Key Highlights:

• Top investment areas for Golden Visa eligibility include Downtown Dubai, Palm Jumeirah, Dubai Marina, Business Bay, Dubai Hills Estate, JVC, and emerging hubs like Dubai Creek Harbour and Dubai South.
• Invest a minimum of AED 2 million in Dubai real estate—across up to three properties or mortgaged units with sufficient equity—to qualify for the 10-year Golden Visa.
• Both ready and off-plan properties from government-approved developers in designated freehold zones are eligible, provided all valuation and documentation requirements are met.
• Golden Visa holders can sponsor their spouse, children, and parents, with the visa renewable as long as ownership and equity criteria are maintained.

The Golden Visa is more accessible than ever, especially for individuals investing in real estate valued at least AED 2 million. If the property is mortgaged, the investor must have paid at least AED 2 million in equity.

In this guide, you’ll discover the top areas in Dubai where buying property can make you eligible for the Golden Visa and provide high returns on your investment.

Golden Visa Eligibility Criteria for Property Buyers (2025)

To secure a Golden Visa in Dubai through property investment in 2025, you need to meet several key criteria and submit specific documentation. Here’s a detailed breakdown of the requirements:

Minimum Property Value and Eligible Property Types

The property (or combined properties) must be valued at least AED 2 million. This value can be met through a single property or multiple properties under your name. The property can be:

• Ready (completed) and generating income or for personal use.

• Off-plan, provided it’s from a government-approved developer and meets valuation requirements.
• Mortgaged, provided you have paid at least AED 2 million towards the property. The lender must issue a No Objection Certificate (NOC) confirming the paid amount and the outstanding balance.

Approved Freehold Zones for Foreign Ownership

As a foreign investor, you can only buy property in designated freehold zones across Dubai. Popular areas like Dubai Marina, Downtown Dubai, Palm Jumeirah, Business Bay, and Jumeirah Village Circle are all eligible. 

These zones are government-approved for foreign ownership and qualify under the Golden Visa scheme.

Joint Ownership Rules (Spouses, Partners) and Combining Multiple Properties

If you own property jointly with your spouse or another party, each applicant must have a share worth at least AED 2 million to be eligible for the Golden Visa.

You can combine up to three residential properties under your name to meet the AED 2 million threshold. All properties must be registered in your name and located in eligible freehold zones.

Mortgage Financing

If your property is mortgaged, the paid-up portion must be at least AED 2 million. You need to obtain a No Objection Certificate from your lender, confirming the amount paid and the remaining balance.

Required documentation and application process 

To apply for the Golden Visa through real estate, you’ll need:

• Title Deed: A valid title deed registered with the DLD is mandatory.
• Valuation Certificate: If the purchase price is below AED 2 million but the current market value meets the threshold, you must obtain an official property valuation certificate issued by the Dubai Land Department.
• Other Documents: Passport, personal photo, UAE ID (if any), current residence permit (if applicable), and valid health insurance.
• Application Process: The applicant must be inside the UAE to complete the Golden Visa application process. While initial document submission can be managed remotely, final steps require physical presence.

Family sponsorship and renewal conditions

One of the key benefits of the Golden Visa is the ability to sponsor your spouse, children, and parents under your residency.

The visa is valid for 10 years and is renewable, provided you still meet the property ownership and equity criteria. Regular updates and valuations may be requested during the renewal process.

Best Places to Buy Property in Dubai for Golden Visa (2025)

Choosing the correct location for your property investment in Dubai is crucial for meeting Golden Visa eligibility and maximizing long-term returns. Here’s a breakdown of the top areas you should consider in 2025:

Prime Luxury Investment Areas

• Downtown Dubai: Home to the Burj Khalifa and Dubai Mall, Downtown offers luxury high-rise apartments with excellent rental yields. It’s a central, high-demand area perfect for investors who want value stability and international appeal.
• Palm Jumeirah: This man-made island is famous for its beachfront villas and branded residences. With private beaches, five-star hotels, and exclusive amenities, Palm properties continue to show strong appreciation and lifestyle value.
• Dubai Marina: Offering modern high-rise apartments with stunning waterfront views, Dubai Marina remains a magnet for tenants and investors. The area is known for its lively environment, dining scene, and high occupancy rates.
• Business Bay: A central district with a mix of commercial and residential towers, Business Bay is ideal for professionals and investors. Its growing demand and location near downtown ensure consistent rental returns.

