UAE Golden Visa Through Property: The AED 2 Million Guide (2026)
Quick answer: You can get a 10-year, renewable UAE Golden Visa by owning Dubai property worth at least AED 2 million. Ready, off-plan and mortgaged properties can all qualify, as long as the value is confirmed by the Dubai Land Department (DLD). A mortgaged property also needs the bank’s no-objection letter, and off-plan property must be from an approved developer. The visa lets you sponsor your family and doesn’t require you to live in the UAE full time.
Golden Visa through property: the key requirements
| Requirement | What it means |
|---|---|
| Minimum value | AED 2 million in property, based on the DLD valuation |
| Ownership | Property registered in your name (title deed, or Oqood for off-plan) |
| Mortgaged property | Eligible, with a no-objection letter from the lending bank |
| Off-plan property | Eligible when bought from a DLD-approved developer and valued at AED 2 million or more |
| Several properties | Can usually be combined to reach the AED 2 million threshold |
| Joint ownership | Your own share must generally be worth AED 2 million, with special rules for spouses |
| Visa length | 10 years, renewable while you keep qualifying property |
Who you can sponsor
Golden Visa holders can sponsor their spouse and children, and in many cases parents, on long-term residence linked to their own visa. Family visas stay valid even if the main holder spends long periods outside the UAE. The usual six-month absence rule for standard residence visas does not apply to Golden Visa holders.
Step-by-step: how to apply
- Buy or confirm qualifying property worth AED 2 million or more, and make sure it is registered with the DLD.
- Get the DLD valuation or eligibility certificate. The DLD offers Golden Visa services for property owners through its channels, including Dubai REST and its customer happiness centres.
- Get a bank NOC if the property is mortgaged.
- Apply for the visa through the GDRFA (Dubai residency) channels with your property documents, passport and photo.
- Complete the medical test and Emirates ID biometrics.
- Receive your 10-year residence visa, then sponsor family members.
Costs to budget for
- Government visa, Emirates ID and medical fees, plus DLD service fees for the property certificate. These come to several thousand dirhams for the investor, with extra fees per family member.
- The usual property buying costs if you are buying to qualify, mainly the 4% DLD transfer fee.
Fee schedules change, so confirm the latest figures with the DLD and GDRFA before you apply.
Common mistakes to avoid
- Assuming the price you paid counts. Eligibility is based on the DLD-recognised value.
- Buying jointly with a friend or relative without checking that each owner’s share meets the threshold.
- Forgetting the bank NOC on a mortgaged property.
- Selling the property without arranging replacement qualifying property, which can affect the visa.
Frequently asked questions
How much property do I need to buy for a UAE Golden Visa?
You need property worth at least AED 2 million, as confirmed by the Dubai Land Department valuation.
Can I get a Golden Visa with a mortgage?
Yes. Mortgaged property can qualify if the DLD value is AED 2 million or more and your bank issues a no-objection letter.
Does off-plan property qualify for the Golden Visa?
Yes, off-plan property from an approved developer can qualify if it meets the AED 2 million value requirement. Check eligibility with the DLD before you rely on it.
How long is the property Golden Visa valid?
It is valid for 10 years and can be renewed as long as you still own qualifying property.
Do I have to live in Dubai to keep a Golden Visa?
No. The Golden Visa does not lapse if you spend more than six months outside the UAE, unlike a standard residence visa.
Looking for Golden Visa-eligible property? Browse off-plan projects, read about branded residences, or speak to our investment advisory team.
Last reviewed: October 2026. Golden Visa rules are set by UAE federal and Dubai authorities and are updated from time to time. Confirm your eligibility with the DLD, GDRFA or ICP before purchasing. This article is general information, not legal or immigration advice.