The Dubai Golden Visa Through Property
The rule is one number: AED 2 million of Dubai Land Department valuation. Reach it and the owner, their spouse and their children qualify for a renewable ten-year UAE residency. Miss it by a dirham and a property purchase carries no long-term visa at all. At the dirham's peg that threshold is USD 544,600 — less than the price of a two-bedroom flat in most Western capitals.
What changed in February 2026 matters more than the number. A federal circular removed the old requirement that a mortgaged property carry at least a 50% down payment, and confirmed that off-plan units from approved developers count. Eligibility in Dubai now rests on a single test: does the property, or the combined portfolio, reach AED 2 million on Land Department valuation? Mortgaged, off-plan or paid in full, the answer is what decides it.
Key Takeaways
- AED 2 million of DLD-certified value, held individually or across several properties.
- Ten years, renewable, covering spouse and children, with no upper age limit on dependants under the property route's family provisions.
- Off-plan qualifies from approved developers where the certified valuation reaches the threshold.
- Mortgaged property qualifies in Dubai since February 2026, supported by a bank no-objection letter. Abu Dhabi still requires AED 2 million of equity outside any mortgage.
- Co-owners are assessed on their share. Two unrelated people splitting an AED 2 million flat do not each qualify; spouses are treated together.
What the visa gives you
| What | Detail |
|---|---|
| Term | 10 years, renewable while the property is held |
| Family | Spouse and children included; domestic staff sponsorship permitted |
| Sponsor | None needed — self-sponsored |
| Time in the UAE | No six-month re-entry rule; the visa survives long absences |
| Work and business | Permitted, including setting up a company |
| Emirates ID and banking | Both follow, which is what makes it practically useful |
| Citizenship | No. It is residency, renewable, not a path to a UAE passport |
How to get there from a property purchase
- Buy, or hold, property reaching AED 2 million. One unit or several, in any freehold area open to your nationality.
- Get the DLD valuation certificate. The Land Department's own valuation, not the price on the contract, is what counts. Apply through the Dubai REST app or a DLD service centre.
- Bank no-objection letter if the property is mortgaged, confirming the loan and the equity position.
- Apply through ICP or the Dubai Land Department's Golden Visa desk — the property route has its own counter at the DLD, which is the simpler path for a property applicant.
- Medical, Emirates ID biometrics, insurance. A few days in the UAE, and this part is not remote.
- Visa issued, then dependants added on the same file.
Budget a few thousand dirhams for the government fees, valuation, medical and Emirates ID, plus whatever an agent charges to run it. The property spend, not the application, is the cost.
Reaching AED 2 million without spending AED 2 million at once
Combining properties is allowed, and it is how many owners qualify. Two AED 1.1 million apartments do the job as well as one AED 2.2 million one, and they let you sit in two communities and two rental profiles. On our own Dubai pages, that is the difference between a 1 BHK and a 2 BHK in the same tower: Binghatti Aquarise lists 1 BHK below the line and 2 BHK from AED 2.75 million above it; Lime Gardens in Dubai Hills and One Residence in Downtown sit either side of it depending on the unit.
The trap is buying the cheapest unit in a project on the assumption that it qualifies. Ask which unit, on which floor, at which price reaches AED 2 million on the Land Department's own valuation — and get that in writing before booking, not after.
Off-plan and the AED 2 million line
Off-plan counts, from approved developers, when the certified valuation reaches the threshold. In practice that means the visa arrives with the valuation rather than with the keys, so the payment plan matters: a 20/80 plan on an AED 2.2 million unit puts AED 440,000 down and still supports a valuation at contract value. Confirm with the developer that the project is on the approved list before treating the visa as part of the deal. What else to check on an off-plan purchase is in our off-plan guide.
Below AED 2 million: the two-year visa changed in 2026
The Golden Visa is not the only property residency. Dubai also issues a two-year Property Investor Visa, and in April 2026 the Land Department removed its AED 750,000 minimum value for sole owners — an applicant who owns a property outright now qualifies regardless of its price. Co-owners each need a share of at least AED 400,000.
