It is one of the most common questions property investors ask: "My apartment is worth more than AED 2 million, but it is mortgaged, do I still qualify?" The good news is that a mortgage does not disqualify you. The important detail is how the value is counted. Getting this right is the difference between a smooth application and a rejected one.
Want us to check your numbers? You can contact our team or book a call and we will tell you honestly whether your equity meets the threshold.
The Short Answer
Yes, a mortgaged property can qualify for the 10-year Golden Visa. The property route requires a property valued at a minimum of AED 2 million, and the authorities assess this against your paid-up equity, not the sticker price. For the full property route, see our pillar guide, UAE Golden Visa Through Property.
How the AED 2 Million Rule Works With a Mortgage
Equity is simply the part of the property you actually own, the value minus the outstanding loan. Only that owned portion counts toward the threshold. If your equity is at least AED 2 million, you meet the requirement; if the bank still finances a large share, you may not, even on an expensive property.
A simple example. You own an apartment valued at AED 3 million with an outstanding mortgage of AED 1.2 million. Your paid-up equity is AED 1.8 million, which is below the AED 2 million threshold, so this property alone would not yet qualify. Pay the balance down, or add a second qualifying property, and it can.
Not Sure If Your Equity Qualifies?
Book a call with Imran Mirza. We will look at your value, your outstanding balance and your paid-up equity, and give you a clear, honest answer.
What the Bank Letter Must Show
Because the whole assessment turns on equity, the most important document is a recent letter from your bank confirming the outstanding mortgage balance as of a current date. From your property value and that balance, your equity is clear. An outdated or vague letter is the number-one cause of delay on mortgaged applications, which is why it is worth getting right before submission. Our required documents checklist covers everything else you will need.
Combining Two Properties
If a single property does not reach AED 2 million in equity, you can often combine multiple properties held in your name, provided they are in designated freehold or investment zones. The paid-up equity of each is added together. This is a genuinely useful route for investors with a couple of smaller units rather than one large one, and we can confirm whether your specific holdings qualify.
Off-Plan and Mortgaged Property
An off-plan property that is also financed can still work, but it carries the conditions of both: the developer must be RERA-registered and the unit registered with the Dubai Land Department through Oqood, and your paid portion must reach the threshold. It is very achievable with the right preparation, and we cover speed considerations in our priority processing guide.
How XILLION Helps
We take the guesswork out of the equity question. Before anything is submitted, we confirm your property value, obtain the correct bank documentation, calculate your qualifying equity, and tell you plainly whether you meet the threshold today or what it would take to get there. And once your residency is secured, we can arrange your family visa and bank account too. If you would like the wider view first, read our complete Golden Visa guide.
Frequently Asked Questions
Can I get a UAE Golden Visa if my property has a mortgage?
Yes. A mortgaged property can qualify for the 10-year Golden Visa, provided the equity you have paid toward it reaches at least AED 2 million. The outstanding loan amount does not count toward the threshold.
How is the AED 2 million calculated on a mortgaged property?
Only your paid-up equity counts, that is, the portion of the property value you actually own, not the amount still financed by the bank. If your paid equity is below AED 2 million, the property does not yet meet the threshold on its own.
What document proves my equity?
A recent letter from your bank confirming the outstanding mortgage balance and, ideally, your paid-up equity. This is the single most important document for a mortgaged application.
Can I combine two properties to reach AED 2 million?
In many cases yes, multiple properties in designated freehold or investment zones can be combined toward the threshold, using the paid-up equity of each. We confirm this for your specific holdings.
Does an off-plan mortgaged property qualify?
It can, if the developer is RERA-registered, the unit is registered with the Dubai Land Department through Oqood, and your paid portion reaches the threshold. This usually needs extra verification.
Get a Clear Answer on Your Property
Book a call with Imran Mirza for an honest assessment of your equity and your Golden Visa eligibility, no pressure, no false promises.
Official government sources: u.ae, Golden Visa, ICP, GDRFA Dubai, Dubai Land Department.
Related reading: UAE Golden Visa Through Property · Express Golden Visa, Priority Processing · Required Documents Checklist