Dubai Golden Visa Through Property

General information, current as of 2026 but not guaranteed — visa thresholds and rules are set federally and change by circular. Always verify the current position with the official authorities before acting: ICP (icp.gov.ae), GDRFA Dubai (gdrfad.gov.ae), the Dubai Land Department (dubailand.gov.ae), or the UAE Government portal (u.ae). Do not state figures/fees as fixed.

What it is

A long-term UAE residence visa valid for 10 years, renewable indefinitely as long as the qualifying conditions are still met (the qualifying property is retained). It is a residency by investment, not citizenship.

Property investment threshold

• A property investment of AED 2 million or more currently qualifies an investor for the 10-year

Golden Visa. This can be a single property or a combination of properties reaching AED 2 million.

• Off-plan and mortgaged properties both qualify, provided the total value reaches AED 2 million,

the developer/bank is an approved UAE entity, and (for mortgaged/off-plan) an NOC is provided.

• Recent change (Feb 2026): the old requirement to have paid at least 50% of the value (or

AED 1 million) up front was removed — eligibility now rests on the total certified property value reaching AED 2 million, not on how much has been paid so far. (Very recent — confirm at time of applying, as some official pages may lag.)

• Eligibility is assessed on the DLD-certified valuation / value on the title deed, not a

self-declared market price.

• The property must generally be held in the individual investor's own name, not a company name.

Don't confuse it with the 2-year investor visa

The AED 2M route is the 10-year Golden Visa. There is a separate, shorter 2-year property investor visa for smaller investments. As of April 2026 Dubai removed the old AED 750,000 minimum for sole owners on that 2-year visa (joint owners each need a share of at least AED 400,000). These are different products — keep the thresholds separate. (Confirm current rules with ICP/GDRFA.)

Who it can cover

• The main investor
• Spouse and children (of all ages), with no minimum salary requirement for the sponsor
• Domestic staff (housekeeper, nanny, driver) without the usual salary thresholds

Key benefits

• 10-year renewable residence without needing an employer/company sponsor — the property is the basis
• Sponsor family members with no minimum income requirement
• Can stay outside the UAE longer than the usual six-month limit without losing residence status
• If the main holder passes away, sponsored family can remain until the end of their permit
• Comprehensive health insurance for the holder + family is required for the stay

Applying (broad outline — confirm current steps)

For Dubai property, applications route through the Dubai Land Department / GDRFA, or federally via ICP. The process typically involves submitting documents (passport, DLD title deed / e-Certificate of Title, photo, current residence copy if applicable, and a bank letter for mortgaged property), paying fees, a medical exam, and Emirates ID biometrics; the applicant generally must be inside the UAE. Government service fees are roughly AED 9,000–10,000 total and processing is often ~5–10 business days — approximate and subject to change.

Note

Buying property doesn't automatically grant residency, but a qualifying purchase lets you apply. The Golden Visa can also be obtained via non-property routes (other AED 2M investments, specialised talents, entrepreneurs, top students). Our advisor can guide you and connect you with the right processing channel — for the definitive current rules, always check ICP/GDRFA/DLD.