That change matters most to exactly the buyers the Golden Visa never reached: studio and one-bedroom owners in JVC, Dubai South, Arjan and the outer districts. A JVC studio at AED 556,500 or a Dubai South unit at AED 600,000 would have failed the old floor and now supports a two-year renewable residency for a sole owner.
| Two-year Property Investor Visa | Ten-year Golden Visa | |
|---|---|---|
| Property value | No minimum for a sole owner since April 2026; AED 400,000 share for co-owners | AED 2 million DLD valuation |
| Term | 2 years, renewable | 10 years, renewable |
| Family | Sponsorship possible, subject to income and housing conditions | Spouse and children included |
| Absence rule | Standard residence rules apply | Not cancelled by long absence |
| Off-plan | Generally requires a completed, handed-over property | Qualifies from approved developers on certified valuation |
AED 2 million is the line that decides this. Put a price in and the calculator tells you how far you are from it, and what the purchase itself costs on top.
Dubai property calculator — costs, cash needed and net rent
Works from any country: pick your currency, or type your own rate. Fees follow the DLD schedule; rent figures are yours to set.
| Charge | AED | Your currency |
|---|
Fee basis: DLD transfer 4% of price, plus a DLD admin fee of AED 580 on a ready unit and AED 40 at Oqood on an off-plan one; registration trustee AED 4,000 below AED 500,000 and AED 4,200 above, plus 5% VAT; title deed and map about AED 500; agency 2% plus 5% VAT where used; mortgage registration 0.25% of the loan plus AED 290. Rates shown are indicative, read on 9 September 2026, and the pegged ones (USD and the GCC currencies) do not move — edit the rate box for anything else. This is an estimate to plan with, not a quotation, and it does not cover tax in your own country.
What it does not do
- It is not citizenship and does not lead to one.
- It does not make you UAE tax resident automatically. That needs 183 days, or 90 days with qualifying ties, and a tax residency certificate. Holding a visa alone will not satisfy your home country's tax authority.
- It does not survive selling the property unless you replace the value. The visa is tied to holding qualifying assets.
- It is not a rental income guarantee. A unit bought only to cross AED 2 million can be a poor investment; see yields by area before choosing on price alone.
FAQ
How much property do I need for a Dubai Golden Visa?
AED 2 million of Dubai Land Department valuation — about USD 544,600 at the dirham's peg. It can be one property or several combined, and since February 2026 mortgaged and off-plan units in Dubai count on certified valuation.
Does off-plan property qualify for the Golden Visa?
Yes, from approved developers, provided the certified valuation reaches AED 2 million. Confirm the developer is on the approved list before you treat the visa as part of the purchase.
Can I get the Golden Visa with a mortgage?
In Dubai, yes. The February 2026 federal circular removed the 50% down-payment condition; you need a no-objection letter from the lender and a valuation at or above AED 2 million. Abu Dhabi still requires the AED 2 million to be equity held outside the mortgage.
How long does the Golden Visa last, and can I lose it?
Ten years, renewable. It stays valid while you hold qualifying property. Selling below the threshold without replacing the value ends the basis for it at renewal.
Does the Golden Visa cover my family?
Yes — spouse and children are included on the same file, and domestic staff can be sponsored. Non-spousal co-owners each need their own qualifying share.
Do I have to live in the UAE to keep it?
No. The Golden Visa is not cancelled by long absences, unlike a standard residence visa with its six-month re-entry rule. That is one of the main reasons overseas owners pursue it.
Is there a Dubai property visa below AED 2 million?
Yes — the two-year Property Investor Visa. In April 2026 the Land Department removed its AED 750,000 minimum for sole owners, so an outright owner qualifies whatever the property is worth; co-owners each need a share of at least AED 400,000. It renews every two years and follows standard residence rules on absence.
Projects with units either side of the AED 2 million line are listed in the Dubai section, each with its own unit pricing. Start from the buyer's guide to Dubai if you are at the beginning.
