Yes. GDRFA Dubai grants a 10-year Golden Visa to an investor who owns one or more properties worth at least AED 2,000,000. Mortgaged and off-plan property can qualify, subject to conditions.
NXTSTAR checks your title and valuation position against the rules before you apply, prepares the file and submits it.
Last reviewed: by the NXTSTAR team.
Rules are set by the authority and can change. Confirm the current position before you apply.
The property conditions
- One property or several, with a combined value of at least AED 2,000,000. All property types are accepted.
- Mortgaged property is accepted. GDRFA asks for a bank letter showing that AED 2,000,000 has been paid.
- Off-plan units count if the total value is at least AED 2,000,000 and they were bought from an approved local real estate company.
- With joint ownership, your own share must be worth at least AED 2,000,000.
Documents
- Passport copy
- A property status statement from the Dubai Land Department, which certifies the value
- Where needed, a valuation certificate from an office licensed by the Dubai Land Department
- For a mortgaged property, the bank letter described above
The condition buyers miss: the lien
GDRFA requires a lien to be placed on the property so that ownership continues for the life of the Golden Visa. You should assume you cannot freely sell that property during the term without affecting the visa. Plan for this before you choose which property to use.
The process
- Confirm the property qualifies and obtain the Dubai Land Department statement.
- Submit the application online through GDRFA or the Dubai Land Department service, or at an Amer centre.
- Complete medical testing and Emirates ID biometrics.
- Receive the residence permit.
GDRFA Dubai gives an expected completion time of five business days once a complete application is submitted. Gathering the property documents usually takes longer than that.
Keeping the visa
- You must stay able to support yourself and your family without government support.
- Golden Visa holders are exempt from the rule that cancels a residence visa after 180 days outside the UAE.
- The permit can be extended if you still meet the conditions when it expires.
- The authority can check during the term that you still qualify.
What NXTSTAR does, and what we do not
We check eligibility, tell you which documents are missing, and prepare and submit the application. We can also handle family members' permits.
We are not a real estate broker and do not advise on which property to buy. Approval is decided by the immigration authority.
Common questions
Does a mortgaged property qualify?
Yes. GDRFA Dubai accepts mortgaged property and asks for a bank letter showing AED 2,000,000 paid.
Can I combine two apartments to reach the threshold?
Yes. GDRFA refers to one or more properties with a value of no less than AED 2,000,000.
Can I sell the property after I get the visa?
A lien is placed on the property to ensure ownership continues during the Golden Visa, so selling it affects the visa.
Do these rules apply outside Dubai?
These are GDRFA Dubai's conditions. In other emirates the application goes through the federal authority, ICP, and the land department of that emirate.
How much does NXTSTAR charge?
We do not publish prices. Ask us for a written quote that separates government fees from our service fee.
Sources
The rules on this page come from the authority's own published material, checked on 6 October 2026.
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