# UAE Golden Visa for Property Investors 2026: Off-Plan and Mortgaged Property Rules

Yes. Property worth at least AED 2,000,000 in the UAE, registered in your name, qualifies for a 10-year renewable Golden Visa with no minimum stay; spouse, children and parents can be included. Off-plan property from an approved developer and mortgaged property can count: Abu Dhabi requires AED 2,000,000 actually paid, while in Dubai the GDRFA accepts mortgaged property on its total value and the Land Department still asks for proof of the amount paid, so the outcome depends on the file.

- **AED 2,000,000** (about USD 545,000) minimum property value, registered in your name; several properties can be combined
- **Off-plan and mortgaged property:** accepted by the federal ICP guide; Abu Dhabi requires AED 2,000,000 paid, Dubai decides file by file (GDRFA accepts mortgaged property on total value)
- **10-year renewable** residence with no minimum stay; the property is kept for as long as you hold the visa
- **Family included:** spouse, children regardless of age and parents
- **Official fees:** AED 9,884.75 for the main applicant on the Dubai property route
- **No path to citizenship** through the Golden Visa

## What Is the UAE Golden Visa for Property Investors?

The UAE Golden Visa for property investors is a 10-year renewable residence for anyone who owns property in the UAE worth at least **AED 2,000,000**, registered in their own name. It needs no minimum stay, covers a spouse, children and parents, and is decided by the federal Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) with the emirate authorities that register the property. Mirabello Consultancy advises on the route from its Dubai office; the full programme data is on our [UAE Golden Visa page](https://www.mirabelloconsultancy.com/immigration/united-arab-emirates-golden-visa).

## What Are the Rules for Off-Plan and Mortgaged Property?

Off-plan and mortgaged property can count towards the AED 2,000,000 threshold, but the conditions are set where the property is registered. The federal [ICP Golden Residency guide](https://icp.gov.ae/en/services/uae-golden-residency/) accepts off-plan units bought from an approved developer and property financed by a loan from an approved UAE bank. The emirate authorities then apply their own test on how much has actually been paid:

| Authority | Off-plan property | Mortgaged property |
| --- | --- | --- |
| Federal guide (ICP) | Qualifies when bought from an approved developer | May be financed by a loan from an approved UAE bank |
| Dubai (GDRFA and Dubai Land Department) | Not addressed on either service page; assessed file by file | GDRFA accepts mortgaged property with a total value of at least AED 2,000,000; the Land Department's service page still asks for a bank letter showing the amount paid |
| Abu Dhabi (Abu Dhabi Residents Office) | AED 2,000,000 already paid to the developer | Your own equity of at least AED 2,000,000 outside the mortgage |

In Abu Dhabi the paid amount decides: AED 2,000,000 must already be paid to the developer for an off-plan unit, or held as your own equity outside a mortgage. In Dubai the two official pages differ. The [GDRFA Dubai service page](https://gdrfad.gov.ae/en/services/8ea80da4-f43e-11eb-0320-0050569629e8) accepts mortgaged property with a total value of at least AED 2,000,000 and states no paid share, and Dubai files have been accepted on total value in practice since 2024; the [Dubai Land Department service page](https://dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/) still asks for a bank letter showing the amount paid. The outcome therefore depends on the individual file, and we check it against both authorities and the [Abu Dhabi Residents Office](https://www.adro.gov.ae/Visas/Types-of-Visas/Abu-Dhabi-Golden-Visa/Investors) before you rely on financing.

## Who Is Eligible Through Real Estate?

Any nationality can apply. You need property in the UAE worth at least AED 2,000,000 in total, registered in your name (several properties can be combined), a clean criminal record, a medical fitness test and health insurance. The property must be kept for as long as you hold the Golden Visa: there is no fixed holding period in years, and Dubai places a lien on the property for the validity of the residence.

## How Much Does It Cost?

The investment is the AED 2,000,000 property itself (about USD 545,000). Official government fees come on top and differ by emirate:

| Route | Official fees per person |
| --- | --- |
| Dubai property route (DLD), main applicant | AED 9,884.75 (medical, Emirates ID, residency, DLD and administrative fees) |
| Dubai, each family member or parent | AED 5,774.50, plus a family file of AED 318.75 |
| Federal schedule (ICP), used in Abu Dhabi | About AED 2,300 for 10 years (residence AED 1,200, Emirates ID AED 1,100), before the medical test and health insurance |

Property transfer fees are separate: 4% in Dubai, and 2% of the price through DARI in Abu Dhabi. Professional fees are additional. Our [real estate listings](https://www.mirabelloconsultancy.com/real-estate) show properties matched to the programme they relate to.

