Quick answer: You can get a 10-year UAE Golden Visa by owning one or more Dubai properties worth at least AED 2 million in total. Ready, off-plan and mortgaged properties can all qualify, as long as the ownership, valuation and payment documents meet Dubai Land Department (DLD) requirements. For smaller budgets, a two-year renewable investor visa is also available.
Few cities let you secure long-term residency simply by investing in a home. Dubai does, and in 2026 the rules have become more flexible than ever. This guide explains which visa you can get, which properties qualify, how to apply step by step, and why the Golden Visa is one of the most valuable benefits of buying in Dubai.
Your two routes to residency through Dubai property
Dubai offers two main property-linked residency options. Which one fits you depends on your budget and long-term plans.
| Two-year investor visa | 10-year Golden Visa | |
|---|---|---|
| Minimum property value (sole owner) | No minimum since April 2026 | AED 2 million (one or more properties) |
| Joint ownership | Each co-owner needs a share worth at least AED 400,000 | Each co-owner needs a share worth at least AED 2 million |
| Validity | Two years, renewable | 10 years, renewable |
| Processed through | Dubai Land Department (Taskeen service) | Dubai Land Department and GDRFA Dubai |
Big news in 2026: the two-year visa is open to every property owner
In April 2026, Dubai removed the previous AED 750,000 minimum for sole owners applying for the two-year investor visa, as reported by Khaleej Times. Today, owning almost any freehold home in your own name can open the door to UAE residency. Khaleej Times also reports rising interest in more affordable homes since the change. We covered the change in detail in Dubai Just Rewrote the Rules of Property-Linked Residency.
The 10-year Golden Visa: the gold standard
The Golden Visa threshold remains AED 2 million, and investors can combine more than one property to reach it. The reward is a decade of residency, renewable as long as you continue to meet the conditions. To see what that budget buys, read our guide to Dubai property by budget in 2026.
Off-plan, mortgaged or jointly owned: what qualifies for the Golden Visa?
The good news for buyers is that you do not need a fully paid, ready home to apply. Here is how each type of property is treated, based on the latest DLD and federal guidance reported by Arabian Business in September 2026.
Off-plan property
Yes, off-plan property can qualify. Federal guidance recognises one or more off-plan units worth at least AED 2 million, bought from developers approved by the local authority. That makes the Golden Visa achievable while your home is still being built. Offers such as Danube’s Aspirz two-unit Golden Visa package are built around this rule.
There is one detail to plan for: Oqood registration alone does not guarantee approval. Project status, developer approval, registration records and payment evidence are all reviewed, so buying from an established, approved developer matters.
Mortgaged property
Yes, mortgaged property is accepted, and the property does not need to be debt-free. Your bank must issue a no-objection letter showing the amount paid and the outstanding balance. DLD’s current guidance looks for evidence of AED 2 million paid against the mortgaged property.
Jointly owned property
Yes, with one condition. Each co-owner applying for a Golden Visa needs an individual share worth at least AED 2 million.
Multiple properties
You can combine several properties to reach the AED 2 million total, as long as each one is registered in your name with valid ownership and valuation documents.
How to apply for a Golden Visa through property: step by step
- Buy a qualifying property. Choose one or more ready or off-plan properties worth AED 2 million or more in total, registered in your name with DLD.
- Get your valuation evidence. DLD property status certificates confirm the qualifying value; GDRFA also accepts valuation certificates from DLD-licensed valuers.
- Collect bank documents if mortgaged. Ask your bank for a no-objection letter showing the amount paid and the outstanding balance.
- Submit your application. Apply through the DLD’s 10-year investor residency service while you are inside the UAE.
- Complete medical and Emirates ID. Attend your medical test and biometrics for your Emirates ID.
- Receive your Golden Visa. DLD lists a processing time of seven to 10 business days.
Documents you will need
- Passport copy
- Title deed or electronic title certificate (or Oqood for off-plan)
- Personal photograph
- Emirates ID and current residence permit, if you already have them
- Bank no-objection letter, if the property is mortgaged
How much does it cost?
Arabian Business reports DLD’s published charges for the 10-year investor residency service at about AED 9,884.75. This covers the medical exam, Emirates ID, residency issuance, DLD charges and administrative fees.
Why the Golden Visa is worth it for property investors
The Golden Visa turns a property purchase into long-term security for you and your family. According to Khaleej Times, its key benefits include:
- 10 years of renewable residency. Long-term stability without the need to renew every year or two.
- No employer sponsor needed. You sponsor yourself, so your residency is not tied to a job.
- Freedom to travel. Staying outside the UAE for more than six months does not cancel your visa, unlike standard residence visas.
- Family sponsorship. Sponsor your spouse and children without age limits, and parents can also be sponsored for 10-year residency.
- No cap on support staff. Sponsor as many domestic workers as your household needs.
- Peace of mind for your family. Family members can stay in the UAE until their permits expire, even if the main holder passes away.
Combine those benefits with Dubai’s zero personal income tax on rental income, world-class lifestyle and a property market backed by major infrastructure investment, and it is easy to see why so many global investors make Dubai their second home.
Frequently asked questions
How much property do I need to buy for a Dubai Golden Visa?
You need one or more properties in Dubai worth at least AED 2 million in total, registered in your name, to apply for the 10-year Golden Visa.
Can I get a Golden Visa with off-plan property in Dubai?
Yes. Off-plan units worth at least AED 2 million from approved developers can qualify. Approval also depends on project status, developer approval, registration records and payment evidence.
Can I get a Golden Visa with a mortgaged property?
Yes. Mortgaged property is accepted with a bank no-objection letter showing the amount paid and outstanding. Dubai Land Department guidance looks for evidence of AED 2 million paid against the property.
What is the minimum property value for the two-year Dubai investor visa?
Since April 2026, there is no minimum property value for sole owners. Joint owners each need a share worth at least AED 400,000.
Can I combine properties to reach AED 2 million?
Yes. Several properties can be combined toward the AED 2 million threshold, provided each has valid ownership, valuation and finance documents.
How long does a Golden Visa application take?
The Dubai Land Department lists a processing time of seven to 10 business days, and the applicant must be inside the UAE when applying.
Can I sponsor my family on a property Golden Visa?
Yes. Golden Visa holders can sponsor their spouse, children without age limits and parents, plus an unlimited number of support staff.
Start your Golden Visa journey with Realtree
Realtree Properties is a RERA-registered Dubai brokerage and an official Arada partner, working with leading developers including Emaar, DAMAC, Sobha, Binghatti, Danube and Imtiaz. Our advisors can help you find Golden Visa-eligible properties, from ready homes to off-plan launches from approved developers, and guide you through the paperwork from reservation to residency.
Speak to a Realtree advisor today to find the right property for your Golden Visa.
Sources
- Arabian Business: UAE Golden Visa: Mortgaged property can qualify under AED 2m rule
- Khaleej Times: Dubai updates two-year residency visa rule for property investors
- Khaleej Times: 2-year property visa sees rising demand after rule change
- Khaleej Times: UAE Golden Visa: The ultimate expat’s guide to 10-year residency
- Khaleej Times: UAE Golden Visa holders can now sponsor parents on 10-year residency
- Khaleej Times: New UAE visa system: Changes to Golden residencies and family sponsorship
This article is for general information only and is not legal or immigration advice. Visa rules, fees and requirements can change; always confirm current requirements with the Dubai Land Department, GDRFA Dubai or ICP before applying.
