Key Highlights

• A minimum AED 2 million property valuation is required for Golden Visa eligibility in 2025.

• Both completed and off-plan properties (at least 50% finished) can qualify for the Golden Visa.

• Official valuation certificates from the Dubai Land Department or Abu Dhabi’s TAMM portal are mandatory for application.
• Investors can combine multiple properties or use mortgaged assets if their net equity meets the threshold.

Launched in 2019, the program continues to evolve under UAE government directives. The UAE Golden Visa program offers long-term residency to foreign investors, entrepreneurs, skilled professionals, and their families, usually for five or ten years. This makes it a very appealing choice for individuals looking for stability and access to the UAE’s thriving economy and top-notch facilities.  

Furthermore, real estate investors can secure a golden visa if they own property worth at least AED 2 million. They can apply for a 5-year renewable residency permit, extendable upon meeting ongoing criteria. 

Considering recent updates, eligibility can be obtained with a 50% down payment or a bank guarantee for the remaining balance, as long as the investment is not loan-financed.

Moreover, if you are the one who wants to understand property valuation for the UAE golden visa, continue reading this article. 

Importance of Accurate Property Valuation

Since eligibility depends on meeting or surpassing the AED 2 million threshold at the time of application, accurate property valuation is essential. 

Professional valuation services and current market assessments are crucial for investors looking to profit from the Dubai golden visa. The Dubai Land Department (DLD) oversees the official valuation process and requires documentation like title deeds and sales contracts to ensure compliance, transparency, and a seamless application process.

Latest Golden Visa Requirements for Property Investors  in 2025

The latest golden visa Dubai requirements for property investors in 2025 are as follows:

Minimum Investment Threshold

• To be eligible for the 10-year Golden Visa, a minimum real estate investment of AED 2 million is needed.

Eligible Property Types

• Off-plan properties must be at least 50% finished. However, completed properties are also acceptable.

• Residential properties primarily qualify, though selected commercial properties in designated investment zones may be eligible upon approval from the relevant emirate’s real estate authority. 

Ownership Structures

• Ownership can be individual or joint. 

• The minimum criteria for proportional value per investor in joint ownership must be met (for example, if an individual applies, each investor’s share must be at least AED 2 million).

• Although both spouses can apply and jointly own a property, only one spouse may be able to do so as the primary visa holder if the property’s total worth is less than AED 4 million.

Combining Multiple Properties

• If all properties are in freehold zones and the investor has separate title deeds for each property, they can aggregate the values of several properties to reach the AED 2 million threshold.

Mortgage Rules

• To obtain a mortgage from an approved bank, one does not need to have paid off 50% of the property value.

• This implies that investors who have only placed a down payment (for example, 20%) and are financing the remaining amount with a mortgage can still receive the Golden Visa.

Additional Notes on Off-Plan and Gifted Properties

• In contrast to the former regulations that required complete completion, your off-plan properties are now eligible for the Golden Visa once they reach 50% completion.

• Gifted properties may also be eligible if the ownership and investment requirements are satisfied.  However, specific paperwork would be needed.

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

Property Valuation: Definition and Its Role in Golden Visa Applications

Property valuation is the process of determining a property’s fair market worth based on variables including size, location, condition, and market trends.  It is a formal evaluation of taxation, financing, real estate transactions, and legal matters.

Role in Golden Visa Applications

• Accurate valuation is crucial for visa eligibility in the UAE, notably for the Golden Visa program, which requires properties to satisfy precise value limits (e.g., 2 million AED in Dubai or 5 million AED nationwide).  

• A certified valuation certifies whether a property’s current market worth qualifies the investor for residency, especially if the property has appreciated over time.

Who Conducts the Valuation

• Accredited Valuers: Licensed professionals evaluate properties utilizing techniques such as cost analysis, income analysis, and sales comparison.

• Dubai Land Department (DLD): Regulates valuations in Dubai and requires sales contracts, IDs, and title deeds for formal evaluations.

• Abu Dhabi Department of Municipalities and Transport: Likely oversees similar processes in Abu Dhabi.

When Valuation is Required

• Application Submission: To demonstrate eligibility using the market’s current value.

• Gifted Properties: To determine fair market value if ownership is changed without a sale.

• Significant Appreciation: A revaluation is required if your property’s value increases to meet visa requirements (such as surpassing 2 million AED after purchase).

Official Property Valuation Process in the UAE

Here is a step-by-step breakdown of the valuation process in Dubai and Abu Dhabi:

1.  Application Submission

• Dubai: To submit your request for a property assessment, use the Dubai REST app or the Dubai Land Department’s (DLD) eServices portal.

• Abu Dhabi: Use the TAMM portal, the official government website for Abu Dhabi services, to submit the request online.

