Can I Use a Mortgaged Property to Apply for a Golden Visa in Dubai?

Yes. A mortgaged property qualifies for the Dubai Golden Visa if the total property value reaches AED 2,000,000 as confirmed by an official DLD valuation certificate. A bank NOC confirming the mortgage details must be submitted with the application.

Can Off-Plan Property Qualify for the Golden Visa in the UAE?

Yes. Off-plan properties purchased from RERA-approved developers qualify for the UAE Golden Visa, provided the total value meets the AED 2,000,000 threshold. Developer confirmation and registration documentation are required at the time of application.

Can I Combine Multiple Properties to Meet the Golden Visa Requirements?

Yes. The Dubai Land Department permits applicants to combine the value of multiple properties registered under their name to reach the cumulative AED 2,000,000 golden visa requirement. Each property must be registered and verifiable through DLD records.

What Happens if My Property Value Drops Below AED 2,000,000?

The property value is assessed at the time of initial application and again at renewal. If the market value falls below AED 2,000,000 at renewal, the Golden Visa may not be renewed under the property investor category unless additional qualifying property is acquired.

Can I Sell the Property After Getting a Golden Visa?

Yes. Selling the qualifying property does not cancel the existing Golden Visa during its validity period. At renewal, however, the applicant must hold property valued at AED 2,000,000 or more to qualify for a new 10-year term.

Can Both Spouses Get a Golden Visa from One Property?

If the jointly owned property is valued at AED 4,000,000 or more, both spouses may qualify independently. Below that threshold, one spouse applies as the primary holder and sponsors the other under the golden visa family sponsorship provisions.

Do I Need to Be in the UAE to Apply for a Golden Visa?

Yes. The applicant must be physically present in the UAE to complete medical fitness testing and biometric enrolment. Applicants outside the UAE receive an entry permit after initial approval, allowing travel to the UAE to finalise the procedure.

How Long Can I Stay Outside the UAE with a Golden Visa?

Golden Visa holders are exempt from the standard six-month absence rule that applies to ordinary UAE residence permits. The permit remains valid for its full 10-year term regardless of the duration of absence.

Can I Sponsor My Family with a Golden Visa in Dubai?

Yes. Dubai Golden Visa holders can sponsor their spouse and children regardless of age. Parent sponsorship is also permitted. Each sponsored family member requires attested documentation, medical fitness clearance, and valid health insurance.

Can I Work in the UAE with a Golden Visa?

Yes. UAE Golden Visa holders are permitted to work in the UAE. If employed by a company, the employer obtains a work permit through the Ministry of Human Resources and Emiratisation (MOHRE) under the Golden Visa holder work permit category.

Golden Visa for Property Owners in Dubai

Name: 10-Year Investor Visa
Brand: Emirates Government Services Hub

Secure Your 10-Year Residency with Authorised VIP Processing

Golden Visa for Property Owners in Dubai Through EGSH

The Golden Visa for property owners in Dubai is a 10-year renewable residence permit for foreign nationals who own real estate valued at AED 2,000,000 or more. The UAE Golden Visa is issued by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA), with property eligibility verified by the Dubai Land Department (DLD).

EGSH manages the entire Golden Visa process for property investors—from initial eligibility review and document preparation to application submission through official GDRFA channels, medical test coordination, and Emirates ID issuance. Core procedures are consolidated at a single location, with dedicated consultant support at every stage.

Authorised Amer Centre
VIP service without queues
Official government-regulated fees
Full-cycle processing from eligibility review to visa issuance

According to the GDRFA, the expected processing time is approximately two to four weeks from the date of complete submission.

Apply for an Investor Golden Visa in Dubai

Officially regulated fees
No hidden charges
Queue-free service
VIP support at no extra cost

From AED 10,027

+971 4 612 1810

Visit EGSH

Book an appointment online or visit the centre directly to begin your Golden Visa application without waiting in queues.

Document Review

Your property documents, DLD valuation, and mortgage or developer NOC are verified for compliance with GDRFA eligibility criteria.

Application Submission

EGSH submits the application through official GDRFA channels, coordinating entry permit issuance, medical fitness testing, and biometric enrolment.

