Golden Visa on a Mortgaged Dubai Property: What You Need to Know

Can a Dubai property bought with a mortgage still qualify for the Golden Visa? The 2 million AED threshold applies to the property's value, not to how it was financed, subject to conditions confirmed by the authorities.

6 November 2026 · By Orven Properties · 4 min read

Pictured: BUGATTI Residences by Binghatti, Business Bay, Dubai

A Dubai property financed with a mortgage can still support a Golden Visa application, since the 2 million AED threshold is based on the property's value, not on whether it was bought in cash or financed. The exact conditions, including any requirement on the loan balance, are always confirmed with the authorities rather than assumed here.

The threshold itself, and where financing fits

A real estate investment of at least 2 million AED opens the door to a Golden Visa application, under conditions to be confirmed with the authorities. Whether that 2 million AED came entirely from your own funds or partly through a bank loan subject to the lender's approval is a financing detail, separate from the property value test itself. No visa duration is specified here, and none should be assumed.

Three published entry prices near or above the threshold

Al Habtoor Tower, Business Bay: from AED 2 million, right at the threshold for the smallest published unit.
Aurea, Rashid Yachts & Marina: from AED 2,310,888, apartments and penthouses on the marinafront.
Bayz 102, Business Bay (Danube): from AED 2.4 million, a 30/70 payment plan with June 2029 handover.

Project	Area	Entry price	Payment plan
Al Habtoor Tower	Business Bay	AED 2,000,000	On request
Aurea	Rashid Yachts & Marina	AED 2,310,888	On request
Bayz 102	Business Bay	AED 2,400,000	30/70

Financing one of these and the Golden Visa in the same plan

If you intend to use a mortgage to fund part of Aurea or Bayz 102, for example, start that conversation with your adviser before reserving, since any financing requirement tied to the Golden Visa application needs to be confirmed with the authorities at the time you apply, not estimated from the entry price alone. Bank financing itself is possible for certain non-residents in the UAE, always subject to the lender's own approval, with no interest rate quoted here.

Why the entry price alone is not the full picture

Al Habtoor Tower's AED 2 million figure is the starting price for the smallest unit; a larger apartment or penthouse in the same building costs more, which still clears the threshold comfortably. For Aurea and Bayz 102, the published entry prices already sit above 2 million AED, though your adviser will confirm which exact unit and price combination applies to your situation.

ORVEN PROPERTIES

Talk to an Orven adviser

Leave your number: an adviser calls you back or replies on WhatsApp, in your language. No commitment.

Your name

Phone (WhatsApp)

Budget (optional)Best time to call (your local time)

Why timing the mortgage matters for the visa application

If part of your purchase is financed, the property's title and the loan status at the time you actually submit the Golden Visa application are what the authorities will look at, not the plan you had in mind at reservation. For an off-plan purchase like Bayz 102, that typically means the application timing lines up with handover and title transfer, when the property's status is clearest, rather than at the earlier reservation stage.

What title transfer looks like on a financed purchase

When a mortgage is involved, the bank is typically registered against the title as a lender, a standard arrangement in most property markets, which does not prevent the property from supporting a Golden Visa application; it simply means the lender's interest is also reflected on the title deed. Confirm the exact process with your adviser and the bank once financing is arranged, rather than assuming it works identically to a cash purchase.

What this does not include

None of the figures above include the Dubai Land Department's 4% registration fee, which is confirmed separately at the point of transfer, or any Oqood fee for an off-plan reservation. No percentage of these prices has been calculated here; ask your adviser for the exact figure once your unit is confirmed.

Next step

To check current availability at Al Habtoor Tower, Aurea or Bayz 102, and to start the Golden Visa conversation alongside a financing plan, send your budget and preferred financing approach on WhatsApp at +971 52 776 1939 or to sales@orvenproperties.com. Our guides on the Golden Visa with a mortgaged property and Bayz 102 in Business Bay go further. For current listings, see find your home.

FAQ

Does financing a property with a mortgage disqualify it from the Golden Visa? No, the threshold is based on the property's value, not on whether it was financed. Conditions are confirmed with the authorities.

Is Al Habtoor Tower's entry price enough for the Golden Visa threshold? At AED 2 million for the smallest unit, it meets the published 2 million AED threshold, subject to conditions confirmed with the authorities.

Can a non-resident get a mortgage for one of these projects? Bank financing is possible for certain non-residents, always subject to the lender's own approval; no rate is guaranteed.

What is Bayz 102's payment plan? A 30/70 structure, with handover targeted for June 2029, according to the developer.