UAE Golden Visa through Dubai property (2026 guide)
Updated November 2026. Rules and fees change; confirm with the Dubai Land Department (DLD) or a Golden Visa centre before you buy for visa purposes.
The UAE Golden Visa gives property investors a renewable 10-year residence permit without an employer or sponsor. In Dubai the main condition is simple: own property worth at least AED 2,000,000. The details around that figure (mortgages, off-plan, joint ownership, how the value is measured) are where most mistakes happen. This guide explains the current rules, what is settled, what is still unclear, and walks through five typical cases.
The rules in one minute
- Minimum value: AED 2 million in one or more properties in your name.
- Validity: 10 years, renewable while you still own qualifying property.
- Family: you can sponsor your spouse, children (no age limit for Golden Visa holders) and parents.
- Time abroad: the visa does not lapse if you stay outside the UAE for more than six months.
- Mortgages: allowed only with an approved UAE bank, with a bank letter. How much must already be paid is the main open question (see below).
- Off-plan: allowed when bought from an approved developer; payment or construction thresholds may apply.
- Joint ownership: each owner's share must itself be worth AED 2 million.
- Cost: about AED 10,000 for the investor through the DLD route, plus family permits and health insurance.
Who qualifies
The AED 2 million test
The threshold has been AED 2 million since 2022 (it was AED 5 million before). You can reach it with one property or several Dubai properties added together, as long as they are registered in your name. Ready homes, off-plan units, villas and apartments all count; the official pages simply say "property".
How the value is measured
The DLD service page refers to the purchase value at the time of purchase. The Dubai residency authority (GDRFA) asks for the value certified by a DLD property status statement, and accepts a valuation by a DLD-licensed valuer. In practice this means:
- If your purchase price was AED 2 million or more, the title deed or Oqood (off-plan contract) shows it.
- If you paid less but the property is now worth more, you can ask DLD for an official valuation (about AED 4,000, through a trustee office or the Dubai REST app) and apply on that value.
Some agencies report that since February 2026 only the DLD valuation counts. We could not find an official text confirming that, so treat it as unconfirmed.
Mortgaged property
A mortgage is allowed if the lender is an approved UAE bank; loans from banks abroad do not count. You submit a no-objection letter from the bank showing the amount paid and the balance, and a lien (a legal hold) is registered on the property while you hold the visa.
The open question is how much must be paid. Newspapers reported that the minimum down payment was dropped in 2024 and that a 2026 circular removed any upfront payment requirement. However, the DLD's own Golden Visa page (checked in November 2026) still says a mortgaged property needs a bank letter showing AED 2 million paid. Until this is cleared up, do not rely on a small deposit: ask DLD or a Golden Visa centre to confirm your case in writing before you buy.
Off-plan property
Off-plan units qualify when bought from an approved developer, with the Oqood registration as proof of ownership. Earlier reports mentioned that at least 50% should be paid and construction at least 50% complete; more recent reports are less strict, and decisions have been made case by case. There is no public list of approved developers. Ask the developer and DLD for your specific project.
Owning with someone else
The GDRFA rule is that each co-owner's share must be worth at least AED 2 million. An AED 4 million home owned 50/50 qualifies both owners; an AED 3 million home owned 50/50 qualifies neither. A spouse who does not qualify can usually be sponsored as family by the one who does.
What you get
- A 10-year residence permit and Emirates ID, renewable.
- No employer, sponsor or minimum salary.
- Sponsorship of your spouse, children of any age and parents (paperwork is needed for adult children).
- No six-month limit on time outside the UAE.
- If the holder dies, family members can usually stay until their own permits expire.
You must keep valid health insurance for yourself and your family. If you sell the property, or your holding falls below AED 2 million, you no longer meet the condition and the visa can be cancelled.
How to apply
- Buy and register the property with DLD (title deed, or Oqood for off-plan).
