You can apply for a UAE Golden Visa through Dubai property if your property is worth at least AED 2 million. Under the 2026 rules, according to published guidance, you no longer need to have paid 50% of the price, mortgaged homes can count, and several properties can be combined; confirm the details with GDRFA before you apply.
The Golden Visa is a long-term residence visa, commonly issued for 10 years. It does not need a local sponsor or employer. This guide explains what changed, where the grey areas are, and the general steps to apply. It is a general guide, not immigration advice, so always check the current GDRFA rules.
What changed in 2026
The core test is still the value of the property. You need property in Dubai worth at least AED 2 million. What changed is how strict the rules are about how you paid for it.
Under the older rules, buyers with a mortgage or a payment plan often had to show they had already paid at least 50% of the price. According to published guidance, that requirement was dropped in February 2026. In practice, this opens the visa to more buyers who use bank finance.
- Threshold: property value of at least AED 2 million
- 50% paid rule: removed in February 2026, according to published guidance
- Mortgaged property: can count, according to published guidance
- Several properties: can be combined to reach AED 2 million, according to published guidance
These points come from secondary sources and published guidance. The authorities can update the rules or how they apply them at any time. Confirm the current position with GDRFA before you make a buying decision based on the visa.
Mortgaged and combined properties
If your home is mortgaged, the full property value is what matters for the threshold, according to published guidance under the 2026 rules. Your bank may need to issue a letter or a no-objection certificate. Ask your bank early, because these letters can take time.
You can also combine properties. For example, two apartments worth AED 1.1 million and AED 950,000 add up to AED 2.05 million, which is above the threshold. Each property will need its own documents, such as a title deed. If the properties are in joint names, check how GDRFA treats your share.
Valuation matters. The value used is usually the value on the title deed or an official valuation, not an asking price. If your total is close to AED 2 million, check which figure will be used before you rely on it.
Does off-plan property qualify?
This is the question buyers ask most, and the honest answer is that it depends. Published sources disagree on whether off-plan property counts, and on what conditions apply, such as the type of developer or the stage of the project.
So do not buy off-plan only because you expect a Golden Visa. If the visa is a key reason for your purchase, confirm with GDRFA and your agent before you sign. Ask for the answer to apply to your specific project and payment status. A ready property, or a mix of ready and off-plan, may give you more certainty.
Steps and documents
The exact process and channels can change, so treat this as a general outline.
- Confirm your property value meets the AED 2 million threshold, alone or combined.
- Gather your documents. These typically include your passport, a photo, your title deed or deeds, and a bank letter if a property is mortgaged.
- Submit the application through the official channels set out by GDRFA or the Dubai Land Department.
- Complete the medical test, biometrics and health insurance steps as required.
- Receive your visa and apply for your Emirates ID.
The Golden Visa generally lets you sponsor close family members. The conditions for family can change, so check the current rules for each person you plan to include.
Browse projects that fit the threshold on our off-plan projects page. If you want to plan a purchase around the visa, talk to Dani.
Frequently asked questions
Do I still need to have paid 50% to get the Golden Visa?
No. Under the 2026 rules, according to published guidance, that requirement was dropped in February 2026. The AED 2 million value threshold still applies; confirm with GDRFA.
Can I combine two cheaper properties?
Yes, according to published guidance under the 2026 rules, as long as the total value reaches AED 2 million. Each property needs its own documents.
Does an off-plan apartment qualify?
It depends. Sources disagree, so confirm with GDRFA and your agent for your specific project before you buy.
Fees and rules change; confirm current figures with the Dubai Land Department, GDRFA or your bank before you commit.
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.
