The Golden Visa remains one of the UAE’s most powerful draws for long-term investors — offering a decade of residency, business flexibility, and family security. But amid the buzz, a persistent question comes up:
Can you get a Golden Visa by buying land in Dubai?
There’s a lot of misunderstanding out there, especially about bare plots. In my experience at Golden Visa UAE, we’ve seen many investors assume that any land purchase qualifies — which is not quite right. Here’s a breakdown of the 2025-current official rules, key risks, and what you really need to know.
The short answer is: not automatically.
According to the Dubai Land Department’s Golden Visa application rules, to be eligible for the 10-year “Investor” Golden Visa, you must own property (one or more) whose purchase value is at least AED 2,000,000.
If the property is mortgaged, you must provide a bank no-objection letter that states how much has been paid and what remains.
In other words: land alone doesn’t count — unless that land is tied to a property whose title deed (or valuation) meets the AED 2 million threshold.
Why Raw Land Alone Often Doesn’t Qualify
Here are the main reasons:
- The Golden Visa’s investor category is built around real estate ownership, not just raw plots.
- Title deeds (or e-certificates of title) are required, which typically reflect developed real estate rather than empty land.
- The DLD explicitly requires the “purchase value” to be AED 2 million or more — and if the property is mortgaged, a proof from the bank showing how much has been paid must be submitted.
- The investor must also be inside the UAE at the time of application.
So, if you’re buying just a plot of land (without any structure), it’s unlikely to satisfy the DLD’s Golden Visa investor requirements.
How Land Can Qualify: Build a Villa or Structure
There’s a real scenario where land can lead to Golden Visa eligibility — when it’s developed into a qualifying property. Here’s how it works in practice:
Purchase Freehold Land
You start by buying a plot in a freehold area. Only freehold land is recognized for investor visa purposes.
Construct a Building (e.g., a villa)
Once you build on the land, the property becomes an actual asset with a recorded market value.
Property Valuation Hits AED 2 Million+
The combined value of the land and building must meet the AED 2 million minimum required for the investor Golden Visa. This threshold applies whether the property is fully paid or partially mortgaged, as long as you provide a bank letter showing the paid amount and remaining balance.
Apply for Investor Golden Visa
Submit your title deed (or equivalent), valuation report, and bank NOC if applicable.
Applying Before Completion
You can also apply before construction is fully complete for off-plan or under-construction properties. To qualify, you need a registered interim entry (Oqood or equivalent) and have paid at least AED 2 million toward the property. DLD will review the application based on project progress, payment status, and documentation, so approval is discretionary until all criteria are satisfied.
Joint Ownership: What if You’re Investing with Partners?
Joint ownership does not automatically change the rules: each applicant typically needs to ensure that the combined ownership value on the title deed is AED 2 million or more.
If you’re planning to co-invest (for example, building a villa on joint-owned land), you’ll need to carefully structure ownership so that the visa application meets DLD’s requirement. To navigate this, you can refer to our internal guide on joint property ownership for Golden Visa applicants.
Off-Plan Land + Property: What You Need to Know
Off-plan purchases are common in Dubai. But for Golden Visa purposes, just having a signed SPA (sales and purchase agreement) isn’t enough. DLD requires:
- A title deed / Oqood (or other certification of ownership)
- Proof that total purchase value is AED 2 million or more
- If the property is mortgaged, a bank NOC detailing amounts paid and remaining balance
Until the property is recognized as “real property” (with title deed or Oqood), it may not count towards the Golden Visa requirement.
Key Risks & Real-World Considerations
- Valuation Risk: The amount on your purchase contract may not align with the valuation later — you need clear and accurate valuation.
- Construction Risk: If you’re building, delays or lower-than-expected valuation can affect eligibility.
- Mortgage Documentation: A proper bank no-objection letter is essential — without it, the Golden Visa application can be rejected.
- Exit Strategy: If you sell the property later, the visa could be at risk unless you reinvest or meet certain conditions.
- Due Diligence: Always verify that your land is freehold. Leasehold or restricted land usually doesn’t qualify the same way.
FAQ’s
Q: Can I apply for Golden Visa with empty land?
A: No — unless you build a property on it and the property (land + building) has a purchase value of at least AED 2 million with a proper title deed.
Q: Does mortgage ruin my eligibility?
A: Not necessarily. Mortgaged property is allowed, but you need a bank letter showing how much you’ve paid and how much remains.
Q: Can multiple small properties (or plots) combine to reach the AED 2 million threshold?
A: Yes — “one or more properties” is allowed per DLD’s Golden Visa investor rule, as long as total purchase value is AED 2 million or more.
Q: Do I need to be in the UAE when applying for the Golden Visa?
A: Yes — as per the DLD’s Golden Visa investor application service, the applicant must be physically in the UAE.
Final Take: Land Alone Isn’t Enough — But It Can Be the Foundation
If you’re thinking of buying land in Dubai solely to get a Golden Visa, be very careful: bare land by itself usually doesn’t satisfy the visa criteria. Your smart move is to plan for a real property development:
- Buy freehold land in a permitted area
- Plan for construction
- Make sure the final valuation is AED 2 million or more
- Get all documentation (title deed, bank NOC) in place
That way, when the property is completed, you can qualify for the 10-year Golden Visa via the official real estate investor program.
At Golden Visa UAE, we specialize in guiding investors through exactly this kind of path—land acquisition, construction planning, and visa application. If you’re serious about building not just a home, but a Golden Visa–qualified asset, let’s talk. Book a consultation today and we’ll make sure your project aligns with all DLD requirements.
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