Your Investment, Your Residency
For many investors in Dubai, buying one high-value property isn’t always the route taken. Instead, portfolios are often spread across several mid-tier apartments or villas. The good news? You don’t need one single AED 2 million property to qualify for the Dubai Golden Visa—you can combine multiple assets.
This article breaks down the eligibility rules, process, expert insights, FAQs, and pitfalls for multiple property owners seeking the Golden Visa in 2025.
Why It Matters: Stability Meets Flexibility
Pain point: Investors often wonder if smaller, individual properties disqualify them. The answer is no—you can aggregate values to reach AED 2 million.
Key Benefits of the Golden Visa (Property Category):
- 10-year renewable residency
- Self-sponsorship (no employer required)
- Ability to sponsor spouse, children of any age, parents, and domestic staff
- Freedom to stay outside the UAE without losing visa validity
- Access to UAE’s banking, investment, and tax advantages
Eligibility for Multiple Property Owners
Can You Combine Multiple Properties?
Yes. As of 2025, combining properties is officially allowed if:
- Combined market valuation meets AED 2 million or more.
- All properties are registered in your name (solely or jointly, with clear shares).
- Properties are documented through valid title deeds.
What Types of Properties Count?
Completed properties: Ready units with title deeds.
Off-plan properties: Yes, off-plan properties are eligible for the UAE Golden Visa if the total property value is at least AED 2 million. Previously, buyers had to pay AED 1 million or 50% of the property upfront. But in 2024, rules were updated. Now, you only need to make the minimum down payment required by the developer—usually 20% of the property value—along with a signed Sales and Purchase Agreement (SPA) to apply.
Mortgaged properties: Yes, you can qualify for the UAE Golden Visa with a mortgaged property, as long as the property’s total value is at least AED 2 million. The financed portion does not affect eligibility. You’ll just need a letter from the bank or developer confirming the property value to support your application.
Jurisdiction Note
- Dubai Land Department (DLD) applications: Only Dubai properties.
- Federal (ICP/GDRFA) applications: May allow combining across emirates (Dubai, Abu Dhabi, Sharjah, etc.), but confirmation is advised.
Step-by-Step Process
- Collect Property Deeds – Title deeds of each unit under your name.
- Obtain Valuation Reports – DLD-certified valuations reflecting current market prices.
- Bank Documentation – If mortgaged, a letter showing property value and NOC.
- Personal Documents – Passport (6+ months validity), Emirates ID (if applicable), photos.
- Submit Application – Through DLD portal (Dubai) or ICP/GDRFA (federal).
- Medical & Biometric Checks – Standard residency requirement.
- Receive Approval – Processing time: 2–6 weeks.
Expert Insights & Legal Nuances
Valuation vs. Purchase Price
When reviewing your application, authorities don’t just look at the price you originally paid for the property. Instead, they consider the current market value as assessed by the Dubai Land Department (DLD).
This means that even if you purchased your property years ago at a lower cost, the present-day valuation is what counts toward your Golden Visa eligibility. In some cases, this can work in your favor if property prices have appreciated.
Name Accuracy on Documents
It may sound minor, but spelling and formatting of names can create real delays. The name on your title deed must match your passport exactly. Even a small difference—such as “Mohammed” versus “Muhammad”—can cause issues during processing.
Always double-check your documents before submission to avoid unnecessary back-and-forth.
No Limit on Number of Properties
There’s no restriction on how many properties you can combine to meet the AED 2 million threshold. Whether you own two mid-range apartments or several smaller units, what matters is the total combined market value.
This flexibility is especially useful for investors who prefer to diversify across different locations and property types rather than put all their funds into a single high-value asset.
Frequently Asked Questions
Q1: Can I use two properties worth AED 1.1M each?
Yes, if both are in your name and combined market value is ≥ AED 2M.
Q2: Do off-plan apartments qualify?
Yes. Off-plan properties are eligible if the total value is at least AED 2 million, and you’ve made the minimum down payment (usually 20%) with a signed SPA.
Q3: Can properties in different emirates be combined?
Yes, but only through federal applications (ICP). Dubai-only applications require DLD assets.
Q4: What happens if I sell one property later?
If your holdings drop below AED 2M, your visa may be at risk unless reinvested.
Q5: How long is the Golden Visa valid?
10 years, renewable indefinitely as long as eligibility remains.
Summary at a Glance
| Criteria | Requirement |
| Minimum value | AED 2 million (combined) |
| Eligible properties | Ready, off-plan (≥ AED 2M with 20% down & SPA), mortgaged (≥ AED 2M total value with bank/developer letter) |
| Documents | Title deeds, DLD valuation, bank letters, passport, Emirates ID |
| Application authority | DLD (Dubai only) / ICP or GDRFA (federal) |
| Visa benefits | 10-year residency, family sponsorship, flexible travel |
Call to Action
If you own multiple properties in Dubai and want to know whether your portfolio qualifies for the Golden Visa, the process can feel overwhelming. At Golden Visa UAE, we’ve helped over 2,500+ investors secure their long-term residency—often by combining properties to meet requirements.
Get in touch with us today for a personalized assessment of your portfolio and a smooth path to your 10-year residency.
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