If you own property in Dubai worth at least AED 2 million, you qualify for a 10-year UAE Golden Visa. Starting in 2026, both mortgaged and off-plan properties count, as long as the certified value on your title deed or Oqood is at least AED 2 million and the property is in an approved freehold area.
This is the most popular way to get long-term UAE residency. If you are buying property anyway, you can use it to get a 10-year renewable visa for you and your family.
There is no minimum-stay rule, and you do not need an employer. In this guide, I explain the AED 2M rule, what counts, what does not, the costs, and how to apply. All figures are up to date for 2026 and come from the Dubai Land Department and federal authorities. This is part of my full guide to buying property in Dubai.
What is the property investment threshold for the UAE Golden Visa?
The property threshold for a 10-year UAE Golden Visa is AED 2 million, which is about USD 545,000 in 2026. You can use one property or combine several to reach AED 2 million, as long as they are in a designated freehold area.
The AED 2 million minimum stayed the same after the 2026 reforms. Federal authorities confirmed this is still the amount you need for the property-investment route. What changed in 2026 is what counts toward the total, not the number itself.
The value is based on the purchase price on your Sale and Purchase Agreement or title deed, not the current market value. If you bought your property years ago, it is judged on what you paid, not what it is worth now.
Do mortgaged and off-plan properties count?
Yes. Starting in 2026, both mortgaged and off-plan properties count toward the AED 2 million UAE Golden Visa threshold. The total certified property value is what matters, not just the amount you have paid so far. This change made it much easier for more buyers to qualify.
Many people get confused about this. In February 2026, the government removed the old rule that required you to pay AED 1 million upfront. Now, if you buy a property worth AED 2 million with a mortgage, the full property value counts, not just your equity or down payment.
You will usually need a bank NOC letter for proof. For off-plan, a property from a RERA-registered developer counts, and your Oqood registration is your proof. In 2026, most UAE Golden Visa property applications were for off-plan units.
| Ready, cash purchase | Yes | Title deed |
| Ready, mortgaged | Yes, on total value | Title deed + bank NOC |
| Off-plan (approved developer) | Yes | Oqood registration |
| Multiple properties combined | Yes, up to 3 | Title deeds / Oqood |
| Leasehold property | No | — |
Can you combine multiple properties to reach AED 2M?
Yes. You can combine up to three properties to reach the AED 2 million UAE Golden Visa threshold. The total certified value must be at least AED 2 million, and each property must be in an approved freehold area.
This option helps if you want to spread your risk or already own smaller units. For example, if you have a studio in JVC worth AED 750,000 and an apartment in Business Bay worth AED 1.3 million, together that is AED 2.05 million, which qualifies.
You do not need one big AED 2 million property. Many investors use two or three units to reach the total.
What does the UAE Golden Visa actually get you?
The UAE Golden Visa gives you 10 years of renewable residency. You can sponsor your spouse, children, and domestic staff. There is no rule that you must visit every six months to keep it valid. Like all UAE residents, you pay no personal income tax, no capital gains tax on your property, and no tax on rental income.
The no-minimum-stay rule is a big advantage. Your residency stays valid even if you spend long periods outside the UAE. This is great for investors who do not live in Dubai full-time.
When you add full property ownership and no taxes, it is easy to see why so many people choose this route. Dubai issued over 100,000 real-estate-investor family visas between 2021 and early 2026.
What does it cost, and how do you apply?
In addition to the AED 2 million property, you will pay government processing fees. These are usually a few thousand dirhams in total for medical, Emirates ID, and visa issuance.
You apply through the Dubai Land Department’s investor-visa channels or the federal ICP system after your property is registered.
The broad sequence:
- Buy and register a qualifying property (or combination) with a certified value of AED 2M in a freehold area.
- Obtain your property documents, title deed for a ready property, or Oqood for off-plan, plus a bank NOC if mortgaged.
- Apply for the investor Golden Visa via the DLD (its Cube / investor-visa services) or the federal ICP portal.
- Complete medical and Emirates ID, the standard residency steps.
- Receive your 10-year visa and sponsor your family.
The process involves the DLD, immigration, and sometimes your bank. Many investors use a PRO service or their developer’s visa team to help. It is a good idea to ask about this when you buy.
Related: Can Foreigners Buy Property in Dubai?, DLD Fees Explained, and our Off-Plan Property Playbook (since off-plan qualifies).
Frequently asked questions
Can I get a UAE Golden Visa with a mortgaged property in Dubai?
Yes. As of 2026, a mortgaged property qualifies for the UAE Golden Visa based on its total certified value, not just the amount you’ve paid, provided that value reaches AED 2 million. You’ll typically need a bank NOC letter as part of the application. This changed in February 2026, when the old AED 1 million upfront-payment requirement was removed.
Does off-plan property qualify for the Golden Visa?
Yes, off-plan property from a RERA-registered, approved developer counts toward the AED 2 million threshold, with your Oqood registration as proof of ownership. In 2026, off-plan made up the majority of UAE Golden Visa property applications.
Is the Golden Visa threshold still AED 2 million in 2026?
Yes. The AED 2 million property threshold for the 10-year UAE Golden Visa remained in place through the 2026 reforms. What changed is that mortgaged and off-plan value now count toward it, and a separate lower-tier two-year investor visa had its old AED 750,000 minimum removed for sole owners.
Do I have to live in Dubai to keep the Golden Visa?
No. The UAE Golden Visa has no minimum-stay requirement; your residency stays valid even if you spend long periods outside the UAE. This is one of its biggest advantages for investors who don’t live in Dubai full-time.
Can my family get residency through my property Golden Visa?
Yes. A UAE Golden Visa holder can sponsor their spouse, children, and domestic staff, so a single qualifying AED 2 million property can secure long-term residency for your whole household.
If you are thinking about buying and want an honest, no-pressure opinion first, let us know.
Message us on WhatsApp at +971 50 404 7890. We are Dubai residents, not a sales team. We will give you a straight answer before you commit to anything.
Last reviewed: August 2026 by RaynaSean, Dubai-resident writer covering the property market since 2020.
Primary sources: Dubai Land Department (dubailand.gov.ae), Federal Authority for Identity, Citizenship, Customs & Port Security (ICP), Gulf News reporting on 2026 visa reforms.
Disclaimer: This guide is informational, not legal or immigration advice. Visa rules and thresholds change; verify current requirements with the Dubai Land Department, ICP, or a licensed PRO before purchasing to secure residency.