If you are still choosing between residence programmes, our [golden visa comparison](https://www.mirabelloconsultancy.com/best-golden-visa-investment-programs) ranks the UAE against the alternatives, and the [Saudi Premium Residency](https://www.mirabelloconsultancy.com/immigration/saudi-arabia-premium-residency---saudi-golden-visa) is the closest Gulf alternative. Compare the UAE against every major golden-visa programme on the [Mirabello Investment Migration Index](https://www.mirabelloconsultancy.com/mirabello-investment-migration-index) or use the [interactive comparison tool](https://www.mirabelloconsultancy.com/compare-citizenship-and-golden-visa-programmes). [Ask a Mirabello specialist](https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation) which fits your plans.

## How Long Does It Take?

No official end-to-end processing time is published. Once a complete file is submitted, the official service times are 7 to 10 business days for the Dubai Land Department Golden Visa service, 2 days for the ICP residence permit and 5 days for a new Emirates ID. From the first document to the visa, families should plan on about 2 to 3 months in practice.

## What Does the Golden Visa Give You, and What Does It Not?

- **10-year renewable residence**, renewed while the property is kept.
- **No minimum stay:** Golden Visa holders are exempt from the 180-day absence rule of ordinary residence visas.
- **Family included:** spouse, children regardless of age and parents can be sponsored, each with their own visa and Emirates ID fees; Dubai asks for an undertaking that sons and daughters over 18 are unmarried.
- **No personal income tax** in the UAE; corporate tax of 9% applies to business profits above AED 375,000.
- **No path to citizenship:** Emirati nationality is granted rarely and at the discretion of the UAE leadership, never through the Golden Visa.

## UAE or Greece: Which Golden Visa Fits?

The two are often compared, but they serve different goals: the UAE is a tax-efficient base with no citizenship route, Greece a Schengen residence permit for non-EU families. See our [Greece Golden Visa page](https://www.mirabelloconsultancy.com/immigration/greece-golden-visa-by-investment) and [Greece vs UAE comparison](https://www.mirabelloconsultancy.com/compare/greece-vs-uae).

| Factor | UAE Golden Visa | Greece Golden Visa |
| --- | --- | --- |
| Minimum investment | AED 2,000,000 in property | EUR 250,000 to EUR 800,000 by zone and property type |
| Permit | 10-year renewable residence | Renewable residence permit |
| Minimum stay | None | None to keep the permit |
| Path to citizenship | None tied to the visa | Not directly: Greek naturalisation needs 7 years of actual residence in Greece plus language and civics; holding the permit while living elsewhere does not count |
| Who can apply | Any nationality | Non-EU nationals only; EU, EEA and Swiss citizens already have free movement |
| Personal income tax | None in the UAE | Greek tax rules apply to Greek tax residents |

If you are weighing a property purchase for the Golden Visa, [book a free, confidential consultation](https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation) and we check the paid-amount rule for your emirate and your financing before you sign.

In summary

The [UAE Golden Visa](https://www.mirabelloconsultancy.com/immigration/united-arab-emirates-golden-visa) remains one of the most practical residence routes for property investors, provided the paid-amount rule of the emirate where the property is registered is met. Before you commit to an off-plan or mortgaged purchase, [book a free, confidential consultation](https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation) with Mirabello Consultancy and we confirm the rule for your property and financing.

Frequently asked questions

## Frequently asked questions

### Can I use a mortgage to qualify for the UAE Golden Visa?

Often, yes, depending on the emirate. In Dubai the GDRFA accepts mortgaged property with a total value of at least AED 2,000,000, while the Dubai Land Department's service page still asks for a bank letter showing the amount paid, so the outcome depends on the file. In Abu Dhabi your own equity outside the mortgage must be at least AED 2,000,000.

### Does an off-plan property qualify for the UAE Golden Visa?

Off-plan units bought from an approved developer can qualify under the federal ICP guide. In Abu Dhabi at least AED 2,000,000 must already have been paid to the developer; Dubai's service pages do not address off-plan units, so they are assessed file by file.

### How long must I keep the property?

There is no fixed holding period in years: the property must be kept for as long as you hold the Golden Visa, and Dubai places a lien on it for the validity of the residence.

### Which family members can be sponsored?

Your spouse, children regardless of age and parents, each with their own visa and Emirates ID fees (AED 5,774.50 per family member on the Dubai property route). Dubai asks for an undertaking that sons and daughters over 18 are unmarried.

### Does the UAE Golden Visa lead to citizenship?

No. Emirati nationality is granted rarely and at the discretion of the UAE leadership, and it is not tied to Golden Visa status.

### How do I start with Mirabello Consultancy?

Book a free, confidential consultation. Our Dubai team checks your property, financing and emirate rule against the official sources and prepares the application with you. [Book your consultation](https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation).

## Ready to explore your options?

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Source: Mirabello Consultancy, verified 2026-10-31, https://www.mirabelloconsultancy.com/blog/uae-golden-visa-property-investors-2026
Free consultation: https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation
Machine-readable data: Mirabello MCP https://mcp.mirabelloconsultancy.com/v1/programmes/uae-gv