceed AED 2 million. The following documents are typically required:

• Sales Purchase Agreement (SPA): A signed contract between you and the developer or seller.

• Oqood Certificate: Proof of off-plan property registration with the Dubai Land Department (DLD).

• No Objection Certificate (NOC): From the bank (if mortgaged) or developer (for off-plan units).

• Payment receipts: To prove how much of the property value has been paid.

2. How Much Needs to Be Paid Upfront?

You are not required to pay the complete AED 2 million upfront. In most off-plan or mortgage scenarios:

• A 20% to 25% down payment is typically sufficient to initiate the visa application.
• The paid amount must meet or exceed AED 2 million in registered ownership, even if the property is not yet fully paid off.

3. Can You Combine Multiple Properties?

Yes, you can combine the value of multiple properties to meet the AED 2 million minimum, as long as the total value (across one or more properties) is at least AED 2 million and you are the sole or joint owner (with each owner’s share meeting the minimum if joint ownership). 

All properties must be in Dubai and registered in your name or jointly with others (if each co-owner meets the threshold individually).

4. Application Process

Once you meet the financial and documentation requirements, you can begin the Golden Visa application through the following channels:

• DLD Cube Portal: Online platform for property investors to submit visa requests
• Amer Center: Physical service centers across Dubai for visa-related applications

Submit the required documents:

• Passport copy
• Property documents (SPA, Oqood, title deed)
• Payment proof
• Recent photo
• NOC (if applicable)
• Pay the applicable visa fees (usually around AED 4,000–5,000) (variable fees)

5. Final Steps: Medical, Emirates ID & Approval

Once your application is reviewed and approved:

• Undergo a medical fitness test (standard requirement for UAE residency)
• Apply for Emirates ID: Biometric data and personal details are collected.
• Wait for final approval, which typically takes 2 to 4 weeks.

Key Rules and 2025 Updates from the UAE Government

The UAE government, in collaboration with the Dubai Land Department (DLD) and the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP), has introduced several significant updates in 2025 to make property-linked visas more accessible, especially for those using mortgages or investing in off-plan properties.

1. Latest DLD and Federal Guidelines (2025)

Dubai’s authorities now accept more flexible documentation and ownership structures, enabling investors to apply for residency visas even without a title deed, provided other criteria are met. Key regulatory updates include:

• Acceptance of Sales Purchase Agreements (SPA) and Oqood registration as proof of ownership.
• Recognition of in-progress payments and bank-financed property shares toward visa eligibility.
• Clear rules for combining multiple properties to meet investment thresholds.

2. Mortgage Financing: Up to 50% Allowed

Mortgage financing is now widely accepted for property visa applications. For the Golden Visa, you can finance up to 50% or more of the property value through a mortgage, and the government no longer enforces a minimum equity requirement as of 2024. 

You are eligible if you provide a bank NOC (No Objection Certificate) confirming the outstanding balance and ownership, and the total property value meets the AED 2 million threshold. 

3. Off-Plan Property: Eligibility Conditions

Off-plan properties are eligible for the Golden Visa but with certain conditions. The project must be at least 50% complete, and you must have paid at least 50% of the property value or secured a bank guarantee for the outstanding amount. 

Importantly, you do not need to wait until the property is fully paid for or completed. Once you have signed the Sale and Purchase Agreement (SPA) and made the minimum required payment (as per developer terms), you can proceed with your visa application.

4. No Need for Full Payment or Title Deed in Many Cases

You do not need to pay for the property fully or wait for the title deed to be issued before applying for the Golden Visa. The SPA (for off-plan and under-construction properties) and Oqood (the off-plan property registration certificate) are accepted as proof of ownership and eligibility for the visa application. 

This is a significant advantage for early-stage investors and those using developer payment plans.

Also Read: Do You Need to Visit Dubai Every 6 Months to Keep Your Investor Visa Valid?

Frequently Asked Questions (FAQs)

1. What is the minimum down payment for a Dubai property visa in 2025?

Typically, 20–25% of the property value must be paid upfront to qualify.

2. Can I get a Golden Visa if my property is mortgaged?

Yes, as long as your paid equity equals or exceeds AED 2 million.

3. Can I apply for the visa before the property is completed?

Yes, if the SPA is signed, the minimum payment is made, and the property is registered in Oqood.

4. Is the property value based on the purchase price or current market value?

It is based on the official purchase value registered with the Dubai Land Department.

5. Can I combine multiple properties to qualify?

Multiple properties can be combined to meet the AED 2 million threshold.

6. How long does the process take?

The visa approval process usually takes 2 to 4 weeks once all documents are submitted.

7. What happens if I default on payments after getting the visa?

The visa may be revoked if ownership or payment conditions are not maintained.

8. Can family members be sponsored under the property visa?

You can sponsor spouses, children, and domestic workers under your visa.

9. Are there any age restrictions for property ownership or visas?

No, there are no specific age restrictions, but applicants must be legally eligible to own property.

Common Pitfalls and Practical Tips

Even though obtaining a property visa in Dubai in 2025 is easier than ever, it’s crucial to carefully follow the steps to prevent common mistakes and guarantee a seamless application.

1. Beware of Misleading Agents

Some agents may falsely advertise “zero down payment” visas. The UAE government requires a minimum paid equity (typically AED 750,000 or AED 2 million) to process property-linked visas. Always verify claims and check with official sources before committing.

2. Importance of Official Documentation

To avoid delays or rejections, ensure you have all required documents, including:

• Sales Purchase Agreement (SPA)
• No Objection Certificate (NOC) from the bank or developer (if mortgaged/off-plan)
• Payment receipts and bank statements as proof of the paid amount
• Oqood registration for off-plan properties

3. Use Only Government-Authorized Channels

Always apply through official platforms such as:

• DLD Cube Portal: For property investor visa applications
• Amer Centers: For in-person visa services and document submission
• Avoid intermediaries not registered with the Dubai Land Department or ICP.

4. Understand Typical Costs

Apart from the property investment, expect the following additional costs:

• Visa fees: AED 4,000–5,000 per applicant
• Medical test & Emirates ID: AED 1,000–1,500
• Typing center or application service fees (if used)

5. When to Seek Legal or Official Advice

If you’re unsure about eligibility, documentation, or combining properties, consult with:

• A licensed real estate advisor
• A legal consultant experienced in UAE property law
• The Dubai Land Department or Amer Center directly

Final Word 

Securing a Dubai property visa in 2025 with minimal upfront payment is possible, provided you understand the process, meet the minimum investment criteria, and follow official guidelines. 

Whether you’re pursuing a 2-year Investor Visa or the 10-year Golden Visa, you can leverage mortgages, installment plans, or off-plan property options to meet eligibility without paying the full property value upfront. Always rely on official resources, stay updated on policy changes, and consider professional advice if needed.

Book your free consultation call today with the experts at JSB Incorporation to learn more about property investor visas.