Receive Your 10-Year Golden Visa Residence Permit

Upon authority approval, GDRFA issues the 10-year residence permit, and ICP issues the Emirates ID linked to Golden Visa status.

Visit EGSH for VIP Service Without Queues

You can stop by EGSH during working hours without an appointment or book your visit at a time that suits you best.

Address
Art of Living Mall, Al Barsha 2, Dubai

Operating hours
Monday–Thursday, Saturday: 9:00 am–3:00 pm
Friday: 9:00 am–12:30 pm
Sunday: Closed

Closed from 19 to 22 March (Eid Al-Fitr)

Call +971 4 612 1810 WhatsApp

Property Ownership Evidence

A valid title deed issued by the Dubai Land Department (DLD) or an Oqood certificate for off-plan property, accompanied by an official DLD valuation certificate confirming a minimum property value of AED 2,000,000.

Personal Identification

A clear copy of a valid passport with a minimum remaining validity of six months, a recent digital photograph meeting ICP specifications, and an existing Emirates ID if applicable.

Financial and Mortgage Documentation

For mortgaged properties, a bank no-objection certificate (NOC) confirming the outstanding balance and paid equity, along with a developer NOC, where applicable for off-plan purchases.

Family Sponsorship Documents

For applicants sponsoring dependants, attested and legally translated marriage certificates, birth certificates, and a valid UAE health insurance policy covering all sponsored family members.

Take a 3D Tour of EGSH

VIP Service

Personal assistance and priority processing with no queues.

Affordable Fees

Official government rates with transparent, fixed pricing.

All Services in One Place

Comprehensive range of UAE government services under one roof.

One-Visit Completion

Most procedures are completed in a single visit to the centre.

What Is the Golden Visa for Property Owners in Dubai

The Golden Visa through property investment grants a 10-year self-sponsored residence permit to foreign nationals who own real estate in the UAE valued at AED 2,000,000 or more. Unlike standard employment-linked permits, this category does not require an employer or national sponsor—residency is tied directly to verified property ownership registered with the Dubai Land Department (DLD).

Regulatory Framework

The Golden Visa programme is governed by Federal Decree-Law No. 29 of 2021 on the Entry and Residence of Foreigners. The property investor category, eligibility thresholds, and procedural rules are defined in the Executive Regulations issued under Cabinet Resolution No. 65 of 2022.

At the federal level, the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) governs the issuance of visas. In Dubai, the General Directorate of Residency and Foreigners Affairs (GDRFA) processes applications. The Dubai Land Department (DLD) verifies property ownership, valuation, and encumbrance status.

Dubai Golden Visa Eligibility

The property must be located in a designated freehold zone and registered with the DLD. The total value, confirmed by an official DLD valuation certificate, must reach AED 2,000,000 or more—either through a single property or by combining multiple properties under the applicant's name.

Mortgaged properties qualify if a bank NOC confirms the mortgage details. Off-plan properties from RERA-approved developers are also accepted, provided the total value meets the threshold, and the developer confirms the purchase. Joint ownership between spouses is permitted with an attested marriage certificate. If the combined value is below AED 4,000,000, one spouse applies as the primary holder and sponsors the other.

The applicant must be physically present in the UAE for medical fitness testing and biometric enrolment. Valid health insurance covering the applicant and all sponsored family members is required for the full duration of the residence permit.

Golden Visa Property Investment Threshold and Valuation

Eligibility is assessed against the current DLD valuation, not the purchase price on the title deed or sales agreement. This matters in two ways: a property bought below AED 2,000,000 may qualify if its market value has since risen. In contrast, a property purchased above the threshold may not qualify if the current valuation falls short.

Holders of older title deed services must obtain an updated DLD evaluation certificate. For a current market assessment through DLD-recognised channels, a property valuation is required before submission.

Authority Processing Flow

The process begins at the DLD, where ownership, valuation, and encumbrance status are verified through the Taskeen system. Once DLD confirms eligibility, the file moves to the GDRFA for immigration processing.

