UAE Golden Visa Property Checker (2026)

15 September 2026 को अपडेट किया गया · Last verified 15 Sep 2026 — verify current rules at gdrfad.gov.ae and goldenvisa.gov.ae

The UAE Golden Visa is a renewable ten-year residence permit, and the property route turns on a single number: at least AED 2,000,000 of net property value. What counts is not the headline price but the equity position — the value on the title deed or attested purchase agreement minus any outstanding mortgage. This checker tests that arithmetic against the threshold and shows the margin either way. It covers the ready-property and off-plan routes, and explains what the business and specialist-talent routes require instead. Rules are amended periodically, so treat the result as guidance and confirm the current requirements with the immigration authorities before applying. Last verified on 15 September 2026.

Investment route

Property value (AED)

Value on the title deed, or the value in the attested purchase agreement for off-plan.

Outstanding mortgage (AED)

Leave 0 if unencumbered. The threshold applies to net value, not headline price.

Property is completed

Handover taken and a title deed (or registered Oqood contract) exists.

Threshold met

You meet the AED 2,000,000 threshold exactly.

Net value: AED 2,000,000
Threshold: AED 2,000,000
Margin: +0

What qualifying grants: a renewable 10-year residence visa, held without an employer or family sponsor.
Off-plan note: the developer must be approved for the programme and the purchase agreement attested; a bank letter confirming the invested amount can support the application where the agreement value alone falls short.

Rules are amended periodically. Verify the current requirements at gdrfad.gov.ae and goldenvisa.gov.ae before applying. Last verified 15 September 2026.

How the calculation works

The check is one comparison: net value = property value − outstanding mortgage, tested against the AED 2,000,000 threshold. If the net value meets or exceeds the threshold, the property route is satisfied, and the panel shows the margin above the line — the number to watch when planning a mortgage paydown or a second purchase. For off-plan purchases from approved developers, the value on the attested purchase agreement is used, and a bank letter confirming the amount invested can support the application where the agreement value alone falls short. The business and specialist-talent routes are assessed on documents rather than a value threshold, so the checker describes their requirements instead of computing a margin.

Frequently asked questions

Can I apply for the Golden Visa with an off-plan property?

Yes, subject to conditions. The property must be purchased from a developer approved for the programme, the sale agreement must be attested, and the value must reach AED 2,000,000. Because no title deed exists before handover, the application relies on the agreement and, in many cases, a bank letter confirming the amount invested. Check the developer's approved status before you sign rather than after.

Does a mortgage stop me qualifying?

Not by itself. What matters is net value: property value minus the outstanding mortgage must still reach AED 2,000,000. A property worth AED 3,500,000 with AED 1,400,000 of mortgage remaining leaves AED 2,100,000 of net value and clears the threshold. Where the outstanding loan is larger, some applicants provide a bank letter confirming the paid portion; acceptance is at the authority's discretion, so confirm the position with GDRFA first.

Is the Golden Visa really ten years, and do I need a sponsor?

The property, business and specialist-talent routes all lead to a renewable ten-year residence permit. No employer or family sponsor is required — the visa is held in your own right — and it can be extended to a spouse, children and, within limits, domestic staff. Renewal is not automatic: the qualifying conditions must still hold when the permit is renewed.

Buying costs for the qualifying property can be itemised with the DLD fee calculator, and yearly running costs with the service charge calculator — both topics are covered in depth on the Villavow blog.