High-Growth and Family-Friendly Communities

These areas are perfect if you’re prioritizing space, community living, and strong growth potential:

• Dubai Hills Estate: A premium master-planned community featuring a golf course, Dubai Hills Mall, and high-end schools. It’s quickly becoming a top choice for families and long-term investors.
• Jumeirah Village Circle (JVC): Known for its affordability and family-friendly design, JVC offers villas and apartments that continue to rise in popularity. It’s also a hotspot for off-plan investment opportunities.
• Arabian Ranches: This suburban villa community offers a peaceful environment, excellent amenities, and great connectivity to schools and major roads. It is ideal for families seeking long-term residence.
• Damac Lagoons: A themed villa community offering water-inspired clusters, Damac Lagoons is experiencing strong off-plan interest. It blends resort-style living with growing infrastructure, making it a future hotspot.

Emerging and Strategic Zones

These areas are becoming more popular if you’re searching for key placements and future appreciation:

• Dubai Creek Harbour: It is set to become the next big waterfront destination. This area features high-rise apartments, parks, and upcoming landmarks. Early investors are expected to benefit from significant capital growth.
• Dubai South: Positioned near Al Maktoum International Airport and the Expo 2020 legacy site, Dubai South is rapidly evolving into a significant economic and residential hub. With affordable villas and apartments, it’s ideal for mid-range investors.

Also Read: Can You Rent Out Your Property While Holding a Golden Visa in the UAE

Off-Plan vs. Ready Properties: What Qualifies for a Golden Visa?

When considering property investment in Dubai for Golden Visa eligibility, one of the key decisions you’ll need to make is whether to invest in an off-plan or ready property. Both options can qualify, but each comes with its own set of requirements and benefits. Here’s what you should know:

Eligibility of Off-Plan Properties

• Minimum Completion Stage: For off-plan properties to qualify for the Golden Visa, at least 50% of the property value must be paid to the developer, and the developer must be approved by the Dubai Land Department.
• Approved Developers: Only off-plan units from developers authorized by the Dubai Land Department (DLD) or other competent local authorities are eligible.
• Documentation: You must provide the necessary documents, such as the sales agreement and a Statement of Agreement (SOA), and ensure the investment meets the AED 2 million threshold.

Pros and Cons: Off-Plan vs. Ready Properties

Mortgaged Properties and Golden Visa: What You Need to Know

If you’re considering financing your Dubai property purchase through a mortgage and want to qualify for the UAE Golden Visa, here’s what you need to know in 2025.

• Minimum Equity Requirement: To qualify for the Golden Visa, your paid-up (equity) share in the property must be at least AED 2 million. If you use a mortgage, the portion you have paid through a down payment or subsequent repayments must meet or exceed the AED 2 million threshold, regardless of the total property value.
• NOC Requirements: If your property is mortgaged, you must obtain a No Objection Certificate (NOC) from your lender, confirming your eligibility and mortgage status.
• Bank Approval: Only mortgages from UAE-licensed banks approved by the Dubai Land Department or relevant authorities are accepted for Golden Visa eligibility.

If your mortgage covers a property worth less than AED 2 million in paid equity, you can still qualify by combining it with other properties, such as:

• Another mortgaged property (as long as the combined equity reaches AED 2 million).
• A fully owned property that bridges the value gap.
• All properties must be located in freehold zones and be under your name (or jointly with a spouse/partner, with appropriate documentation).

Documentation and Process for Mortgaged Property Buyers

To apply for the Golden Visa with a mortgaged property, you’ll need to prepare and submit the following:

• Title deed or e-certificate in your name
• Mortgage statement from your bank
• NOC from the lender
• Proof of payments made (bank receipts, statements)
• Passport and Emirates ID (if available)
• Developer NOC (for off-plan properties)

Application Process:

• Register your property with the Dubai Land Department.
• If the purchase price is less than AED 2 million but the market value is higher, obtain a valuation certificate.
• Secure the NOC from your mortgage lender.
• Submit your application through the Dubai Land Department, GDRFA, or an approved digital platform.
• Undergo a medical fitness test and Emirates ID registration.

Step-by-Step Guide to Securing a Golden Visa Through Property Purchase

Securing a UAE Golden Visa through property investment in Dubai is straightforward. Here is a step-by-step guide to help you complete your Golden Visa application in 2025:

Step 1: Property Selection and Due Diligence

• Identify Eligible Properties: Choose a property in approved freehold zones that meets or exceeds the AED 2 million investment threshold. Consider ready and off-plan units, ensuring off-plan projects are at least 50% complete and from DLD-approved developers.
• Conduct Due Diligence: Verify developer credentials, project completion status, and market valuation. Engage a reputable real estate agent or legal advisor to review contracts and meet all legal requirements.

Step 2: Legal Documentation and Title Deed Registration

Once the property is selected:

• Finalize the property purchase and ensure all payments are made per the agreement.
• Secure the sales agreement (Oqood for off-plan), NOC from the developer or lender (if mortgaged), and any other required paperwork.
• Register with the Dubai Land Department (DLD) to obtain the title deed or e-certificate, which is essential for your Golden Visa application.

Step 3: Application Process via DLD or GDRFA

Gather all required documents, including passport, title deed, mortgage statement (if applicable), NOC, and a personal photo.

