If you are asking, “can I get a golden visa if I buy a mortgaged off-plan property that is over 2M AED,” the answer is yes, provided certain eligibility criteria are met. Dubai’s evolving real estate market now allows high-net-worth individuals and serious investors to access long-term residency through investments in qualifying properties, even when those properties are off-plan and mortgaged. In this comprehensive guide, we clarify the official process for securing a UAE Golden Visa through this investment route and address key factors you should consider.
Understanding the UAE Golden Visa for Real Estate Investors
The UAE Golden Visa is a long-term residency permit designed to attract sophisticated investors and entrepreneurs. Real estate investors benefit from a renewable 10-year residency, with the opportunity to sponsor family members and support staff. This policy shift reflects Dubai’s goal of encouraging long-term investment, as its property market matures beyond a destination for transient residents.
Eligibility for the Golden Visa in the property investment category generally requires the purchase of real estate valued at AED 2 million or higher. The property may be completed or off-plan, offering investors flexibility and access to new developments in sought-after neighborhoods like Jumeirah Village Circle, Al Furjan, or Business Bay.
Off-Plan Properties and Golden Visa Eligibility: The Key Criteria
To qualify for the Golden Visa with an off-plan property, your investment must meet set government criteria:
- The total value of the property (or portfolio) must be at least AED 2 million.
- The property must be purchased from an approved developer with all installments and purchase agreements clearly documented.
- The property should not be under dispute or subject to unresolved legal claims.
Buying off-plan allows investors to secure premium locations and favorable payment plans from reputable developers. Dubai’s regulatory environment safeguards such investments, making off-plan real estate both an accessible and popular route for Golden Visa applicants.
Navigating Mortgaged Properties for Golden Visa Application
Investing in a mortgaged property does not disqualify you from the Golden Visa, provided other conditions are fulfilled. Here’s what you need to know:
- If the property is mortgaged, the investor’s equity (the paid-up portion) must be at least AED 2 million at the time of application.
- Proof of payment from your mortgage lender or bank is required, confirming your stake in the property meets the minimum threshold.
- In Dubai, most major banks are familiar with the Golden Visa requirements and can provide the necessary documentation, including no-objection certificates and mortgage statements.
This approach allows investors to leverage financing while still accessing residency, as long as their capital investment meets regulatory minimums.
Combining Off-Plan and Mortgaged: Specific Requirements and Process
When combining mortgaged and off-plan elements, the process is nuanced. Investors should ensure:
- The off-plan property’s value at purchase is at least AED 2 million or more.
- The investor’s contributions toward the property (deposits and installments) add up to at least AED 2 million, even if payments are ongoing.
- If the property is mortgaged, a bank statement or letter verifying the investor’s equity and outstanding mortgage is needed.
- The developer and bank must both be recognized and approved by Dubai’s land authorities (DLD).
Example: Step-by-Step Pathway
- Reserve your off-plan property through a trusted developer, ensuring total value exceeds AED 2 million.
- Arrange mortgage financing with a participating local bank.
- As you make installments, keep records and payment receipts from both the developer and the bank.
- Once your total investment paid reaches AED 2 million, request formal documentation.
- Submit your application, including property deeds (Oqood if under registration), payment confirmations, and a valid passport.
Documentation and Application Steps for Your Golden Visa
To streamline your Golden Visa application as a real estate investor, prepare the following:
- Copy of sale and purchase agreement (SPA) with the developer.
- Oqood certificate for off-plan properties, or title deed for completed properties.
- Payment proofs showing a minimum investment of AED 2 million (receipts, bank confirmations).
- NOC and statement from the mortgage provider, if relevant.
- Valid UAE health insurance.
- Passport copies and photographs for the applicant and family (if sponsoring dependents).
Common Challenges and Expert Tips for a Smooth Application
Challenges may include delays in Oqood issuance, complex mortgage structuring, or changes in property value before the AED 2 million threshold is reached. To avoid complications:
- Work with developers and banks experienced in Golden Visa procedures.
- Ensure all paperwork is current and fees are settled.
- Apply only once your investment (paid capital) clearly meets the minimum requirement.
Consulting reputable real estate advisors or developer representatives can help safeguard your process and maximize your chances of approval.
Why Choose Danube Properties for Your Golden Visa Investment
Danube Properties offers a proven track record of successful projects in Dubai’s most dynamic neighborhoods. With extensive experience in both off-plan sales and assisting investors through the Golden Visa pathway, Danube ensures compliance, transparent processes, and tailored payment plans.
In summary, you can obtain a UAE Golden Visa if you buy a mortgaged off-plan property over AED 2 million, as long as your paid investment meets the official requirements. For up-to-date guidance tailored to your investment strategy, contact Danube Properties to learn more.
