The UAE Golden Visa has become one of the biggest reasons international buyers invest in Dubai property — a 10-year renewable residency that, crucially, doesn't lapse when you travel. And in 2026, you don't even need to buy in cash: a mortgaged property can qualify.
Here's how the property route to the Golden Visa works, and how financing fits in.
The AED 2 million threshold
The rule: buy property worth AED 2 million or more and you qualify for a 10-year Golden Visa. This applies to ready and off-plan property, and the AED 2M can often be made up of more than one property.
The game-changer: mortgaged property now qualifies
This is the point most buyers miss. The Golden Visa rules were relaxed so that a property bought with a mortgage can qualify, provided the AED 2M value condition is met. You no longer need to pay a large minimum in cash to unlock the visa — meaning you can secure 10-year residency and keep your capital working by financing the purchase.
For a non-resident or expat investor, this changes the maths entirely: a mortgage gets you the asset, the residency, and liquidity, all at once.
What the Golden Visa gives you
- 10-year renewable residency for you, your spouse and children
- No sponsor required — you sponsor yourself
- Doesn't lapse with travel — unlike a standard visa, extended time abroad won't cancel it (ideal for non-residents)
- Ability to sponsor family and domestic staff
- Stability to live, work, study or run a business in the UAE
The process
- Buy a qualifying property (AED 2M+), with or without a mortgage, registered with the DLD.
- Obtain the title deed (or Oqood for off-plan) confirming ownership and value.
- Apply for the Golden Visa via the DLD / ICP channels, submitting the title deed, passport, photos and medical.
- Receive your 10-year residency.
Financing a Golden-Visa property
Because mortgaged property qualifies, the smart play for many international buyers is to finance up to the bank's limit and meet the AED 2M threshold with a smaller cash outlay. Non-resident buyers can typically finance at 50-60% LTV; residents and expats higher. Matching the right lender to a Golden-Visa purchase — especially for non-residents — is exactly where a broker adds value.
The bottom line
Buying property worth AED 2M+ secures a 10-year UAE Golden Visa — and in 2026 you can do it with a mortgage, not just cash. For international investors that means residency, a Dubai asset, and retained liquidity in one move. Mortgease structures the financing — including for non-residents — so your purchase clears the AED 2M threshold efficiently.