Applicants outside the UAE or without current residency initially receive an entry permit. After entry, the applicant completes a medical fitness examination and biometric enrolment. The GDRFA then issues the 10-year residence permit, and the ICP issues the Emirates ID. Applicants already holding a UAE residence permit may apply through a status change procedure.

A bank or developer NOC for property must be obtained before DLD verification. Missing or incomplete financial documentation is one of the most frequent causes of processing delays.

Golden Visa Family Sponsorship

Golden Visa holders can sponsor their spouse and children regardless of age for the same 10-year period. Parent sponsorship is also available. Each dependant requires attested relationship certificates, individual medical fitness clearance, and valid health insurance. Detailed requirements are available through Family Golden Visa processing at EGSH.

Dependants receive residence permits tied to the primary holder's visa validity. Emirates ID services for sponsored family members are processed as part of the same application cycle.

Common Rejection Triggers

The most frequent grounds for rejection are DLD valuation below AED 2,000,000, property outside a freehold zone, missing bank NOC for the mortgaged property, and incomplete or inconsistent documentation.

Name mismatches between the title deed and passport, expired documents, and insufficient health insurance coverage also lead to rejection. Applicants with outstanding immigration fines or previous violations may face extended review by the GDRFA.

Validity and Renewal

The residence permit is valid for 10 years and renewable, provided the property investment continues to meet the eligibility criteria at the time of renewal. If the property has been sold or its market value has dropped below AED 2,000,000, renewal under this category is not available.

Golden Visa holders are exempt from the standard six-month continuous absence rule that applies to ordinary residence permits.

Cancellation Implications

Selling the property during the visa validity period does not cancel the Golden Visa immediately. At renewal, however, the applicant must still hold qualifying property valued at AED 2,000,000 or more. The absence of a qualifying property at renewal means no renewal.

Investors with multiple properties should note that the first registered property is typically linked to the visa file. Holders of a 2-year investor visa may upgrade to the Golden Visa once their total portfolio meets the AED 2,000,000 threshold.

Explained by

Amna Issa Abbas

Visa & AMER Services Consultant at EGSH

Amna Issa Abbas is a dedicated AMER centre service provider with two years of proven experience in delivering immigration and customer services, supporting clients, and ensuring compliance with regulatory requirements.

About the Expert

Emirates ID Services

Apply, renew, or replace your Emirates ID with EGSH, a government-authorised centre in Dubai.

From AED 289

Family Golden Visa

Apply for a Family Golden Visa in Dubai to sponsor eligible family members for long-term residency.

From AED 1,086

Health Insurance Services

Individual medical plans for quality healthcare in Dubai.

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Frequently Asked Questions

Still have any questions?

Big thanks to ZARA for her amazing support! She was extremely helpful when my employee approval got stuck in the Amer system. She went the extra mile to sort it out quickly. Her responsiveness made all the difference, greatly appreciated!!!

Very professional and friendly. They made the property transfer easy and smooth. Golden visa process seamless and thanks to Maya that all the staff (In particular to Maya!!!).

Zara was very helpful and professional. All the documents were submitted very fast by her and the service we received were very efficient. Highly recommend!

Natalia was very professional, she was a pleasure to deal with. Answering my questions, always responsive to phone calls and very prompt at providing updates at each stage of golden visa application which was very quick to process.

had an excellent experience with EGSH. They truly live up to their promise of one-stop government services, handling everything with efficiency and professionalism from start to finish.

I had a wonderful experience. She provided outstanding service with great professionalism and care. Everything was handled smoothly and efficiently. I truly appreciate her dedication and would definitely recommend her services to others

Zara helped to get my Ejari completed. I recommend service here

Maria Claudia garcia helped me to renew my kids Emirates id. She went the extra mile to help me and she was so efficient and her communication skills are amazing. I would recommend the ESGH Emirates government services in barsha anytime. Thank you Maria for your help

Such a great service with an amazing and friendly environment and i would like to specially thank zara for her exceptional professionalism and support.

Had a great experience at Emirates Government Service Hub. Zara Moshiri truly went above and beyond to help me with my visa. I was facing a few issues during the process, and she handled everything patiently and professionally until it was sorted. Really grateful for her support — definitely ask for her when you visit this branch.