2.  Required Documents

• Title deed copy.
• Passport or UAE ID (Emirates ID).
• Municipality or planning map/land plan.
• No Objection Certificate (NOC) from the developer or bank if the property is mortgaged.
• Additional documents, such as clear photos of the property and proof of income, may be required, especially in Abu Dhabi.

3.  Timeline for Valuation Certificate Issuance

• After the application and fees are paid, the valuation certificate in Abu Dhabi is usually issued in three working days.

• The processing time in Dubai typically takes a few days, depending on the completeness of the application and the payment. Once the certificate is ready, it can be obtained from the DLD portal.

4.  Instant Smart Evaluation

• Official valuation tools from the Dubai Land Department or Abu Dhabi’s TAMM platform provide government-approved market assessments. 

5.  Using the Valuation Certificate for the Golden Visa Application

• When applying for the UAE Golden Visa under the property investment requirement, the property valuation certificate is an essential document to demonstrate the ownership and value of the property.

• You must include the official value certificate from the Dubai Land Department or Abu Dhabi’s TAMM portal with your visa application to prove they satisfy the minimum investment threshold.

• The certificate ensures compliance with Golden Visa property investment requirements by confirming the current market value and mortgage status.

Key Considerations and Common Scenarios

1. Properties Purchased Below AED 2 Million but Now Appreciated Above Threshold

• If a property’s market worth has increased to AED 2 million or more since it was first purchased for less than AED 2 million, it may be eligible for the Golden Visa.
• An official valuation certificate from an authorized organization (such as the Dubai Land Department) is needed to verify the current market value for eligibility.
• Even if the purchase price was below the threshold, this revaluation enables owners to use property appreciation to apply for the Golden Visa.

2. Mortgaged Properties: Calculation of Net Equity for Eligibility

• Properties valued at AED 2 million or more are eligible for mortgages, but the investor’s net equity must also reach that amount.
• For instance, if a property is valued at AED 5 million, the investor’s capital will be at least AED 2 million because the outstanding mortgage principal cannot be more than AED 3 million.
• A bank’s No Objection Certificate (NOC) is usually needed to verify mortgage data and visa compliance.

3. Gifted Properties: Valuation and Documentation Requirements

• The developer must provide a No Objection Certificate (NOC) and an official property value to gift a property to a first-degree relative (spouse, children, or parents).
• Gifted properties require a registration fee of 0.125% of the value, as stipulated in Dubai Decree No. 26 of 2023. 
• If the property is worth at least AED 2 million, the new owner can apply for the Golden Visa using the official valuation certificate.

4. Off-Plan Properties: Eligibility Conditions

• Off-plan properties require a handover certificate confirming 50% completion, as issued by the developer and verified by the emirate’s construction authority. 
• Regardless of the financing arrangement or mode of payment, the property’s current market value must equal or surpass AED 2 million.
• Off-plan properties are now more accessible for Golden Visa eligibility since the minimum down payment limitations were eliminated.

5. Multiple/Joint Ownership: Minimum Share and Documentation

• If all properties are registered in the applicant’s name, they can be combined to reach the AED 2 million threshold.
• To prove individual eligibility in joint ownership situations, the minimum stake for each owner should be clearly defined.
•  To prove combined ownership value, suitable proof is required, such as title deeds and valuation certificates for each property.

Also Read: What is the UAE Golden Visa? A Comprehensive Guide for Real Estate Investors

Emirates-Specific Rules and Designated Areas

1. Dubai

• Ownership Rights: Freehold in designated zones (e.g., Downtown Dubai, Business Bay)

2. Abu Dhabi

• Ownership Rights: Freehold in investment areas (Yas Island, Saadiyat Island)

3. Sharjah

• Ownership Rights: No freehold; 100-year usufruct rights in designated zones

4. Other Emirates

• Ras Al Khaimah/Ajman: Freehold available in select developments (check emirate-specific authorities)
• Fujairah: Limited foreign ownership; consult local regulations

Freehold vs. leasehold vs. usufruct rights and their impact on Golden Visa eligibility

1. Freehold Property

All freehold properties are eligible. The 10-year Golden Visa is available to investors who buy freehold property for AED 2 million or more, subject to requirements including completion status, property value, and unencumbered value if under the mortgage.

2. Leasehold Property

Generally speaking, leasehold properties are not eligible for Golden Visas unless they are long-term and have been authorized by the appropriate authorities for investment-based visas. This is less common and less simple than freehold, however.

3. Usufruct

• AED 2 million in property value qualifies you for a 10-year Golden Visa in Abu Dhabi, where usufruct rights are recognized.
• Eligibility is less common in Dubai and needs to be verified individually.

