Golden Visa and a Dubai mortgage
The UAE publishes a Golden Visa route for an investor who owns real estate worth at least AED 2 million. A mortgage does not grant that visa, and the visa does not grant a mortgage. Immigration decides one. The bank decides the other. Check the current property rule on the government portal before you plan around it.
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What the property route is
The Federal Authority for Identity, Citizenship, Customs and Port Security says a real-estate investor must own property worth at least AED 2 million, and that the property may be financed by an approved local bank. Off-plan purchases of at least AED 2 million from an approved developer are listed on that same page.
The Dubai Land Department's Golden Visa service also uses AED 2 million as the purchase value. For a mortgaged home it asks for a bank letter showing that AED 2 million has already been paid. Those are two published checklists, and they are not identical. The authority you apply through is the one that decides. A mortgage is not a visa, and a visa is not a loan.
What the mortgage still has to satisfy
The Central Bank of the UAE caps the loan-to-value. For a first home you live in, the ceiling is 85% for a UAE national and 80% for an expatriate when the property is AED 5 million or under, and 75% or 70% when it is above that. A second home or an investment property is capped at 65% for a UAE national and 60% for an expatriate. Off-plan purchases are capped at 50% for every buyer. These are ceilings. A bank can ask for a larger deposit.
A buyer who wants both a loan and a visa should price the deposit twice: once for the bank, and once for whatever equity the visa rule requires at the time. They are not the same test.
Questions
No. The Golden Visa property route is about ownership of real estate at the value the government sets, currently at least AED 2 million. A mortgage is a loan. The immigration authority decides the visa.
Federal guidance published by the identity authority uses a property value of at least AED 2 million, and allows finance from an approved local bank. The Dubai Land Department's own service asks, where the home is mortgaged, for a bank letter showing AED 2 million already paid. Use the checklist of the authority you apply through.
A Golden Visa is a residence visa, so a bank may treat you as a resident. That is the bank's classification. The Central Bank ceilings for a UAE national or an expatriate, and for a first home or a later one, still apply.
No. We advise on the mortgage. The visa application goes to the immigration authority. We can introduce you to the right conversation. We do not grant the visa.
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