Golden visa property valuation in Dubai
The threshold is the easy part. What causes rejected applications is the assumption that any AED 2 million property qualifies in any condition of ownership.
The short answer
The Dubai golden visa property route requires a valuation of AED 2 million or more, certified by the Dubai Land Department. An agent estimate will not be accepted. The certificate is issued against a specific title deed, and off-plan and mortgaged property are treated differently from a completed unit owned outright.
What counts toward the AED 2 million threshold?
Five ownership circumstances. Only the first is settled — every other row must be confirmed against the issuing authority before it is relied on.
| Circumstance | Counts toward the threshold? | What is required |
|---|---|---|
| Completed unit, owned outright, title deed issued | Yes | DLD-certified valuation at AED 2 million or more |
| Completed unit with a mortgage | ||
| Off-plan, handover not yet taken | ||
| Two or more properties combined | ||
| Jointly owned property |
Source: , checked 2026-08-12.Every row above must be confirmed against the issuing authority before it is relied on. These rules have changed more than once and this page states the position rather than guessing it.
How is the valuation certificate issued?
Four steps, and the sequencing is what trips people up.
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A completed unit owned outright with the title deed issued — the one circumstance on this page that is settled. -
Off-plan, mortgaged and jointly owned property are each treated differently, and each rule has changed more than once. -
The valuer inspects the unit physically. A desktop appraisal does not produce a certificate.
- A RERA-registered valuer inspects A physical inspection, not a desktop appraisal, booked against a specific title deed.
- Submitted to the Land Department The Department certifies the figure. The valuer alone cannot.
- The certificate is issued With a stated value and a validity period. Fee: . Turnaround: .
- Submitted with the application To GDRFA or ICP, alongside the title deed and identity documents.
What does the rule say?
The verbatim text of the governing provision goes here, quoted exactly with its article number.
— . Checked 2026-08-12.
If you are not yet sure whether your property is anywhere near the threshold, start with a free written valuation.
Who carries out the certified valuation?
A RERA-registered valuer inspects; the Land Department certifies. Plainly Property does neither, holds no licence, and issues nothing.
What it does is explain which document the application actually needs, and route the request to the licensed party named below.
Who carries out the valuation
- Licensed party
- Apex Prime Properties
- ORN
- 28419
Plainly Property is an information service and is not a licensed property brokerage. Valuations and sales are carried out by Apex Prime Properties, ORN 28419, registered with the Dubai Land Department.
Questions people ask
Answer first, then the detail. Every figure quoted here is the same figure the page above it publishes, with the same source.
What is the property threshold for the Dubai golden visa?
The property threshold is AED 2 million. The figure must be evidenced by a valuation certified by the Dubai Land Department, not by a purchase price on a contract or an agent appraisal.
Does off-plan property count toward the golden visa threshold?
Off-plan property is treated differently from a completed unit and the current position needs confirming against the issuing authority before you rely on it: .
Can I combine two properties to reach AED 2 million?
Whether multiple properties can be aggregated toward the threshold is a rule that has changed more than once: . Confirm it with GDRFA or ICP directly before making a purchase decision on that basis.
Does a mortgage affect golden visa eligibility?
A mortgaged property may be treated differently from one owned outright, and the treatment of the outstanding balance against the threshold is the detail that matters: .
How long is a DLD valuation certificate valid?
A certificate has a stated validity period, after which the application needs a fresh one: .
Is Plainly Property able to issue the valuation certificate?
No. Plainly Property holds no licence and issues nothing. A DLD-certified valuation is produced by a RERA-registered valuer and certified by the Land Department. Plainly Property explains the process and routes the request to a licensed partner.
Get the valuation started
We confirm whether your property is likely to meet the threshold before anyone pays for a certified valuation, then route the certification to the licensed partner.
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Email
info@plainlyproperty.comThe written report is delivered here within 24 hours of the request.
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What this is not
No listing, no marketingAsking for a report does not put your property on the market. Plainly Property publishes no listings and holds no licence.