List of designated freehold/investment areas for foreign ownership

• Dubai: Downtown Dubai, Palm Jumeirah, DIFC, Dubai Marina
• Abu Dhabi: Yas Island, Saadiyat Island, Al Reem Island
• Sharjah: No freehold zones; usufruct in Al Khan, Al Majaz
• Ajman: Ajman Marina, Emirates City (freehold available)

Practical Tips for Investors

1.  Use Official Portals for Property Valuation and Initiation

To find out the current market value of your property, use the Dubai REST app and other official sources. These websites help determine whether your property satisfies the AED 2 million minimum requirements for the Golden Visa.

You also need to obtain an official property valuation report from a valuation firm approved by the Dubai Land Department (DLD). When applying for a visa and for procedures like transferring property among family members, this report is crucial for demonstrating the value of your investment.

2. Work with Licensed Brokers and Legal Advisors

Consult with authorized lawyers and real estate brokers focusing on Golden Visa applications. They can help you with property selection, appraisal, documentation, and DLD compliance to ensure a seamless and effective application procedure.

Legal counsel assists you with preparing and verifying all required documentation, such as title deeds, valuation certificates, and, in the case of mortgages, No Objection Certificates (NOCs) from banks or developers.

3. Ensure Properties are in Approved Freehold Zones

Verify that your property is in an authorized freehold neighborhood in Dubai or another emirate. Only properties in these locations are eligible for Golden Visa’s full ownership rights.

Confirming the location and ownership status upfront is crucial because properties in non-freehold areas or outside these zones might not qualify.

4. Keep Documentation Up-to-Date for Renewals and Transactions

To make your renewals and future purchases easier, keep all property-related documentation up to date and valid, such as title deeds, valuation certificates, purchase contracts, and residency licenses.

If your property’s market value increases, you should update your valuation regularly. This may affect your eligibility or ability to sponsor family members under the Golden Visa program.

After all, verify the validity of your passports and Emirates IDs and their consistency with property ownership records.

Also Read: Eligibility Criteria for Securing a Golden Visa Through Real Estate Investment in Dubai

Application Process for Golden Visa Using Property Valuation

1.  Property Valuation

If the property is located in Dubai, get an official property valuation certificate from the Dubai Land Department (DLD) or a government-approved valuer.  

This certificate must attest that the property’s value is at least AED 2 million, the minimum required to be eligible for a Golden Visa.

You can check current market values through portals to determine if your property qualifies based on appreciation.

Send in the necessary paperwork for the evaluation, including the sale agreement, title deed, property tax receipt, utility bill, and ownership documentation.

2.  Document Preparation

• A valuation certificate must confirm the property value.
• Title deed or deeds proving ownership in your name that corresponds to your passport.
• Proof of ownership and purchase agreement.
•  A mortgage statement or, if the property was acquired with a loan, a No Objection Certificate (NOC) from the bank or developer.
• Copies of passports, marriage licenses (if any), and other official documents (if necessary, translated and attested)

3.  Government Fees and Timelines

• Usually issued for five years, the Golden Visa for real estate investors is renewed under the same terms.
• Administrative fees for processing visas and resident permits apply and differ by emirate.
• The approval process may take three to twelve months, depending on the emirate and the thoroughness of the documentation.
• Following initial approval, a biometrics appointment is necessary before issuing the residency card.

4.  Renewal and Revocation Policies

• Renewal requires submitting updated property valuation certificates and proof of maintained ownership, as per the Federal Authority for Identity and Citizenship (ICP). 
• The Golden Visa could be canceled or not renewed if the property is sold or loses value below AED 2 million.
• Renewability eligibility depends on maintaining ownership without mortgage defaults and updating all payments and NOCs.

FAQs

• Can I use the mortgaged property for the Golden Visa?

Yes, you can use a mortgaged property if you meet the minimum equity requirement set by the authorities.

• What if my property value drops below AED 2 million after approval?

A post-approval drop in property value typically does not affect your Golden Visa status.

• How do I combine multiple properties for eligibility?

You can combine multiple properties if their total value meets or exceeds AED 2 million and they are all under your name.

• Is the commercial property eligible?

Only residential properties are considered eligible for the property-based Golden Visa. But in certain cases, commercial properties may also qualify for the same. Consult a consultant to learn more. 

• What happens if I sell the property for 2 years?

Golden Visa holders must maintain property ownership throughout the visa validity period. Early sale may result in revocation, subject to ICP review. 

Final Word

In conclusion, accurate and official property valuation plays a critical role in securing the Golden Visa in the UAE, ensuring that investment thresholds are met in line with government requirements. Recent regulatory updates have made the process more accessible and transparent, giving investors greater opportunities to benefit from long-term residency. 

To maximize the chances of your successful application, it is strongly recommended that you seek professional guidance and leverage the latest rules to your advantage. 

By doing so, you can confidently navigate the process and unlock the full potential of the UAE’s dynamic and investor-friendly environment.Book your free consultation call today with the experts of JSB Incorporation to learn more about securing your golden visa.