I would like to recognize the exceptional service I received from Umida at EGSH. From the very first minute, she made me feel genuinely welcome and at ease. Navigating the documentation required for a Golden Visa can be complex, yet Umida went far beyond what is typically expected — guiding me through every requirement with clarity, professionalism, and patience.

We are extremely pleased with the excellent visa services provided by EGSH in Dubai. From start to finish, their team demonstrated professionalism, efficiency, and deep expertise in handling visa applications for our workforce.

Ms. Zara Moshiri is extremely professional, patient, and supportive. She provided clear and thorough guidance and took the time to answer all my questions. I truly appreciate her help and highly recommend working with her.

Outstanding Service and Professionalism My wife and I recently applied for and obtained our 5-year Golden Visa (Retiree) in an exceptionally short time — mine in three days and my wife’s in just one day. We are extremely satisfied with the service provided by EGSH Emirates Government Service Hub.

Exceptional service every step of the way For showing your great example of services Remarkable dedication of consultant mrs Maria Garcia regalado. Thank you EGSH service Hub team

Amazing service! They went above and beyond to assist and resolved my concern there and then! Highly recommended anyone to visit this centre, the ladies are very helpful

Went there for a consulting. Booked an appointment in advance thro their website. Came early — no line — which is good. Very pleasant interior. My consultant Rachel, was polite. Answered all my questions. Can’t judge regarding the process once applied for an exact service, but consulting went well.

Amazing support and communication during the whole process. Rachel, Yara and Maria were super well organized and assisted in record time. We finished the whole process from star to end in 4 business days for 10 year Golden Visa!

I had an excellent experience with the wonderful help of Maria Claudia Garcia. Her professionalism and attention to detail made the whole process easy.

They are really very amazing very kind I was having problem with my residency and my license miss Zara and miss Amna they really help me from start to end and they are really very kind and professional highly recommend if any wants to setup there business go with egsh and thanks miss Zara 🙏 you are really very amazing person

I had a pleasure being assistanced by Ms. Natalia today and her support throughout the process. Everything was smooth, super professional, efficient and high level service was exceptional. Highly recommended for anyone looking for reliable and smooth government-related services.

I had such a great experience with EGSH (Emirates Government Services Hub)! Everything went super smoothly, and the team was really helpful. A big shout‑out to Ms. Zara Moshiri—she was kind and supportive the whole way through. Truly appreciate it!

Super quick and efficient service. Maria was available via WhatsApp and responded very quickly to all messages.

I got a delightful service from them to upgrade my visa category half of the expected timeline. Compared with my previous place, this the best and I would like to recommend any of visa service for all of you. * reasonable fair (I was asked twice my previous what I paid). * fast service and delivering before timeline. * Authentic service. Thank you so much Maria for your dedicated service.!

An exceptional service from Zara at EGSH. She guided us perfectly through the process and managed to get us even more than we had anticipated. A world class service center with exceptional staff. Would recommend them to anyone who wants to get sorted for government services

Hello, My Name is Kelvin it was my first time to hear EGSH Emirates Govt from my sponsor. I was assisted By Mrs Maria Claudia Garcia the experience was amazing from the beginning to the End she has been supporting and guiding me through all the process. I am grateful to her and the entire team for the help. I trust and believe EGSH is a place to recommend to family members and friends.

A very hassle free experience from EGSH. Special mention of Ms.Zara who was most helpfull. Her quick response to queries and swift action are much appeciated.

We had the pleasure of being assisted by the lovely Ms Maria and Ms Randa. They were clear concise and super professional throughout our whole process of renewing our Ejari and business licence. Maria provided continued support while we were waiting for our business Ejari to come through and made it a simple seamless process.

EGSH in art of living is the best Hub center for every thing that you want in dubai Specially Ms.ZARA MOSHIRI is the advisor and assistance and she is beside you in every step Thank you Ms.ZARA MOSHIRI and EGSH

I recently visited this institution had an exceptional experience! Ms. Maria Claudia took the time to understand my needs and preferences. I really appreciate her support and services.

