You can get a 10-year UAE Golden Visa by owning property in Dubai worth at least AED 2 million, based on the Dubai Land Department (DLD) valuation. Since February 2026, off-plan property from approved developers also qualifies once its valuation reaches AED 2 million, and a mortgaged property can qualify with your bank's no-objection letter. This guide explains the rules, the steps and what to check before you buy.
Updated October 2026 by Dani Diemzy, RERA-registered Dubai agent (BRN 53838). Rules change. Always confirm your case with the authorities before you buy.
Golden Visa through property: the rules in 2026
| Minimum property value | AED 2 million, based on the DLD valuation, not only the purchase price |
| Visa length | 10 years, renewable while you keep the property |
| Off-plan property | Qualifies from approved developers once the DLD valuation reaches AED 2 million (the older rule requiring 50% or AED 1 million paid has been removed) |
| Mortgaged property | Can qualify with a no-objection letter (NOC) from your bank; heavily mortgaged cases are assessed individually |
| Several properties | Can be combined to reach AED 2 million |
| Joint ownership | Co-owners who aren't married each need a share worth AED 2 million; spouses have special rules |
| Family | You can sponsor your spouse and children, and in many cases your parents |
Step by step
- Choose a property that will be valued at AED 2 million or more. For off-plan, check the developer is approved and the project is registered with the Dubai Land Department.
- Buy and register it. Off-plan purchases are registered on the DLD's Oqood system; ready property gets a title deed. Make sure your name matches your passport exactly.
- Get the DLD valuation and, if you have a mortgage, the bank's no-objection letter.
- Apply for the Golden Visa through the official channels (the DLD and the residency authorities), then complete the medical test and biometrics.
- Receive your Emirates ID and 10-year residence, then add your family members.
Costs to plan for
- When you buy: the 4% DLD transfer fee plus registration and agency fees. Budget roughly 5–8% of the price in total.
- For the visa: government fees for the visa, Emirates ID and medical test, plus fees for each family member. Check the current amounts at the time you apply, as they change.
Which off-plan properties typically reach AED 2 million?
Many villas and townhouses in Dubai's new gated communities, and larger or higher-floor apartments on the waterfront, are priced above AED 2 million. Smaller apartments in most areas are below it, but several units can be combined. See the projects under construction in:
- Gated villa communities: The Valley, The Oasis, Sobha Sanctuary, DAMAC Islands, Nad Al Sheba Gardens and more
- Waterfront property: Dubai Islands, Dubai Marina, Business Bay, Dubai Maritime City and Al Jaddaf
- All Dubai off-plan projects, updated from the Dubai Land Department register
Prices change with every release, so ask Dani for current units at or above AED 2 million.
What to check before buying for a Golden Visa
- The valuation, not just the price. The DLD valuation decides eligibility. Leave a margin above AED 2 million rather than buying at exactly the limit.
- The developer and registration. Every project page on this site shows its DLD registration, construction progress and expected handover.
- Ownership structure. Buying through a company or jointly with someone other than your spouse can change eligibility. Ask before you sign.
- Your mortgage. If you finance the purchase, confirm your bank will issue the no-objection letter.
- The payment plan. Make sure the plan fits your budget. You no longer need to have paid half before applying, but you still have to complete all payments.
Frequently asked questions
Can I get a Golden Visa with an off-plan property in Dubai?
Yes. Since February 2026, off-plan property from approved developers qualifies once its DLD valuation reaches AED 2 million. The earlier requirement to have paid 50% or AED 1 million first has been removed.
Can I combine two apartments to reach AED 2 million?
Yes. Several properties owned by the same person can be added together to reach the AED 2 million threshold.
Does a mortgage stop me getting the Golden Visa?
No. A mortgaged property can qualify if its valuation reaches AED 2 million and your bank issues a no-objection letter.
Is there a visa for properties below AED 2 million?
Yes. There are shorter property investor visas with lower thresholds. Ask Dani which one fits your budget.
Talk to Dani
Tell Dani your budget and family situation and he'll send a shortlist of off-plan properties that can qualify, with current prices and payment plans. Message him on WhatsApp or send an enquiry. More about Dani: licence and background.
This guide is general information, not legal or immigration advice. Requirements are set by the UAE authorities and can change.
Frequently asked questions
Do I still need to have paid 50% of the property price to get the Golden Visa?
No. Under the 2026 rules, according to published guidance, the old requirement to have paid at least 50% of the price was dropped in February 2026. The AED 2 million property value threshold still applies, so confirm the current rules with GDRFA before you apply.
Can I combine several properties to reach AED 2 million for the Golden Visa?
Yes. Under the 2026 rules, according to published guidance, you can combine more than one property in Dubai to reach the AED 2 million total value. Confirm with GDRFA which documents they need for each property.
Can a mortgaged property count towards the Golden Visa?
Yes. Under the 2026 rules, according to published guidance, a mortgaged home can count towards the AED 2 million threshold. Your bank may need to issue a letter, so check with your bank and confirm the current rules with GDRFA.
This article is general information about the Dubai property market, not financial advice. Prices and regulations change; ask for up-to-date details before you buy.