Golden Visa With Mortgaged Property in Dubai: Eligibility, Process and Fees (2026)

How Mortgaged Property Qualifies for the Golden Visa

The legal basis for mortgaged property eligibility is established by Cabinet Resolution No. 65 of 2022, Article 8 of the Annex to Federal Decree-Law No. 29 of 2021, which confirms that qualifying property may be acquired through a loan from a local bank approved by the competent local authority. The DLD states that property may be mortgaged, subject to submission of a bank NOC indicating the paid amount and outstanding balance The GDRFA confirms that the applicant must own one or more properties with a total value of no less than AED 2 million, with the value certified by a DLD property status statement or a valuation certificate from a DLD-licensed office.

What determines eligibility in practice is the interplay between three factors: the total DLD-assessed value of the property, the bank's ability to issue a compliant NOC, and the applicant's documentation of ownership and financing. The Golden Visa through real estate imposes no income or employment requirement — the property itself is the qualifying asset.

The property must be situated in a designated freehold zone, registered with the DLD, and free of legal disputes or encumbrances other than the bank mortgage itself. Both completed properties with a registered title deed and off-plan properties purchased from government-approved developers may qualify. Where an applicant holds multiple properties, their combined DLD-assessed values may be aggregated to reach the AED 2 million threshold.

Bank No Objection Certificate — Requirements and Practical Considerations

The bank NOC is the single most critical document for any mortgage-backed Golden Visa application. The DLD requires a no-objection letter from the financing bank confirming that the bank does not object to a residence visa being issued on the mortgaged property, and indicating the paid amount and the outstanding balance.

The NOC must be issued by a UAE-licensed bank. Article 8 of the Annex to Cabinet Resolution No. 65 of 2022 specifies that the financing must be from a local bank approved by the competent local authority — international financing arrangements are not recognised for Golden Visa eligibility. Applicants who have financed a property through an international mortgage product will need to explore refinancing with a UAE-licensed institution before the application can proceed.

The NOC must contain three specific elements: the bank's no objection to the issuance of a residence visa, the total amount paid by the borrower to date, and the outstanding mortgage balance. If any element is absent or ambiguous, the DLD will reject the document. Some banks maintain a standard template for this purpose and can issue the letter within two to three working days; others require internal credit committee approval, which may extend the timeline. Initiating the NOC process well in advance of the application avoids delays.

For properties financed through a developer instalment plan rather than a bank mortgage, a statement of account from the developer confirming the total value, amounts paid, and the remaining balance serves the equivalent purpose.

DLD Property Valuation and Its Role in Eligibility

Golden Visa eligibility is assessed on the DLD-certified value of the property, not the purchase price. This distinction has material consequences. An applicant who purchased a property at AED 2.3 million may find that the current DLD-assessed value has declined below AED 2 million following a market correction, in which case the application cannot proceed until the value recovers or the applicant acquires additional qualifying property. Conversely, an applicant who purchased at AED 1.8 million may find the property has appreciated above AED 2 million on a current DLD valuation, making them newly eligible.

The GDRFA requires the property value to be certified by a property status statement issued by the DLD, or alternatively by a valuation certificate from a DLD-licensed valuation office. Property valuation in Dubai can be arranged through an authorised DLD Trustee Centre, which processes the request through the DLD system.

For off-plan properties, the Oqood registration certificate or developer agreement combined with evidence of payments may serve as the basis for valuation. The developer must hold DLD registration for the assessment to be valid.

Application Process — Step by Step

Step 1 — Verify Property Eligibility and Obtain Valuation

Confirm that the property is situated in a designated freehold zone, registered with the DLD, and free of legal disputes. Obtain a DLD property status statement or valuation certificate confirming the assessed value is AED 2 million or more. For off-plan properties, verify that the developer holds DLD registration and compile evidence of payments together with the Oqood certificate.

