The Golden Visa property threshold is AED 2,000,000 — based on what your property is worth today, not what you paid for it. Dubai prices have moved a long way since 2021. Most owners who bought under the threshold have never checked.
She now qualifies for the 10-year Golden Visa without buying anything else. The property did the work — she just needed a current valuation to prove it.
Real client case, shared with permission. Property details withheld for privacy.
Both are accepted for the Golden Visa. The real difference is what else the certificate can be used for afterwards — and whether you need it fast.
Issued by the real estate authority, for the Golden Visa only
Certificate in 24–48 hours
Full valuation you can use for anything
Usually 1–2 weeks — not guaranteed
A valuation can come back below AED 2 million. If it does, you will not qualify on the property route, and the valuation fee is still payable — it covers the valuer's work either way.
So before you spend anything, message us with your building, unit size and what you paid. We will give you our honest read on whether it is worth valuing, free. If we think you are not close to the threshold, we will tell you and you keep your money.
If you want more certainty than an opinion, there is also a paid pre-check for AED 500 on the Land Department route — it gives you the expected outcome before you commit to the full fee.
Send us your building, size and purchase price. We tell you honestly whether a valuation is likely to clear 2M.
We arrange the valuer's visit to your property and handle the paperwork. You do not need to be there.
Above 2M, we prepare and submit the Golden Visa application with your title deed and documents.
Medical, Emirates ID and visa stamping — handled by our government team. You queue nowhere.
No. The threshold is based on the current value of the property, not the historic purchase price. That is exactly why owners who bought below 2 million in 2021 or 2022 can qualify today without buying anything more — a current valuation is what proves it.
A mortgage does not automatically disqualify you, but the rules around mortgaged property have specific conditions. Send us your title deed and we will tell you where you stand before you pay for anything.
In many cases yes — the combined value of multiple Dubai properties can be counted toward the threshold. If you own two or more, tell us and we will check the current position for your specific situation.
If you only need it for the Golden Visa, take the AED 3,800 certificate — it is faster and cheaper, and it does the job. Choose the AED 6,020 Land Department valuation if you also want to use the valuation for something else, such as a bank, a refinance or a sale, because the cheaper certificate is issued for the Golden Visa only and cannot be used for anything beyond it.
For an apartment or villa: your title deed, passport copy, Emirates ID if you are a UAE resident, and recent photos of the property inside and out. If the property is mortgaged we also need the mortgage statement and an NOC from your bank. Off-plan properties need the Oqood certificate. Plots and commercial units need a little more — we will tell you exactly what applies to your case.
Ten years of UAE residency, renewable, without needing an employer or a company to sponsor you. You can sponsor your spouse, children and domestic staff, and you are not subject to the usual rule about losing residency after six months outside the country. More on the full Golden Visa service →
Not for the valuation. For the visa itself you will need to be in the UAE for the medical test and Emirates ID biometrics, which we arrange together in a single short trip.
Send us your building, unit size and what you paid. We will tell you honestly whether your property is likely to clear the 2 million threshold — before you spend a dirham.
Free, no obligation. If we think you are not close to the threshold, we will say so.