UAE Golden Visa Through Property: 2026 Requirements

Buying property is one route to a UAE Golden Visa. The headline rule is simple enough: property worth at least AED 2,000,000. Where people get caught out is in the details, such as mortgages, off-plan, joint ownership and how long the visa actually lasts. I've put together the conditions from three official sources (ICP, GDRFA Dubai and the Dubai Land Department) and checked them as of publication in October 2026. Immigration rules do change, so if you're buying with the visa in mind, check the links at the end of this article first.

The key conditions

I'll take these one at a time.

The AED 2 million threshold

ICP ↗ describes it like this: the investor owns one or more properties in the UAE with a total value of at least AED 2,000,000, and full ownership is registered in their name.

DLD ↗ specifies that the purchase value must be AED 2 million or more at the time of purchase, and that it can be spread across more than one property.

GDRFA Dubai ↗ adds two practical details:

• the value is certified by a property status statement from the Dubai Land Department;
• a valuation certificate from a DLD-licensed valuation office may be accepted.

So if you paid less than AED 2 million and the property is worth more today, don't assume it will count. Ask DLD ahead of time which proof of value they'll accept in your case.

Mortgages

You can buy with a mortgage and still apply. Each authority words the rule a little differently, though, and it's worth understanding the differences before the deal.

• ICP: the property may be financed through a loan, provided the financing comes from an approved local bank.
• DLD: the property may be mortgaged, in which case you submit a bank no-objection letter showing the amount paid and the outstanding balance.
• GDRFA Dubai: a lien is placed on the property so that ownership stays in place for as long as the permit is valid, following Land Department procedures.

None of the official pages says outright how much of the loan you need to have repaid for it to count. That's why I don't promise clients an outcome on this in advance. We find out the position early and order the bank letter as soon as the loan is disbursed.

From my practice. I bought my own apartment with a mortgage from Commercial Bank of Dubai in December 2025, so I've dealt with a bank from the borrower's side. Letters such as a liability letter or a no-objection letter are issued on request and on the bank's own timeline. Allow for that in your visa plan.

If you're working out a mortgage for a purchase of AED 2 million or more, the calculator is a good place to start. It shows the down payment, the monthly payment and your DBR.

Off-plan

According to ICP ↗, an investor may buy one or more off-plan units with a combined value of at least AED 2,000,000, as long as the purchase is from a local real estate company approved by the competent local authority.

DLD's page doesn't mention off-plan directly. So when a client wants an off-plan unit with the visa in mind, I do two things before they buy:

1. Check the project and developer in Dubai REST, including status, completion percentage and escrow. I explain how in How to check a Dubai developer.
2. Confirm with DLD whether they'll accept an application for that specific project at its current stage.

For the broader pros and cons of buying off-plan, see Off-plan or ready in 2026.

Joint ownership

If you're buying with someone else, the threshold applies to each applicant's share. GDRFA Dubai ↗ states that for jointly owned property, the investor's share must also be at least AED 2 million. An AED 3 million apartment split equally between two owners is therefore unlikely to qualify either of them. Work out the shares before you sign.

How long the visa lasts

ICP, GDRFA Dubai and DLD all give 10 years. GDRFA adds that the permit can be extended as long as the conditions are still met.

There's one caveat. The summary table on the federal portal u.ae ↗ shows a different term for real estate investors, 5 years. Since the sources disagree, check the current term for your situation on icp.gov.ae ↗ before applying.

Family

Under ICP rules, a Golden Visa holder can sponsor a spouse, children of any age, and parents. ICP requires valid comprehensive health insurance for the applicant and family members for the whole residency period.

GDRFA Dubai mentions one more point. Golden Visa holders are exempt from the 180-day rule on time spent outside the UAE, and the residency is void only if it expires while you're out of the country.

Documents and applying through DLD

DLD ↗ asks for:

• passport;
• personal photo;
• Emirates ID, if you have one;
• current residence permit, if you have one;
• e-Title Deed.

The applicant has to be inside the UAE and attend in person, and escorts or representatives aren't allowed. The service takes 7 to 10 business days.

DLD lists the Al Manara Center (Cube) and the Golden Cube as places to apply, along with accredited registration centres. With GDRFA Dubai, you can apply online through UAE PASS or at AMER centres.

Fees

For the 10-year permit, DLD's page lists:

Family fees are listed separately. DLD gives AED 5,774.50 for a 10-year family permit plus AED 318.75 to open the sponsorship file, AED 5,774.50 for parents, and AED 100 for each additional sponsored person. Health insurance isn't included in any of these.

These are government fees. The costs of buying the property, including the 4% DLD fee, the Trustee office and mortgage charges, come on top. I've itemised them in Dubai property purchase costs.

If you're below AED 2 million

Some other property-linked routes exist, each with its own conditions:

• Retiree visa through DLD. The applicant must be over 55 and own property worth at least AED 1,000,000. DLD says the property should be paid in full. If it's mortgaged, the amount paid must be AED 1 million, or a bank letter must be provided. The permit runs for 5 years and is renewable. Service page ↗.
• Two-year investor residence (Taskeen). A separate DLD service for property owners. The value and joint-ownership conditions are on the service page ↗.

Common misconceptions

• "I bought it, so the visa is mine." Owning the property makes you eligible to apply, and the immigration authority still makes the decision under its own rules.
• "I can apply from abroad." DLD's service terms say you must be in the UAE and attend in person.
• "Two AED 1 million apartments, one for each spouse, add up to AED 2 million." The threshold applies to the applicant's share. If each spouse owns AED 1 million, neither of them meets it.
• "The mortgage is allowed, so it doesn't matter how much I've paid off." The bank letter shows the amount paid and the balance. Find out how the authority will treat those figures in your case before the deal.

My checklist before buying for a visa

1. The purchase price in the contract is AED 2,000,000 or more, or we know which document will prove the value.
2. The property is registered to the applicant. For a joint purchase, the applicant's share is at least AED 2 million.
3. With a mortgage, the bank is local and approved, and we know in advance which letter it will issue.
4. With off-plan, the developer and project have been checked and DLD's position on the project is confirmed.
5. The budget covers visa fees and health insurance, and the plan allows time to apply in person in the UAE.

The visa is a nice extra, but I wouldn't choose an apartment for that reason alone. It still needs to be easy to resell and suit what you want from it, whether that's living there, letting it out or both.

Planning a purchase of AED 2 million or more and want it to work for a Golden Visa? Message me on WhatsApp. I'll shortlist properties with the ICP and DLD conditions in mind and tell you what to check before you sign.