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Golden Visa
The UAE Golden Visa Through Property: The Complete 2026 Guide
You can get a 10-year UAE Golden Visa by buying Dubai property worth AED 2 million or more. Under current DLD and GDRFA Dubai service conditions (accessed July 2026), what matters is the property's Dubai Land Department value on the day you apply - not how you pay. Cash, mortgaged, and off-plan purchases can all qualify (mortgaged property needs a bank no-objection letter), and the old down-payment conditions are gone.
The AED 2 Million Test, and What Changed
The UAE Golden Visa is a long-term residence permit that lets you live, work, study and sponsor your family in the UAE without a national sponsor or employer. The property route grants the 10-year version to anyone who owns Dubai real estate valued at AED 2 million or more, and it renews as long as you keep qualifying property.
The qualifying line is an AED 2 million property value, confirmed by the Dubai Land Department (DLD). Under current DLD and GDRFA Dubai service conditions (accessed July 2026), eligibility rests on the DLD-certified property value reaching AED 2 million. No minimum paid-in amount applies, and mortgaged property is accepted with a bank no-objection letter. Two older rules that used to trip buyers up are gone:
- The "AED 1 million paid upfront in cash" interpretation.
- The "50% equity on a mortgaged property" requirement.
These down-payment conditions were removed in earlier policy updates - the change was first reported in January 2024 and most recently restated in a February 2026 policy circular reported by investment-migration press. What counts is the DLD-certified value reaching AED 2 million on the day you apply - whether you paid cash, took a mortgage, or are still paying off-plan instalments.
Qualifying Property
The property must be freehold residential in a DLD-designated area - the zones where foreign nationals can hold freehold title. It can be ready or off-plan, and it can be one property or several combined to reach the AED 2 million line.
| Requirement | Detail |
|---|---|
| Property value | AED 2,000,000+ certified by DLD (one property, or several combined) |
| Property type | Freehold residential in a DLD-designated area; ready or off-plan (confirm the off-plan documentation basis with DLD before applying) |
| Ownership | In your name (individual). Spouses can combine one property with a MOFA-attested, legally translated marriage certificate; if the combined value is below AED 4 million, one spouse holds the visa as principal and sponsors the other, and with unequal shares the highest shareholder applies as principal. Non-spouse joint owners: each owner's share must itself be at least AED 2 million (GDRFA) |
| Payment status | Cash, mortgage (bank no-objection letter stating paid amount and balance required), or off-plan instalments - no minimum paid-in amount under current DLD conditions; confirm the current requirement for your case with DLD or the Cube before applying |
| Other | Valid passport, security clearance, medical + biometrics through ICP |
Payment Routes: Cash, Mortgage, and Off-Plan
Cash purchase
The simplest case. The DLD-certified value of the property (or combined properties) reaches AED 2 million, and the title is in your name.
Mortgaged property
Mortgaged property is accepted. You will need a bank no-objection letter stating the paid amount and balance. No minimum paid-in amount applies under current DLD service conditions - but the paid-amount question has surfaced in past practice, so confirm the current requirement for your specific case with DLD or the Cube before applying.
Off-plan property
Off-plan property can qualify, and qualification on the recorded contract value of AED 2M+ is reported by investment-migration press. DLD's own published document list names an e-Certificate of Title / Title deed - confirm the current off-plan documentation basis with DLD or the Cube service centre before applying.
See exactly who qualifies
Six questions cover ownership shares, spouses, mortgages and off-plan. See the route that fits your situation.
Check your eligibility →The Application Process
Since April 2026, Dubai property Golden Visa applications run through a unified DLD-GDRFA Dubai workflow (under an MoU signed 11 April 2026) rather than separate property and immigration steps:
- DLD verification. DLD confirms the property is freehold and meets the AED 2M valuation, and generates the nomination.
- Residence application. GDRFA Dubai processes the residence application - passport, security clearance and file review.
- Medical and identity. Medical test, plus Emirates ID and biometrics through ICP (the federal identity authority).