- If needed, get a DLD valuation or property status certificate (for example for several properties or a value that has risen).
- Apply in person at a DLD Golden Visa centre (such as the Golden Visa office at Dubai World Trade Centre or a Cube centre) or through GDRFA. You must be in the UAE; nobody can apply for you.
- Take the medical test (at the centre on the DLD route) and give Emirates ID fingerprints.
- Receive the residence permit by email; DLD quotes 7–10 working days.
- Sponsor your family with their attested marriage and birth certificates.
Documents: passport, photo, title deed or Oqood, Emirates ID and current visa if you have them, bank letter if mortgaged, and health insurance.
What it costs
| Item (DLD route, investor) | AED |
|---|---|
| Medical test | 700 |
| Emirates ID (10 years) | 1,153 |
| Residence permit (10 years) | 2,856.75 |
| DLD fees | 4,020 |
| Administrative fees | 1,155 |
| Total | 9,884.75 |
Each family member's 10-year permit is about AED 5,775, plus a one-off AED 319 to open a family file. Add health insurance, attestation and translation of documents, and a DLD valuation (about AED 4,000) if you need one. These are the DLD's published figures in November 2026.
Five examples
1. Ready apartment, paid in cash
Sara buys a finished two-bedroom apartment for AED 2.3 million and pays in full. The title deed shows more than AED 2 million, so she qualifies straight away. She applies at a Golden Visa centre, pays about AED 9,900, and later sponsors her husband and two children for about AED 5,775 each plus the family file fee.
2. Two smaller properties
Rahul owns a studio worth AED 900,000 and buys a one-bedroom for AED 1.2 million, both in his name. Together they reach AED 2.1 million, so he qualifies. He gets a DLD property status statement showing the total and applies with both title deeds.
3. A couple buying together
Anna and Mark buy a AED 3 million townhouse 50/50. Each share is AED 1.5 million, so neither qualifies on their own share. Their options: register the property in one name (that owner qualifies and sponsors the other), buy a property worth at least AED 4 million together, or use the 2-year property visa, which since April 2026 needs AED 400,000 per co-owner.
4. Off-plan apartment on a payment plan
Li buys an off-plan apartment for AED 2.5 million from a large developer and has paid 20% so far. Off-plan from an approved developer can qualify, but payment and construction thresholds have applied in the past. Before booking for visa purposes, Li asks the developer and a DLD Golden Visa centre whether this project and his payment level are accepted, and gets the answer in writing.
5. Mortgaged villa
Omar buys a villa for AED 2.4 million with a 25% deposit and a mortgage from a UAE bank. News reports say no minimum payment is needed, but the DLD page still asks for a bank letter showing AED 2 million paid. Omar confirms with DLD before signing; if the paid-amount rule applies, he can qualify later as he pays down the loan, or use the 2-year visa in the meantime.
Related visas
- 2-year property owner visa: since April 2026 there is no minimum value for a sole owner (AED 400,000 per co-owner). It needs a Dubai title deed, so off-plan qualifies only after handover, and the usual six-month rule applies.
- 5-year retirement visa (age 55+): property worth at least AED 1 million, fully paid (or AED 1 million paid on a mortgaged property), or savings or income alternatives.
Common mistakes
- Buying with a small deposit or mortgage and assuming the visa follows: confirm the paid-amount rule first.
- Assuming a price just under AED 2 million plus fees counts: fees do not count towards the value.
- Co-owning a property worth less than AED 2 million per owner and expecting two visas.
- Using a mortgage from a bank abroad.
- Selling or refinancing while holding the visa without checking the effect.
- Letting health insurance lapse.
Official sources
- Dubai Land Department: Golden Visa application (investor)
- GDRFA Dubai: golden residence permit for investors
- UAE government portal: Golden visa
- ICP: UAE Golden Residency
General information, not legal or immigration advice. Use our buyer tools to estimate purchase costs, and see how buying off-plan works.