Ever wonder if that headline asking you to just “buy AED 2 million of property and you’re in” is really the whole story? It isn’t. The Golden Visa is straightforward—but the financial picture goes beyond the purchase price. Let’s talk. Relax, this is actually accessible.
The 2025 Golden Visa Reality Check
Here’s the deal: to qualify for a 10-year renewable Golden Visa via real estate, you must hold property (or combination of properties) worth AED 2 million or more in eligible freehold zones in the UAE.
- That includes ready and off‑plan units—but only if they meet certain payment and completion thresholds.
- The rule that once required you to have 50% paid—or AED 1 million equity—is now gone. Starting in 2025, you only need a 20% down payment (or AED 400,000 for a AED 2M property) and can finance the rest with an approved UAE mortgage.
- But here’s key: you must show you personally have equity of AED 2 million—so if you’re financing, your total paid portion across properties must be AED 2M.
In short, the UAE no longer insists on upfront million-dirham equity. It lets you leverage finance, as long as your personal investment hits AED 2M.
Combining Multiple Properties—Allowed
You can mix and match multiple properties to reach that AED 2M threshold:
- Just make sure all are in your name (or held jointly with spouse, as permitted).
- Off‑plan units must be at least 50% complete and have Oqood issued.
- Properties need current valuation reports—and each must contribute toward your total equity.
So if you have two apartments worth AED 1.2M each, with AED 600K paid into one and AED 1.4M into the other, you’re good—if valuation and documentation checks out.
Show Me the Numbers: Real Costs Breakdown
Here’s exactly what you’ll pay beyond the property price.
1. Property & DLD Fees
- Property purchase value: AED 2M (minimum)
- Dubai Land Department (DLD) transfer fee: 4% i.e., AED 80,000
- Title deed issuance and admin: approximately AED 580–1,050
- Total to register ownership: ~AED 80,600+
2. Golden Visa Application Costs (per person)
| Item | Fee (AED) |
| Entry/Visa Application | 2,800 – 3,000 |
| Emirates ID (10 years) | ~1,150 |
| Medical Test | ~700 |
| Service & Typing Charges | 300 – 500 |
| Approx. Total | 5,000–6,000 |
3. Mortgage-Related Costs (if applicable)
- Bank NOC for mortgage eligibility: AED 300–500
- Mortgage processing and valuation: 0.5–1% of loan
- Translation and attestation of foreign docs: AED 500–1,500
4. Optional Services
- Legal or visa support package: AED 3,000–6,000
- Annual property service charge: AED 10–30 per sq.ft
- Property management (if rented out): ~AED 5,000–15,000/year
Mortgage Example Explainer
Say you find a AED 3M apartment:
- You pay AED 600K (20%), borrow AED 2.4M.
- That doesn’t qualify—unless you’ve somewhere else paid AED 1.4M additional equity.
- But if you pay AED 2M cash, borrow AED 1M—eligibility is met. Bank letters and valuation must confirm.
Why These Mortgage Rules Matter
- It opens the door to the Golden Visa even if you don’t have AED 2M lying around—but can borrow smartly.
- It’s a relief especially for expats and international investors relying on financing.
- Banking documents must show your equity, outstanding loan, and title deed.
Final Cost Snapshot (Single Applicant, No Mortgage)
- Property value: AED 2M
- DLD and registration: AED 80,600
- Visa processing: ~5,500
- Additional paperwork/language costs: ~1,000
- Total upfront: ~AED 2,087,100
If Mortgage Financed (20% Down = AED 400K)
- You still must have AED 2M personal equity.
- Mortgage costs add ~1% of loan value.
- Visa and other fees remain unchanged.
FAQs About the Dubai Property Visa
1. Can I buy property jointly and still apply for the Golden Visa in Dubai?
Yes, joint property ownership is allowed. However, to qualify for the 10-year Golden Visa, at least one person on the title deed must have an individual investment of AED 2 million or more. The ownership split must be clearly mentioned on the title deed.
2. Is off-plan property eligible for a Golden Visa in the UAE?
Yes, but only under certain conditions. The off-plan project must be at least 50% complete, and you must have already paid AED 2 million, including the down payment, DLD fees, and any developer-related charges. The property must also be from an approved developer.
3. Do I have to live in Dubai full-time to maintain my Golden Visa?
No, there is no mandatory minimum stay requirement to keep your residency. However, you must enter the UAE at least once every 180 days to maintain your visa status. This makes it ideal for frequent travelers or those managing businesses abroad.
4. What happens to my Golden Visa if I sell the property during the 10-year period?
Selling the property could result in visa cancellation, unless you reinvest in another qualifying property worth at least AED 2 million. It’s recommended to seek professional advice before selling your asset, especially if the visa is still active.
5. How long does it take to get the Dubai Property Golden Visa approved?
The process usually takes 3 to 6 weeks, depending on whether you apply before or after the title deed is issued. Submitting your application after receiving the title deed tends to speed things up.
Why It Still Makes Sense
Unpack the benefits:
- 10 years of renewable residency
- Ability to sponsor family (spouse, kids, parents)
- Access to UAE health, education, banking, and lifestyle
- No need for local sponsor
- Tax‑efficient structure—no personal income, capital gains, or inheritance tax
- Long-term investment in high-growth real estate market
And with Dubai seeing double-digit property growth in 2024, buying in 2025 offers promising upside.
Parting Thoughts: Smart, Not Hasty
There’s no denying the Golden Visa is tempting—and the 2025 mortgage tweaks make it feel within reach for many. But smart investors take their time:
- Confirm you’re meeting equity—not total price
- Use official valuations from DLD-approved sources
- Keep documentation neat and in order
- Engage experienced advisors for complex cases
At Golden Visa UAE, we’ve guided over 2,500 investors through this journey with personalized clarity, from valuing properties to paperwork prep. If you want a customized breakdown or curated project shortlist, let’s chat. No fluff—just clarity.
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