- Permit issuance. GDRFA Dubai grants the residence permit. DLD lists 7-10 business days for its service; GDRFA Dubai lists around 5 working days for issuance once documents, medical and biometrics are complete.
Costs in Summary
Beyond the property itself, budget for the transaction and visa fees. The 4% DLD transfer fee on the purchase (plus admin fees) is a separate transaction cost you would pay with or without a visa. The visa fees themselves, per the DLD Golden Visa (Investor) fee schedule, per applicant:
| Item | Fee (AED) |
|---|---|
| Medical examination | 700.00 |
| Emirates ID (10 years) | 1,153.00 |
| Residency permit confirmation | 2,856.75 |
| DLD fees | 4,020.00 |
| Administrative fees | 1,155.00 |
| Total visa fees per applicant | 9,884.75 |
The full line-by-line breakdown, dependant fees, mortgage extras and renewal figures are in the verified cost table.
Family Sponsorship
The 10-year visa lets you sponsor your spouse and children - including children of any age under the golden residence rules (Cabinet Decision 65/2022 as applied by ICP and GDRFA) - and your parents (the DLD fee schedule prices parents at AED 5,774.50 each). Domestic workers can also be sponsored; confirm numbers and terms with GDRFA Dubai. Dependant permits generally match the principal's 10-year term (GDRFA reporting); confirm parent and staff terms with GDRFA Dubai before filing.
Benefits of the Property Route
- You hold an asset, not just a visa - the property can appreciate and generate rent.
- 10 years, renewable, with no employer or national sponsor.
- Exempt from the 180-day absence rule (GDRFA Dubai), so you can spend extended periods abroad without automatically losing it. One caveat: if the permit expires while you are outside the UAE, it can lapse - renew before expiry.
- Off-plan can make entry easier - qualification on recorded contract value while paying over time is reported by investment-migration press; confirm the documentation basis with DLD.
- Full family included, and a long-term base in a jurisdiction with 0% personal income tax - your home-country tax rules may still apply, so take separate advice.
Frequently Asked Questions
Can I get the Golden Visa with off-plan property?
Yes, off-plan property can qualify. Qualification on the recorded contract value of AED 2 million or more is reported by investment-migration press; DLD's published document list names an e-Certificate of Title / Title deed, so confirm the current off-plan documentation basis with DLD or the Cube before applying.
Do I need to pay for the property in cash?
No. Under current DLD and GDRFA Dubai service conditions, cash, mortgaged (with a bank no-objection letter) and off-plan instalment purchases can all qualify. What matters is the DLD-certified value reaching AED 2 million on your application date.
Is the old 50% down-payment rule still in force?
No. The down-payment conditions were removed in earlier policy updates, most recently restated in a February 2026 policy circular reported by investment-migration press. Mortgaged property is accepted with a bank no-objection letter stating the paid amount and balance.
How long is the Dubai property Golden Visa valid?
10 years, renewable for as long as you continue to hold qualifying property.
Can I combine several properties to reach AED 2 million?
Yes. Multiple qualifying freehold properties can be combined to meet the AED 2 million threshold.
Who can I bring on the Golden Visa?
Your spouse, children of any age (under the golden residence rules), parents, and domestic workers. Dependant permits generally match the principal's 10-year term (GDRFA reporting); confirm parent and staff terms with GDRFA Dubai before filing.
The Golden Visa Cluster
Data
The True Cost Table
Every fee line, fils-exact, verified against the DLD schedule.
Check
Who Qualifies
Ownership shares, spouses, joint owners and edge cases.
Route
The Mortgage Route
Bank NOC, registration fees, and how financed property qualifies.
Route
The Off-Plan Route
Recorded contract value, documentation, and instalment timing.
Family
Family Sponsorship
Spouse, children of any age, parents and domestic staff.
Compare
Golden Visa vs Other Property Visas
10-year vs 2-year investor vs 5-year retirement, side by side.