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LENS / Pavan Mulani

The Golden Visa and off-plan property: ask these questions first

· 2 min read
A stone key resting on a plain booklet with ten low steps curving up behind it
In this article

Many people hear "buy AED 2 million of property and get a ten-year visa" and stop listening there. With off-plan, the detail in the middle is where the decision is made.

What the Dubai Land Department says

The Dubai Land Department's page for investors says a property worth AED 2 million or more may support an application for a ten-year renewable residence permit. The property must be worth that amount at the time of purchase and be wholly in your name, and one or more properties can count together.

The documents it lists include your passport, a personal photo, and the title deed or e-certificate of title. If there is a mortgage, the bank gives a no-objection letter, and the page asks for proof that AED 2 million has been paid. You must be in the UAE to apply, in person and without a representative. The official investor fee listed is AED 9,884.75, and family permits have their own fees.

Where off-plan is different

When you buy off-plan, you first receive an Oqood, which is the registered contract of sale. The title deed comes later, once the property is fully paid and handed over.

That is why I say: do not plan your life around the visa until we have checked how it works for your project and your stage. I do not want you to buy a property for the visa, and then find the timing is not what you assumed.

Questions I would ask first

  • At what stage can I actually apply, for this property and this payment plan?
  • Does the amount I have paid so far matter, or only the purchase price?
  • If I use a mortgage, what must the bank confirm?
  • Do I want to live in Dubai, or is the visa only a bonus? Be honest with yourself here.

My advice

First decide whether the property is right for you on its own merits: the price, the developer, the payment plan and the years ahead. Treat the visa as something extra that we confirm, not the reason to buy.

If you tell me your budget and what you hope the visa will do for you, I will tell you plainly what applies.

Source: Dubai Land Department, Golden Visa application, Investor (dubailand.gov.ae), checked on 18 October 2026. Requirements change, so confirm before you act.

Quick answers

Questions people ask

What does the Dubai Land Department say about the Golden Visa and property?

Its investor page says a property worth AED 2 million or more may support an application for a ten-year renewable residence permit. The property must be worth that amount at purchase, be wholly in your name, and one or more properties can count together.

Can I get the Golden Visa as soon as I buy off-plan?

Not necessarily. Off-plan buyers first receive an Oqood, the registered contract of sale. The title deed comes later, once the property is fully paid and handed over. Check at what stage you can actually apply for your project and payment plan.

What does the Dubai Land Department list for the application?

Your passport, a personal photo and the title deed or e-certificate of title. With a mortgage, the bank gives a no-objection letter, and proof that AED 2 million has been paid is asked for. You apply in person, in the UAE. The official investor fee listed is AED 9,884.75.

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