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Golden Visa
The AED 2 Million Rule: What Qualifies for the Golden Visa in 2026
The threshold, the freehold areas that count, how several properties combine, and how the Dubai Land Department certifies the value.
To qualify for the 10-year UAE Golden Visa on the property route, you need Dubai freehold real estate with a Dubai Land Department value of AED 2 million or more. You can meet it with one property or combine several, as long as each is qualifying freehold and the total certified value reaches AED 2M on your application day.
The property must be freehold residential in a designated area, and the basis of value is DLD certification (recorded contract value for off-plan).
How the AED 2 Million Line Is Measured
The qualifying figure is the Dubai Land Department (DLD) certified value of your property, not the price you negotiated or the amount you have paid. For ready property, this is the registered transfer value. For off-plan, it is the recorded contract value registered with DLD.
Under current DLD and GDRFA Dubai service conditions, the DLD-certified value is the test. Two rules that used to trip buyers up - an "AED 1 million cash upfront" interpretation and a "50% equity" rule on mortgaged homes - no longer apply. These were removed in earlier policy updates (first reported January 2024 and most recently restated in a February 2026 policy circular reported by investment-migration press). Now the question is whether the DLD-certified value reaches AED 2 million on the day you apply.
What Counts as Qualifying Property
The property must be freehold residential in a designated area. Foreign freehold ownership in Dubai is permitted only in designated communities, defined under Regulation No. 3 of 2006 (issued under Dubai Law No. 7 of 2006) and expanded several times since. Well-known examples include:
| Area type | Examples |
|---|---|
| Prime waterfront | Palm Jumeirah, Dubai Marina, JBR, Bluewaters, Emaar Beachfront, Dubai Creek Harbour |
| Central | Downtown Dubai, Business Bay, DIFC, Jumeirah Lakes Towers (JLT) |
| Villa and family communities | Dubai Hills Estate, Arabian Ranches, Tilal Al Ghaf, The Valley, Town Square |
| Value apartment areas | Jumeirah Village Circle (JVC), JVT, Dubai South |
Property outside a designated area is not eligible for foreign freehold, so it cannot support the visa. Confirm any specific building or plot with DLD before you buy.
Combining Multiple Properties
You do not need one AED 2 million property. You can add together several qualifying freehold properties to reach the threshold - for example two apartments at AED 1.1 million each. Each must be qualifying freehold, held in your name, and DLD-certified. This makes the route workable for buyers who prefer smaller, rentable units over one large home.
Want to know if your properties add up to AED 2M?
Ownership shares, spouses, mortgages and off-plan - see whether your holdings qualify and the route that fits.
Do you qualify? →Worked Examples
| Scenario | Qualifies? |
|---|---|
| One ready apartment, DLD value AED 2.1M, bought cash | Yes - clears the threshold outright |
| Off-plan villa, recorded contract value AED 2.4M, 20% paid so far | Likely - can qualify on recorded contract value; confirm the off-plan document basis with DLD |
| Two apartments, AED 1.1M + AED 1.0M, combined | Yes - combined AED 2.1M meets the line |
| One apartment, DLD value AED 1.6M | No - below AED 2M; add another qualifying property to reach it |
| Property outside a designated freehold area | No - not eligible for foreign freehold |
Value Can Move - Check Before You Rely on It
Because the test is the DLD-certified value on application day, a property bought below AED 2 million that later appreciates may qualify once revalued, and market shifts can also work against you. Do not assume; ask DLD to confirm the current certified value before you file.
Frequently Asked Questions
Is the threshold AED 2 million or AED 1 million?
AED 2 million of DLD-certified value. The old "AED 1 million cash upfront" interpretation no longer applies under current DLD and GDRFA Dubai conditions.
Can I combine two properties to reach AED 2 million?
Yes. Multiple qualifying freehold properties held in your name can be combined, as long as the total DLD-certified value reaches AED 2 million.
Does the property have to be residential?
The property route is based on freehold residential property in a designated area. Confirm any specific unit with DLD, as eligibility depends on the area and title type.
Is the value the price I paid or something else?
It is the DLD-certified value - the registered transfer value for ready property, or the recorded contract value for off-plan - not necessarily the amount you have paid.
Can I use property outside the designated freehold areas?
No. Foreign freehold ownership, and therefore the property visa route, applies only within Dubai's designated communities.
What if my property is worth just under AED 2 million?
It will not qualify on its own. You can add another qualifying property to reach the line, or wait for a certified revaluation if the market supports it. Confirm with DLD.
Sources
- Dubai Land Department - Golden Visa (Investor) service page
- GDRFA Dubai - golden residence for property investors
- Regulation No. 3 of 2006 (Dubai Law No. 7 of 2006) on designated freehold areas
The February 2026 payment-rule change as reported by investment-migration press. Accessed July 2026. Confirm current figures and area eligibility with DLD before applying. This is general information, not legal or immigration advice; rules and fees change - confirm the current position with DLD and GDRFA Dubai, or a licensed adviser, before you apply.