Can You Combine Multiple Properties for a Golden Visa in Dubai?

Can You Combine Multiple Properties for a Golden Visa?

Combining multiple properties for the Golden Visa is officially permitted under current DLD regulations. The Dubai Land Department confirms that multiple properties are accepted under the applicant's name for Golden Visa investor applications.

Three conditions must be met for eligibility. First, the combined market valuation of all properties must reach AED 2 million or more, based on the purchase value recorded on the title deed. Second, every property must be registered in the applicant's name through valid DLD title deeds. Third, all properties must be located in designated freehold zones where foreign ownership is permitted.

There is no cap on the number of properties that can be aggregated. An investor holding five studio apartments worth AED 400,000 each qualifies just as an investor holding two apartments worth AED 1 million each, provided the total reaches the AED 2 million threshold. This rule enables investors with diversified portfolios across areas such as Dubai Marina, Business Bay, Jumeirah Village Circle, and Dubai Hills Estate to qualify for long-term UAE residency without needing a single high-value property.

What Are the Rules for Combining Properties?

The DLD applies specific requirements when investors submit applications based on multiple properties. All properties must be freehold units located in areas where foreign ownership is permitted under Dubai law. Each property must have its own title deed registered under the same investor name. The name on every title deed must match the applicant's passport name exactly.

A critical distinction applies to how property value is assessed. The DLD considers the purchase value recorded on the title deed at the time of acquisition (https://dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/). In cases where the purchase price on the title deed does not reflect the current market value, a DLD valuation certificate may be required to confirm that the property meets the threshold.

All documents must be consolidated and verified by the DLD before submission. Investors should confirm that each property record is accurate, up to date, and free of encumbrances that could affect eligibility. If any property is mortgaged, additional documentation from the financing bank is required, including a No Objection Certificate (NOC) and a bank letter confirming the paid amount.

Can Spouses Combine Property Values?

Spousal arrangements offer greater flexibility compared to other co-ownership structures. The DLD confirms that a husband and wife can participate in one property, provided an attested marriage certificate issued by the Ministry of Foreign Affairs and International Cooperation (MOFA), legally translated into Arabic, is submitted.

If a property is jointly owned by spouses and the combined value meets AED 2 million, one spouse applies as the primary visa holder and sponsors the other as a dependent. When the total property value is below AED 4 million, the DLD requires that the property share be equal between both parties for this arrangement to apply. If shares are unequal, only the higher shareholder is eligible to apply as the primary visa holder and then sponsor the other spouse.

What About Joint Ownership with Non-Spouses?

Joint ownership with non-spouse co-owners follows stricter rules. For business partners, siblings, friends, or other unrelated co-owners, each individual must own a share worth at least AED 2 million independently. The total property value cannot be split between co-owners to meet the threshold.

For example, a property worth AED 3 million jointly owned by two business partners at 50/50 gives each partner a share of AED 1.5 million. Neither partner qualifies individually because each share falls below the AED 2 million requirement. Only the personal share registered in the investor's name counts toward Golden Visa eligibility.

Can You Combine Off-Plan and Ready Properties?

Yes, investors can combine different property types to meet the Golden Visa threshold. Ready properties with an issued title deed are immediately valid for the application, provided their DLD-assessed value reaches the minimum requirement.

Off-plan properties also qualify under current regulations, subject to additional conditions. The property must be purchased from a developer approved by the Real Estate Regulatory Agency (RERA), such as Emaar, DAMAC, Sobha, or similar licensed developers (https://dubailand.gov.ae). The investor must have a signed Sale and Purchase Agreement (SPA) registered with the DLD. For off-plan units, the total property value must meet AED 2 million, and the investor typically needs to have made a minimum down payment (usually 20%) with proof of payment from the developer's statement of account.

Recent regulatory updates have relaxed previous requirements that mandated a minimum payment of AED 1 million or 50% of the property value for off-plan Golden Visa eligibility. The current standard focuses on the total property value meeting AED 2 million, with documentation confirming the payment arrangement through the developer or financing institution.

Investors should confirm eligibility for specific off-plan projects directly with the DLD or the General Directorate of Residency and Foreigners Affairs (GDRFA) before submitting their application.

How Is Property Value Determined?

