This isn’t a small detail — it shapes how investors plan cash flows, select assets, and structure portfolios. And because incorrect information has circulated widely, the goal here is to provide a clear, accurate, 2025-relevant explanation aligned with official guidance.
The short answer?
Yes. Investors can qualify for the UAE Golden Visa when purchasing property through installments or a mortgage — provided the total property value is at least AED 2 million and the required ownership documents are in place.
But there are key nuances that matter.
This guide breaks down the rules, the documentation, the benefits, the pitfalls, and the strategic realities for serious investors considering installment-based acquisition for the 10-year residency.
What the Golden Visa Property Route Requires
Under the property investment category, the UAE grants a 10-year renewable residency to anyone who owns real estate worth AED 2 million or more, as confirmed by the Dubai Land Department (DLD).
Mortgaged properties
- The AED 2M value can come from one property or multiple units.
- It applies to ready and off-plan properties in approved freehold areas.
- The property must be registered in the investor’s name.
- Property can be financed, mortgaged, or purchased via a developer installment plan.
This last point is where the most confusion exists — and where major changes since 2024 have opened the door for far more flexibility.
Can You Pay in Installments for Golden Visa Property Investment?
(Yes — and the rules are more flexible than before)
Earlier Golden Visa processing often required additional confirmations for mortgaged properties, including bank NOCs in some cases. Under updated rules, these are no longer mandatory, with authorities focusing instead on the property’s registered value and ownership.
The UAE now looks at the property’s total value, not how much you’ve paid so far.
Meaning:
- Mortgage-backed properties qualify
- Developer installment plans qualify
- Off-plan payment plans qualify
- Long-term installment structures qualify, as long as the investment meets the AED 2M valuation criteria
This policy shift was designed to attract global investors who prefer leveraged acquisition, diversified liquidity, and long-term wealth structuring instead of full upfront cash commitments.
How Installment-Based Purchases Work for Golden Visa Eligibility
Even if you haven’t paid the full amount, your eligibility depends on proving ownership — not full payment.
You’ll need the following:
1. Title Deed (for ready property)
Issued after transfer at DLD. If the property is mortgaged, the deed still shows your ownership, subject to bank financing.
2. Bank NOC (for mortgage purchases)
Under updated Golden Visa rules, a bank No Objection Certificate (NOC) is no longer mandatory for mortgaged properties. Authorities now rely on the property’s registered ownership and valuation as reflected in DLD records.
A bank NOC may still be requested in exceptional or legacy cases, but it is no longer a standard requirement.
3. Oqood / SPA (for off-plan)
For off-plan units, DLD accepts:
- The Sales Purchase Agreement (SPA)
- The Oqood registration (proof of official registration of the off-plan unit)
4. Payment Statement / Ledger (when on installment plan)
Developers provide a payment statement showing:
- Total property value
- Installments paid
- Future payment schedule
While you don’t need to pay all installments before applying, your contract and registration must show the full AED 2M value.
Why the UAE Allows Installment-Based Golden Visa Investments
Based on trends reported, installment accessibility supports three strategic goals:
1. Attracting Global Long-Term Investors
It aligns with how modern HNWIs structure international real estate portfolios — using financing to enhance returns.
2. Boosting Off-Plan Development
Developers in Dubai and Abu Dhabi offer sophisticated 3–7 year payment plans. Making these Golden-Visa-eligible increases market participation.
3. Enhancing Market Stability
By linking residency to asset ownership (not cash paid), the UAE ensures sustained investment interest without liquidity constraints.
This policy also supports the UAE’s long-term vision of attracting globally mobile investors seeking future residence security, asset protection, and portfolio diversification.
What Has NOT Changed (The Non-Negotiable Criteria)
Despite flexible payment rules, the following remain firm:
1. Property value must be AED 2M+
This is absolute. Even if you bought multiple units under AED 2M each, combined value must reach the threshold.
2. Property must be legally registered
No eligibility without DLD-linked registration (Title Deed or Oqood).
3. Applicant must be the legal owner
If jointly owned:
- Each owner’s share must equal AED 2M
(unless applying under spouse category).
4. Investor must be present in UAE at time of application
This is part of the DLD verification process.
Thinking about selling or transferring your property later?
I’ve explained the full Golden Visa property transfer and resale rules here:
Golden Visa Property Transfer Process for Foreign Investors — helpful if you’re planning to restructure your portfolio after securing residency
Strategic Advantages of Using Installments to Secure the Golden Visa
This is where the Golden Visa becomes particularly attractive for wealth-savvy investors.
1. Capital Efficiency
You retain liquidity for:
- global investments
- business operations
- equity markets
- alternative asset classes
2. Higher ROI Potential
Leverage amplifies real estate returns.
Dubai’s off-plan market in particular has outperformed many mature Western markets in the last three years. You can link internally to your own investment performance insights here.
3. Access to Prime Projects
Many luxury projects from leading developers offer:
- 2–3 year post-handover payment plans
- 50/50 structured handover
- Zero-interest installments
Meaning investors can access prime waterfront or branded residence projects without full capital upfront.
4. Long-Term Residency Stability
Installment-based investors receive the same 10-year Golden Visa benefits as cash buyers — including family sponsorship, flexible travel, and business privileges.
Common Misconceptions You Should Ignore in 2025
“You must pay 50% upfront.”
Outdated. No longer required by DLD.
“Off-plan properties don’t qualify.”
They do — as long as they are registered with Oqood and meet the AED 2M requirement.
“Mortgaged properties cannot be used for Golden Visa.”
Mortgage-backed acquisitions are accepted for Golden Visa eligibility. A bank NOC is no longer mandatory under the updated rules.
“You need to clear the loan before applying.”
You don’t. Your deed (or Oqood) and NOC are sufficient.
Frequently Asked Questions
Can I apply for the Golden Visa before completing all installments?
Yes. As long as the registered value is AED 2M and documents are ready.
What if my mortgage reduces my equity below AED 2M?
Your eligibility is based on property value, not the amount you’ve paid.
Do multiple properties count?
Yes. You can combine multiple units registered in your name.
Does the developer matter?
Yes. Only DLD-registered developers, projects, and Oqood registrations are accepted.
Conclusion — Installments Are Now a Powerful, Fully Approved Route to the Golden Visa
Installment-based acquisition has become one of the most investor-friendly pathways to UAE long-term residency. With DLD accepting both mortgaged and off-plan installment properties, investors can secure a 10-year Golden Visa without full upfront capital — while maintaining liquidity and enhancing investment strategy.
For global investors seeking stability, tax efficiency, and a foothold in one of the world’s most dynamic real estate markets, this is one of the most compelling residency-linked property structures available anywhere in 2025.
Need a tailored Golden Visa property strategy?
If you’d like, GoldenVisaUAE can create a custom, installment-friendly investment plan based on your budget, preferred asset type, and residency timeline — structured specifically for Golden Visa approval.
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