Can you get a UAE golden visa with a mortgage?

Published and last checked 9 November 2026. By Imago 77 Ltd.

Yes. A mortgaged property can qualify for the 10-year UAE golden visa. The rules differ between Dubai and Abu Dhabi, so check which emirate your property is in before you rely on the loan.

Dubai: advisers report that the certified value now counts, not the amount you have paid. Abu Dhabi: your own equity must be at least AED 2,000,000.

The basic rule

The real estate golden visa needs property worth at least AED 2,000,000. You can combine more than one property to reach that figure. The value that counts is the one the land department certifies, which can differ from the price you paid.

Dubai

Until early 2026, buyers with a mortgage generally had to have paid at least half of the price, or AED 1,000,000, before they could apply.

Several Dubai advisers and agents report that a federal circular dated 20 February 2026 removed that condition. Under their reading, a property qualifies once the Dubai Land Department values it at AED 2,000,000 or more, however it was financed. We have not been able to read the circular itself, so treat this as reported practice and confirm it with the Dubai Land Department or ICP before you buy.

The documents reported for a mortgaged property are:

• the title deed, or the developer contract for off-plan;
• a Dubai Land Department valuation;
• a no-objection certificate from your bank;
• a mortgage statement showing the loan amount.

Abu Dhabi

The Abu Dhabi Residents Office states the rule plainly: with a mortgage, your own equity must be at least AED 2,000,000. In practice this means a buyer needs a more expensive home, or a bigger deposit, than in Dubai.

If your property is worth less

Dubai also offers a two-year investor visa. Since April 2026 it has no minimum value for a sole owner of a completed property. It is shorter and needs renewing more often, but it can be a first step.

Before you sign

1. Ask the bank in writing whether it will issue a no-objection certificate for a visa application.
2. Get an independent view of the likely land department valuation. A price of AED 2,000,000 does not guarantee a valuation of AED 2,000,000.
3. Check the current rule on the official eligibility tool before you commit.

1. UAE government portal: golden visa
2. Abu Dhabi Residents Office: real estate investors
3. Reported 2026 Dubai change: Business Dubai; Metropolitan Premium Properties
4. AGBI: UAE scraps minimum payment for property golden visa
5. ICP eligibility tool

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