Good morning, I needed to apply for the Golden Visa and went to this EGSH Emirates office. I was very impressed by their facilities and the peaceful atmosphere. We were fortunate to be assisted by María Claudia García, who provided exceptional service. She advised and helped us every step of the way, guiding us through the entire process until we obtained the Golden Visa.

I would like to express my appreciation to Ray from EGSH for his outstanding assistance in handling the transfer of our property at Rove Hotel. He was very helpful, accommodating, and patient throughout the entire process, from addressing transaction concerns and verifying documents to the actual property transfer and ensuring the new owner received the title deed…

I worked with Amir and Zara, they took care of everything, I only had to send the mandatory information. In a very short time, everything was completed. I was amazed, considering how difficult it had seemed before. Not to mention, the fees were the same or even lower than those of the other companies I mentioned. For me, it was a 10/10 experience, the quickest and smoothest process someone could have in this journey. Strongly recommend them.

Zara assisted me with my Ejari registration, and she was absolutely amazing. She demonstrated exceptional professionalism, efficiency, and delivered everything promptly. Truly a pleasure to work with!

THE BEST!!! Zara you are as always star

Thanks to EGSH and to Zara for Excellent service — professional, attentive, and truly pleasant experience. Highly recommended!

Had an amazing service for the transfer of property there, specially Rachel Rahmat she was very helpfull throughout the process, looking forward to work more.

Visited for the first time for a property transfer and had an amazing experience with Jessieca! She was professional, helpful, and made the entire process smooth and stress-free. Highly recommended for all government services excellent customer service!

Personally, I find this the best centre in Dubai. They always go the extra mile. Especially Maria Garcia has help out so much in such an efficient way! Thank you!

Went there for ejari cancellation. Excellent place. Staff was so cooperative. Ms Maria and Ms Fatima assist me and it was a fast process.

This is probably the best government service hub in Dubai. You come in, asked to be seated, and the staff will come to you instead of standing on the reception and on queue. They will offer you tea and water are available at each table. Really embodies the Emirati hospitality and what seamstresses Dubai is known for.

I was here the morning of this post. The concierge like service with a contact person arranging for you all the difeerent interactions is making the interactuon as smooth as possible. A truly delightful experience and a true commitment to service excellence, thank you for the great experience and for the initiative to present government interactions in this way!

Outstanding service — fast, friendly, and highly professional. Thank you very much!

I’ve been here for the first time and I can say that this organization definitely worth to come here and make all proceeds with their help! We were changing the owner and such difficult process was really easy for us with your help and most of the time it was done online. So I’m very grateful to Mrs Zara and her support during all the process❤️

I had an excellent experience with Natalia Baiamonte from EGSH while getting Ejari certificate. From the very beginning, she was professional, attentive, and extremely helpful. Natalia guided me through the process clearly, answered all my questions with patience, and made task feel simple and stress-free. Highly recommend Natalia for her outstanding customer service and dedication!

We had great experience with Amal She is so helpful and awesome She stayed with us over her duty today just to finish her work Thanks Amal

I had a really good experience with EGSH (Emirates Government Services Hub). Everything went smoothly and the team was super helpful. Special thanks to Zara and Amal. they were so supportive and kind throughout the process. Really appreciate it!

I had a great experience with this office. They handle everything related to company setup, residency, Golden Visa, DLD, and more. The office is very clean, modern, and welcoming, and the staff are extremely professional and polite. A special thank to Ms. Zara for her kindness and guidance throughout the process so smoothly and professionally, and to Ms. Amal for managing the administrative registration.

Zara is the best always attentive to every requests and helping with a solving problems without delay thank you Zara❤️🌸 …

Absolutely stunning office, i am awestruck. No one can beat Dubai for the kind of hospitality you get in a government office… Its mind-blowing 😍 i wish i could give a 10 star rating (double) on 5 🤩

I had a great experience with EGHS. I was assisted by Sarah Almeida and she delivered an amazing service. Very attentive, promptly responded my messages and guided me throughout the process. It was all very smooth and done very quickly. I highly recommend and I’ll definitely use their services again.