Explore how UAE’s Golden Visa reforms impact buyers and banks. Learn key rules, mortgage insights, and valuation tips.
Before diving into this topic, let’s first understand what the Golden Visa is. Introduced by countries implementing significant reforms in recent years, the Golden Visa aims to reshape the landscape for property buyers and financial institutions by attracting foreign investment.
In this blog, we’ll explore the latest Golden Visa reforms, their impact on mortgage valuations, and what property buyers, banks, and investors need to consider.
The UAE Golden Visa is a long-term residency visa—valid for 5 or 10 years—designed to attract foreign investment and talent. It allows holders to live, work, and study in the UAE without the need for a local sponsor and also sponsor their family members.
One of the most common routes to obtaining the Golden Visa is through real estate investment. A minimum investment of AED 2 million, typically in property, is required.
The Golden Visa program has significantly boosted UAE’s economy, real estate market, and tourism sector. With recent reforms in 2024 and 2025, the program is now more accessible and investor-friendly than ever before.
Recent updates to the UAE’s Golden Visa program have opened new doors for both property buyers and financial institutions.
Before 2024, investors purchasing properties with a mortgage were required to make a minimum down payment of AED 1 million or 50% of the property value to qualify for the Golden Visa. But the 2024 reform made it more consumer-friendly since now investors only need to make sure the property’s value is AED 2 million or more, regardless of the down payment amount. Now, instead of 50%, you can apply with just 20% of the down payment.
Investors can now apply for a Golden Visa using off-plan properties, provided the property value is at least AED 2 million. Previously, off-plan properties required 50% completion and a 50% upfront payment. The removal of these conditions has opened opportunities for buyers investing in Dubai’s rapidly growing off-plan market
Spouses or first-degree relatives can consolidate property ownership to meet the AED 2 million threshold. For example, if a property valued at AED 4 million is jointly owned, each co-owner may qualify for a Golden Visa, provided their share meets the minimum value requirement.
The Dubai Land Department (DLD) oversees all property valuations for Golden Visa eligibility,
making
sure all the actions are transparent to the buyer, seller, and all concerned authorities.
Previously, valuations were based on title deeds, which could lead to discrepancies. An official
valuation
certificate from the DLD or the Department of Municipalities and Transport (DMT) in Abu Dhabi is
mandatory to confirm the property’s market value.
You can request a valuation directly through Reliant Surveyors valuation and professional advisory
service.
Mortgages from UAE banks are permitted, provided the investor’s capital in the property is at least AED 2 million. For instance, if a property is worth AED 5 million, the outstanding mortgage principal cannot exceed AED 3 million. A No Objection Certificate (NOC) from the bank is required to support the application.
UAE banks are capitalizing on the Golden Visa reforms by offering tailored mortgage products and residency support services. Key trends include:
Competitive Mortgage Rates : Banks like First Abu Dhabi Bank and Emirates NBD offer rates as low as 2.49%, increasing accessibility for international investors.
Streamlined Processes : Low-document policies and one-stop services for Golden Visa applications enhance the appeal of UAE banks for non-resident investors.
Increased Demand : The relaxed down payment and off-plan property rules have boosted mortgage applications, driving growth in the real estate markets of Dubai, Abu Dhabi, Sharjah, and Ras Al Khaimah.
The Golden Visa, along with other reforms by the UAE government, has brought them huge amounts of investment. Thus, the result and regulations make long-term residency more accessible for property buyers.
The UAE has lowered barriers for investors while boosting demand in its property market. For banks, these changes present opportunities to offer competitive mortgage products and support services, driving economic growth. If you are interested in getting more details, valuations, personalized strategies, and expert guidance, then Reliant Surveyors is here at your service.
