Absolutely—yes, you can get a mortgage and still qualify for the Dubai Property Golden Visa.
If your paid-up share in the property is at least AED 2 million—even if the rest is financed through a UAE-approved bank—you’re eligible to apply. Sounds simple? It mostly is, but there are a few key details and conditions you’ll want to get right. In this guide, I’ll break it all down in plain English, so you know exactly how to make your mortgage work for your visa. Let’s dive in.
Quick Recap: What’s the Dubai Golden Visa, Anyway?
The UAE Golden Visa is a long-term residency visa—valid for 10 years—that gives foreigners the right to live, work, and invest in the UAE without needing a local sponsor.
There are multiple ways to get one, but one of the most popular (and relatively accessible) is via property investment. And this is where things get interesting.
Here’s What the Rules Say (As of 2025):
To qualify for the Property Golden Visa, your investment must meet one of these criteria:
- The property value must be AED 2 million or more (around USD 545,000).
- It can be off-plan, completed, residential, or commercial—so long as it’s not on disputed land.
- You can buy it with a mortgage, but only under specific conditions.
That last point? It’s the one that trips up most people.
Can You Use a Mortgage to Qualify for the Golden Visa?
Yes. But not just any mortgage.
Here’s the rule of thumb:
If your down payment (or paid-up amount) is AED 2 million or more, and the mortgage is from a UAE-approved bank, you’re eligible to apply.
Let’s put that into context.
Say you buy a property worth AED 3.5 million. You take a mortgage for AED 1.5 million and pay AED 2 million from your own pocket. You’re good to go.
But if you only paid AED 1.2 million and financed the rest? Sorry, that doesn’t cut it for visa purposes.
Why Is the Paid-Up Amount So Important?
Because the UAE government wants to see commitment and solvency. The logic is: if you’ve personally invested a decent chunk into Dubai’s real estate market, you’re a valuable long-term resident.
It’s also a way to filter out risky buyers or speculative investors who might default.
So even if the property value is AED 10 million, if your actual equity in it is less than AED 2 million, you’ll need to wait before applying—or top up your investment.
What Types of Properties Are Eligible?
Not all properties qualify—mortgaged or not.
You need to invest in:
- Freehold properties (owned outright, not leasehold)
- Properties from approved developers in designated zones
- Units that are ready to move in or off-plan from trusted developers like Emaar, Sobha, Nakheel, etc.
Some clients ask, “Can I buy land?” Technically, yes. But only in certain zones—and land usually isn’t the fastest route if your main goal is the visa.
Which Banks Offer Mortgages That Work for Golden Visa?
Here’s where you need to be smart.
Not every bank will structure a loan in a way that helps you meet visa rules. Some of the more flexible, expat-friendly lenders in 2025 include:
- Emirates NBD
- Mashreq Bank
- Abu Dhabi Commercial Bank (ADCB)
- HSBC UAE
- RAKBANK
The trick is to negotiate a structure where you’re paying at least AED 2 million upfront—whether that’s through your down payment or lump-sum repayments.
At Golden Visa UAE, we’ve worked with mortgage consultants who specialize in visa-aligned financing. If you need an intro, just ask.
What Documents Do You Need to Apply?
If your mortgage meets the threshold, here’s what you’ll need:
- Title deed showing your name and property value
- Proof of payment (receipts, bank transfers)
- Mortgage statement from your lender
- Passport copy
- Emirates ID (if available)
- Developer NOC (No Objection Certificate)
Bonus tip: Make sure your bank and developer are on good terms. Some delays happen simply because of internal red tape.
Golden Visa Benefits That Make It Worth the Effort
Let’s pause for a second. Why go through all this?
Because the Golden Visa isn’t just a sticker in your passport. It’s a game-changer:
- Live in Dubai for 10 years without a sponsor.
- Sponsor your family, including spouse, kids, even parents.
- Travel freely in and out of the UAE without visa runs.
- Access banking, credit, and investment privileges.
- Build a real home base in one of the world’s fastest-growing hubs.
And you’re not locked in. If you sell your property or upgrade later, you can transfer your visa eligibility.
At Golden Visa UAE, This Is What We Do
Look, I know the property market can feel overwhelming—especially if you’re trying to sort this out from another country. That’s exactly why we built Golden Visa UAE.
We know the latest rules, the tricky exceptions, and the shortcuts you won’t find on Google.
Thinking about applying with a mortgage? We’ll help you evaluate your options, calculate your paid-up amount, and get you pre-qualified before you commit to anything.
FAQs: Mortgages & the Property Golden Visa
Q: Can I buy property with a co-owner and still get a Golden Visa?
Yes, but your share must meet the AED 2 million threshold individually.
Q: What if I bought the property years ago but only paid off part of the mortgage?
As long as your current equity in the property is AED 2 million or more, you’re eligible.
Q: Do I have to stay in Dubai to maintain the Golden Visa?
No. The Golden Visa doesn’t require you to live in the UAE full-time.
Q: Can I rent out the property?
Yes! In fact, many investors rent out their unit and let it cover the mortgage. Read more from our team on it here.
Final Thoughts
If you’ve been dreaming of Dubai but weren’t sure you could afford the property investment upfront, mortgages open the door wider than ever. Just remember:
- The AED 2 million paid-up rule is the magic number.
- Work with UAE-based banks and approved developers.
- And get guidance from someone who knows the system.
That’s where we come in.
At Golden Visa UAE, we don’t just help you apply—we help you succeed. Want to chat with a consultant or get pre-qualified for a mortgage that fits the visa criteria?
Get in touch with us today and let’s make it happen.
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