You can apply for the Golden Visa through the Dubai Land Department, the General Directorate of Residency and Foreigners Affairs (GDRFA), or approved digital platforms such as Dubai REST. You’ll need to submit:

• Title deed or Oqood.
• Passport and current visa copy.
• Proof of payment (bank records or DLD receipts).
• NOC and property valuation certificate (if mortgaged).
• Recent passport-size photo.

Complete the payment of applicable government fees for the visa, medical test, and Emirates ID.

Step 4: Medical Test, Emirates ID, and Visa Issuance

After initial approval:

• Undergo a medical fitness test at an authorized UAE medical center.
• Apply for and receive your Emirates ID, which is required for residency and identity verification.
• Once all steps are completed and approved, you will receive your 10-year Golden Visa.

Step 5: Post-Purchase Requirements

To maintain your Golden Visa status:

• Ensure you have valid health insurance coverage as required by UAE law.
• If you’re not living in Dubai full-time, consider hiring a property management company to handle maintenance and tenant relations.
• Stay updated on property valuations and DLD regulations for future renewals.

Also Read: How Much Investment is Required for a UAE Green Visa? (2025 Guide)

Common Mistakes and How to Avoid Them

Purchasing real estate in Dubai to obtain a Golden Visa can be quite profitable, but only if you steer clear of the typical mistakes that many novice investors make. The following are the main mistakes you should avoid and how to avoid them:

1. Overlooking Hidden Costs (Fees, Service Charges)

Many investors underestimate the total cost of ownership by focusing only on the purchase price. Additional expenses such as registration fees (typically around 4% of the property value), agency fees, annual service charges, and maintenance costs can significantly impact your budget and overall investment returns. 

Always factor these into your financial planning before committing to a purchase.

2. Not Verifying Developer Reputation for Off-Plan Projects

Investing in off-plan properties from unknown or unreliable developers can lead to project delays, substandard quality, or financial loss. 

Always thoroughly research the developer’s track record, previous project delivery, and economic stability before signing any contracts. Engaging with reputable developers and seeking independent legal advice can help protect your interests.

3. Misunderstanding Joint Ownership and Eligibility Rules

Some applicants mistakenly believe that joint property ownership automatically qualifies them for the Golden Visa. However, each individual seeking the visa must own a share worth at least AED 2 million.

Combining multiple properties is allowed, but the total equity for each applicant must meet the threshold. Carefully review joint ownership agreements and clarify eligibility with legal experts to avoid disqualification.

4. Ignoring Documentation Requirements

Gathering and submitting all required documents, such as the title deed, mortgage statement (if applicable), NOC from the lender or developer, and proof of payment, can delay or derail your application. 

Ensure every document is accurate and up-to-date, and double-check the latest requirements with your legal advisor or the Dubai Land Department.

FAQs

1. Can I combine multiple properties to reach AED 2 million?

Yes, you can combine up to three properties as long as their total value meets the AED 2 million minimum.

2. Are off-plan properties eligible for the Golden Visa?

Yes, off-plan properties are eligible if they are at least 50% completed and from approved developers.

3. What happens if property value increases after purchase?

The value at purchase is considered for eligibility, but market value may be used if you provide an official valuation certificate.

4. Can both spouses apply for the Golden Visa on a jointly owned property?

Only if each spouse’s share is at least AED 2 million; otherwise, only one can apply and sponsor the other.

5. What if my property is mortgaged?

Mortgaged properties are allowed, but your equity (paid-up amount) must be at least AED 2 million, and you need a lender NOC.

6. Can I sell my property after getting the Golden Visa?

Yes, you may sell your property after obtaining the Golden Visa, but you must acquire another property that meets the Golden Visa requirements to maintain your residency.

7. How long does the Golden Visa process take?

Depending on documentation and application volume, the process typically takes a few weeks to a couple of months.

8. What are the costs and fees involved?

Expect to pay a 4% property registration fee, along with visa application, medical, Emirates ID, and insurance costs. Check the Dubai Land Department and ICP websites for the most updated fee schedules.

9. Is family sponsorship included?

Yes, Golden Visa holders can sponsor spouses, children, and sometimes parents and siblings.

10. Can I apply if I am outside the UAE?

Generally, you must be inside the UAE to apply, but initial steps and document submission can often be managed remotely.

Final Word 

To maximize your Golden Visa benefits, focus on strategic property selection, prioritize approved freehold zones, verify developer credentials for off-plan projects, and ensure your investment meets the AED 2 million threshold, considering both ready and off-plan options. 

Stay updated on continuing eligibility criteria, joint ownership regulations, and documentation. By aligning your investment with Dubai’s most promising neighborhoods and taking a proactive approach to compliance, you may guarantee long-term residency and a healthy return on your real estate investment.

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