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You Already Own Dubai Property: Which Visa It Supports (2026)
Owning already puts you further along than most applicants. What matters now is the certified value and whose name it sits in.
Three routes, decided by DLD-certified value rather than purchase price. At AED 2,000,000 or more in your own name, the 10-year Golden Visa. Below that, the 2-year investor visa, which since April 2026 has no minimum property value for sole owners. Aged 55 or over, the 5-year retirement route from AED 1 million. If you are close to the line, a revaluation may change the answer.
Start with the number, not the route
Everything downstream turns on the DLD-certified value of what you hold. Get that first through a DLD valuation certificate. Portal estimates and broker opinions are not the test and applying on one is how applications get assessed below the line.
If you are above the line
The 10-year Golden Visa is available on the property route. A mortgage does not disqualify you, though a bank no-objection letter is required and there is an unresolved point on DLD's own published page about the paid amount - covered in full on our mortgaged property page.
If you are below it
The 2-year investor visa carries no minimum property value for sole owners since April 2026, so an owned property of any value can support it. Co-owners need AED 400,000 each. From there, two bridges lead to the 10-year visa: combining properties in your own name, or a certified revaluation if the value has risen.
Related
The AED 2 million rule · Mortgaged property · Routes under AED 2 million
Check your own case
A few quick questions and you will see which route your situation actually supports.
Check your eligibility →Frequently Asked Questions
I already own property in Dubai - which visa can I get?
It depends on the DLD-certified value held in your own name. At AED 2,000,000 or more, the 10-year Golden Visa. Below that, the 2-year investor visa, which has had no minimum property value for sole owners since April 2026. At 55 or over, the 5-year retirement route from AED 1 million.
Does a mortgage stop me getting the Golden Visa on a property I own?
No, but a bank no-objection letter is required. There is an unresolved point on DLD's published page about the paid amount, so confirm the current requirement before applying.
My property is worth less than AED 2 million - what are my options?
The 2-year investor visa has no minimum value for sole owners. To reach the 10-year visa you can combine multiple properties held in your own name, or rely on a certified DLD revaluation if the value has risen.
Sources
The thresholds, routes and conditions on this page are the same verified figures published across our AED 2 million rule, sub-threshold routes and 2-year investor visa pages, each of which carries its primary sources and access dates. Rules and thresholds change - confirm the current position with DLD or GDRFA Dubai, or a licensed adviser, before you apply. This is general information, not legal or immigration advice.