Few countries link property ownership to long-term residency as directly as the UAE. The UAE Golden Visa through property lets you live in the country, sponsor your family and come and go freely, without an employer or local sponsor, as long as you own qualifying real estate. This guide explains how the Dubai route works in 2026 for buyers from the USA, UK, Europe, South Asia, the Gulf, China and beyond.
Rules are set by federal and Dubai authorities and they do change. Treat this page as a map, then confirm the details with the Dubai Land Department (DLD) or GDRFA Dubai before you buy for visa purposes.
What the Golden Visa is
The Golden Visa is a long-term, renewable UAE residence visa. The federal u.ae portal describes Golden Visas as valid for 5 or 10 years depending on the category. In Dubai, the property investor route run through the DLD issues a 10-year renewable residence permit.
Benefits include:
- No sponsor. Your residency rests on your investment.
- Family sponsorship. Spouse, children and, through the DLD service, parents.
- Freedom to travel. No loss of residency after six months abroad, unlike standard visas.
- Practical access. An Emirates ID makes banking, utilities and daily life simpler.
UAE Golden Visa through property: who qualifies
| Requirement | Dubai rule as of 2026 |
|---|---|
| Minimum value | AED 2 million, across one or more Dubai properties |
| Value evidence | DLD records, a DLD property status statement or a DLD-licensed valuation |
| Ownership | In your name. Joint owners need an individual share of AED 2 million or more |
| Property type | GDRFA lists any property type as acceptable |
| Mortgage | Allowed, with a bank no objection letter |
| Off-plan | Can qualify with an Oqood certificate, assessed by the DLD |
| Lien | A lien is placed on the property for the permit's validity |
| Attendance | The applicant must be in the UAE and attend in person |
Mortgaged property
You do not need to own the property outright. The DLD accepts mortgaged property with a bank letter confirming no objection and showing the amount paid and outstanding balance. Older guides that mention a minimum paid-down amount may be out of date, so check the current wording with the DLD. If you plan to borrow, see our mortgage advisory service.
Off-plan property
Since the 2022 reforms that set the AED 2 million threshold, off-plan buyers have been able to apply using a registered Oqood certificate. Approval is assessed by the DLD, so confirm eligibility for the specific project before you sign. Our off-plan hub explains how off-plan buying works.
The lien and selling
GDRFA's conditions say a lien is placed on the property to keep ownership in place for the permit's full validity, and the property cannot be disposed of during that time. If you think you may sell within a few years, plan for that before you apply.
A lower-cost alternative: the two-year investor visa
Not every buyer needs a 10-year visa or wants to commit AED 2 million. In 2026, Dubai removed the AED 750,000 minimum for the two-year property investor visa. AGBI reported that sole owners can now apply regardless of purchase price, while joint owners each need a stake of at least AED 400,000. It reported fees of about AED 10,545 for a new application and AED 8,215 for each two-year renewal. Confirm current terms with the DLD.
| Golden Visa | Two-year investor visa | |
|---|---|---|
| Property value | AED 2 million or more | No minimum for sole owners as of 2026 |
| Validity | 10 years, renewable | 2 years, renewable |
| Renewals | Less frequent | Every two years |
How to apply
- Buy and register. Complete the purchase and receive your title deed, or Oqood for off-plan.
- Check the value. Make sure DLD records or a valuation show AED 2 million or more.
- Gather documents. Passport, photo, title deed, Emirates ID and residence permit if you have them, and a bank letter if mortgaged.
- Travel to Dubai. The DLD service requires you to be in the UAE and attend in person.
- Submit at an approved centre. Applications are handled at DLD Cube centres and listed registration trustee offices.
- Medical test and payment. The medical examination is completed at the centre.
- Receive the permit. The DLD quotes 7 to 10 business days, with the permit sent by email.
Fees
The DLD lists a total of AED 9,884.75 for the investor's 10-year permit as of 2026. That covers the medical exam, Emirates ID, residency confirmation, DLD and administrative fees. Each family member's 10-year permit is listed at AED 5,774.50, plus AED 318.75 to open the family file.
Family members
The DLD service lets the investor sponsor a spouse, children and parents. Expect to provide certified marriage and birth certificates, health insurance and, for parents, a certified dependency certificate from your consulate. Documents issued outside the UAE usually need legalisation and attestation, so start early. Age rules for children vary by visa category, so confirm with GDRFA.
Advice for buyers outside the UAE
- Leave a buffer. If your price is close to AED 2 million, a lower valuation could leave you short.
- Plan the ownership structure. Splitting with a spouse or partner can push each share below the threshold.
- Time your trip. Book travel for the application once the deed or Oqood is registered.
- Check home-country tax. UAE residency does not by itself end tax residency elsewhere.
Our international buyer pages cover country-specific points, and our Golden Visa service checks eligibility before you buy. For a deeper walk-through, read Dubai Golden Visa through property investment.
General information, not tax/legal advice. Speak to a qualified adviser in your country.
Frequently asked questions
What is the minimum property investment for a UAE Golden Visa in Dubai?
AED 2 million. You can reach it with one property or several Dubai properties combined. If you co-own, your own share must be worth at least AED 2 million.
Does a mortgaged property qualify?
Yes. The Dubai Land Department accepts mortgaged property with a no objection letter from the bank showing the amount paid and the balance.
Is there an option below AED 2 million?
Yes. Dubai's two-year property investor visa no longer has a minimum value for sole owners as of 2026, while joint owners each need a share of at least AED 400,000. It is renewed every two years rather than every ten.
Do I need to live in the UAE to keep the Golden Visa?
No. Golden Visa holders can stay outside the UAE for more than the usual six months without the residency lapsing, according to official UAE sources.
Can my parents be included?
The DLD investor service covers sponsoring a spouse, children and parents. Parents need a certified dependency certificate from the consulate and health insurance.
- Dubai Land Department: Request for Golden Visa (investor)
- GDRFA Dubai: Issuing a golden residence permit (investors)
- UAE Government portal (u.ae): Golden visa
- AGBI: Dubai scraps property visa minimum value for investor residency
- Gulf News: Way cleared for Dubai's off-plan buyers to get Golden Visas on Dh2m property
Last reviewed October 2026. General information, not financial, tax or legal advice.