The DLD uses the purchase value recorded on the title deed as the primary reference for Golden Visa eligibility. This is the value stated at the time of property registration with the DLD.

In situations where property appreciation may have increased the market value beyond the original purchase price, investors can obtain a DLD valuation certificate to confirm the current market value. The DLD valuation is an official government-backed assessment that carries legal weight and is accepted by banks, courts, and government offices.

The process for obtaining a valuation certificate involves submitting an application through the DLD, either online or at a customer service centre. A DLD-approved valuator assesses the property based on size, condition, location, building age, and current market conditions. The fee for a residential property valuation typically starts at AED 2,000, with additional charges for expedited service or commercial properties. Valuation certificates are generally valid for 60–90 days.

When combining multiple properties, each property requires its own valuation certificate. EGSH provides DLD valuation certificate services as part of Golden Visa application support.

What About the 2-Year Investor Visa?

The 2-year investor visa, processed through the DLD Taskeen programme, provides an alternative for investors with smaller property portfolios. The minimum threshold is AED 750,000 based on the purchase value at the time of registration.

Multiple properties can also be combined to meet this threshold, following the same ownership rules as the Golden Visa. However, the 2-year investor visa has additional conditions. The property must be a completed, ready unit; off-plan properties do not qualify for this visa tier until the title deed is issued after handover. If the property is mortgaged, at least 50% of the property value or AED 750,000 (whichever is higher) must be paid, and a bank NOC with a mortgage statement is required.

The 2-year investor visa is renewable and allows the holder to sponsor eligible family members, including a spouse and children. For jointly owned property between spouses, the property share must be equal, and only one spouse can apply as the primary visa holder.

This visa route suits investors who have not yet reached the AED 2 million Golden Visa threshold but own completed property valued at AED 750,000 or above in Dubai.

How to Apply with Multiple Properties Through EGSH

The application process follows a structured sequence coordinated between the DLD, the GDRFA, and the ICP.

Step 1 — Gather Title Deeds

Collect the title deed for each property registered under the applicant's name. Verify that all ownership details are accurate and consistent with passport information.

Step 2 — Obtain DLD Valuation Certificates

If required, apply for a valuation certificate for each property through the DLD. EGSH coordinates all valuations as part of the application process.

Step 3 — Collect Supporting Documents

Prepare all personal documents, including a valid passport, photographs, health insurance, and Emirates ID (if applicable). For mortgaged properties, obtain bank NOCs and mortgage statements from each lender.

Frequently Asked Questions

Is there a limit to how many properties I can combine?

No. There is no restriction on the number of properties an investor can combine. The determining factor is the total combined value, which must reach AED 2 million for the Golden Visa or AED 750,000 for the 2-year investor visa.

Can I combine properties in different emirates?

For applications processed through the DLD, only Dubai properties count toward the threshold. Federal applications through the ICP or the GDRFA may allow combining properties across emirates, but applicants should confirm this directly with the relevant authority.

What happens if my combined property value drops below AED 2 million?

The current visa remains valid until its expiration date. However, renewal may require purchasing additional property or demonstrating that property values have recovered to meet the threshold. Investors should consider purchasing above the minimum threshold as a buffer against market fluctuations.

Can I sell one property and still keep my Golden Visa?

Yes, provided the remaining portfolio maintains at least AED 2 million in combined value. If the total holdings drop below the threshold after a sale, the visa may be at risk unless the investor reinvests in qualifying property before renewal.

Do commercial properties count toward the threshold?

Commercial properties, including offices and retail units, are eligible for the Golden Visa if owned in a personal name (not a company name) and the value meets the minimum requirement. They can be combined with residential properties to reach the AED 2 million threshold.

Can I combine properties purchased at different times?

Yes. Properties can be purchased at different times over many years. The relevant factor is current ownership and combined value at the time of application. Each property must have a valid title deed under the applicant's name.

Do I need separate valuations for each property?

Yes. Each property requires its own DLD-approved valuation certificate if a valuation is needed to confirm eligibility. EGSH can coordinate all valuations as part of the Golden Visa application process.

How long does the application take with multiple properties?

Processing time is typically 2–4 weeks, similar to single-property applications. Having all documents properly prepared in advance, including title deeds, valuation certificates, and bank NOCs for mortgaged properties, prevents delays.