UAE Golden Visa through property investment — what you actually need in 2026
Property investment remains one of the most straightforward routes to UAE long-term residency, and the rules have actually gotten easier to work with following 2026 updates.
Key fact: The minimum property value for a 10-year Golden Visa is AED 2 million. This can be a single property or a portfolio of properties combined — and mortgaged properties now qualify without any upfront payment requirement.
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Find eligible properties →The AED 2 million threshold
You need property worth AED 2 million or more to qualify for the 10-year Golden Visa. This can be a single property, or several properties whose combined value reaches AED 2 million — the Dubai Land Department certifies the total value, regardless of any outstanding mortgage balance.
What changed in 2026
Until early 2026, applicants also had to show they had paid at least 50% of the property value upfront before applying. That requirement has been removed. Eligibility now rests purely on the property reaching the AED 2 million threshold in certified value. You can finance the remainder through a mortgage, as long as the lending bank issues a no-objection certificate.
Off-plan properties qualify
One or more off-plan properties from an approved developer can qualify for the Golden Visa, provided the combined value meets the AED 2 million threshold. This is useful if you'd rather spread payments over a construction timeline than pay the full amount at once.
Property must be in a freehold zone
The property must be located in a designated freehold zone within the UAE and properly registered with the relevant land department. Eligible property types include residential apartments, villas, townhouses, and commercial properties such as offices and retail units.
Family sponsorship
A Golden Visa holder can sponsor a spouse and children under the standard family sponsorship rules. There's no minimum stay requirement — your residency remains valid even if you spend time outside the UAE.
If you're below AED 2 million
Dubai runs a separate lower-threshold investor visa programme (Taskeen) through the Dubai Land Department. Following April 2026 rule changes, sole owners of any completed residential property in Dubai qualify for a 2-year investor visa regardless of property value. Co-owners must each hold a registered share of at least AED 400,000.
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