# Dubai Golden Visa property eligibility checker

> Check whether a Dubai property reaches the AED 2,000,000 threshold for the 10-year Golden Visa, what a joint or mortgaged holding changes, and which shorter investor route applies below it.

Source: https://www.askeric.io/tools/dubai-golden-visa-eligibility

## The short answer

Property valued at AED 2,000,000 or more, on a current DLD valuation, qualifies the owner for the 10-year renewable Golden Visa. Below that sits a shorter 2-year investor permit.

The calculator itself is on the page: https://www.askeric.io/tools/dubai-golden-visa-eligibility. It is free, needs no account, and nothing you type is sent anywhere.

## How it works

- The test is run on a current Dubai Land Department valuation, not on the price you paid, and more than one property registered to you can be combined to reach the threshold.
- Joint ownership is measured on your own share of the value, which is why the calculator asks for it separately.
- A mortgaged property is accepted by DLD and GDRFA Dubai with a no-objection letter from the bank, which holds a lien for the term of the visa.
- Off-plan can qualify where the developer is DLD-approved.
- Below AED 2,000,000 the route is the 2-year property investor visa, not the Golden Visa. Dubai removed its AED 750,000 minimum in April 2026: a sole owner now qualifies at no minimum value, and joint owners at AED 400,000 each.

## What it assumes

- There is a discrepancy worth knowing about rather than smoothing over: the federal ICP and u.ae portals describe the standalone real-estate investor route as a 5-year visa requiring the property be owned without loans, while DLD and GDRFA Dubai issue a 10-year permit that accepts a mortgage. For a Dubai buyer the operative answer is the permit DLD and GDRFA actually issue, but confirm your own case with them.
- Eligibility is decided by GDRFA on the full application, including medical, background and dependants. A property test is a necessary condition, not the decision.
- This is general information, not immigration advice.

## Related reading

- [The Golden Visa property threshold](https://www.askeric.io/blog/golden-visa-property-threshold)
- [Freehold and leasehold for foreign buyers](https://www.askeric.io/blog/freehold-vs-leasehold-for-foreign-buyers)

## Sources

- [Dubai Land Department: Golden Visa application (investor)](https://dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/)
- [GDRFA Dubai: Issuing a golden residence permit (investors)](https://www.gdrfad.gov.ae/en/services/8ea80da4-f43e-11eb-0320-0050569629e8)
- [u.ae: Golden visa](https://u.ae/en/information-and-services/visa-and-emirates-id/residence-visas/golden-visa)

Rules last checked 2026-08-25.