Step 2 — Obtain Bank NOC and Mortgage Documentation

Request the NOC from the financing bank, specifying that it is required for a Golden Visa application. Obtain a bank statement confirming the total amount paid and the outstanding balance. For developer-financed properties, request a statement of account from the developer. Information on mortgage registration in Dubai.

Off-Plan Mortgaged Property and Golden Visa Eligibility

Off-plan properties qualify for the Golden Visa provided the total DLD-assessed value reaches AED 2 million or more and the purchase is made from a developer registered with the Dubai Land Department (DLD). All property types — including off-plan units — fall within the scope of the investor Golden Residence Permit, subject to meeting the minimum investment threshold. Article 8(2) of the Annex to Cabinet Resolution No. 65 of 2022 provides for off-plan acquisitions from local companies approved by the competent local authority.

Where an off-plan property is financed through a bank mortgage or developer instalment plan, the same NOC and payment documentation requirements apply. Valuation for off-plan properties is based on the DLD assessment, which may differ from the contract price. The developer must hold DLD registration for the purchase to qualify. Further detail on Oqood registration and off-plan property in Dubai.

Frequently Asked Questions

Can I obtain a Golden Visa with a mortgaged property in Dubai?

Yes. Under Cabinet Resolution No. 65 of 2022, qualifying property may be financed through a loan from a UAE-licensed local bank. Both the DLD and the GDRFA confirm that mortgaged property is eligible, provided the total DLD-assessed value is AED 2 million or more and a compliant bank NOC is submitted.

What must a bank NOC for the Golden Visa contain?

The NOC must be issued by the UAE-licensed financing bank and must state: the bank's no objection to a residence visa being issued on the mortgaged property; the total amount paid by the borrower; and the outstanding mortgage balance. If any of these elements is absent, the DLD will reject the document .

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

Yes. Article 8(2) of the Annex to Cabinet Resolution No. 65 of 2022 provides for off-plan acquisitions from government-approved developers. The total DLD-assessed value must be AED 2 million or more, and a bank NOC or developer statement of account is required. Valuation is based on the DLD assessment rather than the contract price.

What is the difference between the Golden Visa and the 2-year Taskeen investor visa for mortgage holders?

The Golden Visa requires a DLD-assessed property value of AED 2 million and accepts mortgaged property with a compliant bank NOC, without a prescribed minimum paid percentage. The Taskeen visa requires a completed residential property worth at least AED 750,000, with proof that 50% of the property value has been paid, in addition to a bank NOC. The Golden Visa is issued as a 10-year permit; the Taskeen visa is renewed every two years.

Can joint owners apply for the Golden Visa on a mortgaged property?

Yes, but each applicant's individually registered share must be valued at AED 2 million or more. Where a married couple co-owns a single property below AED 4 million in total value, only one spouse qualifies as the primary investor; the other is sponsored as a dependant. Ownership shares must be equal between both parties in such cases ().

What are the total fees for the Golden Visa for property investors in Dubai?

The total fee for the primary applicant is AED 9,884.75, comprising: medical examination (AED 700), Emirates ID for 10 years (AED 1,153), confirmation of residency permit for 10 years (AED 2,856.75), DLD fees (AED 4,020), and administrative fees (AED 1,155). An additional AED 100 applies per sponsored person. Family residence permits for 10 years are charged at AED 5,774.50 per dependant, with a file-opening fee of AED 318.75 ().

What happens if I sell the qualifying property after receiving the Golden Visa?

The GDRFA places a lien on the qualifying property at the time of visa issuance and requires ownership to be maintained throughout the 10-year validity period. Disposing of the property during that period may result in visa cancellation or non-renewal. Investors who wish to sell must replace the qualifying asset with an alternative property meeting the AED 2 million threshold before proceeding with the disposal.

Does the Golden Visa remain valid if I refinance my mortgage?

Yes. Refinancing or transferring the mortgage to another UAE-licensed bank does not affect visa validity, provided title ownership is maintained. A new bank NOC from the incoming lender should be held on record in the event it is requested during the residency period.