The Golden Visa through property in Dubai is one of the main reasons international buyers choose a villa over an apartment. Buy a home worth at least AED 2 million and you can apply for a renewable 10-year UAE residence visa for yourself and your family, with no local sponsor and no minimum stay. With many family villas and townhouses in Dubai now priced above AED 2 million, the visa is within reach for a large share of villa buyers.
The rules changed in 2026, making it easier to qualify with mortgaged and off-plan property. This guide explains how the AED 2 million rule works, who can qualify, how mortgages, off-plan homes and joint ownership are treated, what it costs and the steps to apply.
Key takeaways
- The 10-year Golden Visa requires property with a Dubai Land Department (DLD) valuation of at least AED 2 million. The valuation, not the purchase price, is what counts.
- Since February 2026, the previous requirement to have paid a large share of the price in cash has been removed. Mortgaged property can qualify with a no-objection letter (NOC) from a UAE bank.
- Off-plan villas from approved developers can qualify, using the registered Oqood or sales agreement.
- Several properties can be combined to reach AED 2 million. Spouses can share ownership; other joint owners each need a share worth AED 2 million.
- Visa fees are roughly AED 10,000 for the main applicant, plus fees for each family member and health insurance.
- Processing typically takes about 5–15 working days once documents and the medical test are complete.
What is the UAE Golden Visa for property investors?
The Golden Visa is a long-term residence visa for investors, entrepreneurs, skilled professionals and other categories. The real estate investor route gives a 10-year, renewable residence visa to people who own qualifying property in the UAE.
Key benefits include:
- Residency for 10 years, renewable as long as you continue to meet the conditions
- No employer or local sponsor needed
- No minimum stay requirement: holders can generally stay outside the UAE for more than six months without losing their status
- The ability to sponsor family members, including your spouse, children and parents
- Access to UAE banking, schools, healthcare and a UAE driving licence as a resident
The AED 2 million rule explained
It is the DLD valuation that counts
To qualify, your property must be worth at least AED 2 million according to a current DLD valuation certificate. Private valuations are not accepted, and the purchase price on your title deed or contract is not enough on its own.
This matters in a market like 2026, when some prices have softened:
- A buyer who paid AED 2.3 million but whose villa is now valued below AED 2 million would not qualify until the value recovers or more qualifying property is added.
- A buyer who paid AED 1.8 million for a villa now valued above AED 2 million could qualify on the current valuation.
If you are buying close to the threshold, leave a margin above AED 2 million rather than relying on the exact purchase price.
Freehold property only
Foreign buyers must own property in designated freehold areas. Almost all major villa communities in Dubai are freehold, including Dubai Hills Estate, Arabian Ranches, DAMAC Hills, Villanova, Tilal Al Ghaf, Palm Jumeirah and Dubai South. Leasehold holdings do not qualify.
Can you get a Golden Visa with a mortgaged villa?
Yes. Under the changes reported in February 2026, the old requirement to have paid at least 50% of the property value (or AED 1 million) in cash was removed. A mortgaged villa can now qualify if:
- The DLD valuation of the property is at least AED 2 million
- The mortgage is with a UAE-licensed bank. Mortgages from banks abroad are not recognised; you would need to refinance with a UAE bank first.
- The bank issues a no-objection letter (NOC) confirming it has no objection to the visa, the amount paid to date and the outstanding balance
- You provide a bank or mortgage statement showing amounts paid and the balance
Some banks issue the NOC within two or three working days; others need credit committee approval, which takes longer, so request it early. Refinancing to another UAE bank later does not affect your visa as long as you keep ownership of the property.
Can you get a Golden Visa with an off-plan villa?
Yes. Off-plan villas and townhouses from approved developers can qualify if the contract value and the DLD valuation reach AED 2 million. Instead of a title deed, you provide the registered Oqood or sales and purchase agreement, together with a developer statement of account. Market guides report that there is no fixed minimum percentage that must be paid, provided the sale is registered and the value requirement is met.
This makes it possible to obtain residency before your villa is completed, which is attractive for buyers using developer payment plans. Make sure the project is registered with the DLD and the developer is approved.
Combining properties and joint ownership
Multiple properties
You can combine several properties to reach the AED 2 million threshold, for example a townhouse and an apartment. The combined DLD valuation must be at least AED 2 million, and every property must be in your name.
Spouses
- If a married couple jointly owns property worth AED 2 million, one spouse can obtain the Golden Visa and sponsor the other as a dependant. An attested marriage certificate is required.
- For both spouses to hold their own Golden Visas, the combined property value generally needs to be at least AED 4 million.
Other joint owners
If you co-own with a sibling, friend or business partner, each person’s registered share must independently be worth at least AED 2 million. Values cannot be combined between non-spouse owners.
Family members you can sponsor
- Your spouse
- Children, with no upper age limit reported under the Golden Visa route
- Parents
- Domestic staff, within the limits set by the authorities
Each dependant needs their own residence permit, Emirates ID, medical test (where applicable) and health insurance, and each has its own fees.
How much does the Golden Visa cost?
Visa costs for the main applicant
| Item | Indicative cost (AED) |
|---|---|
| Residence visa issuance (10 years) | ~2,850 |
| Dubai Land Department fee | ~4,020 |
| Emirates ID (10 years) | ~1,150 |
| Medical fitness test | ~700 |
| Administrative and service fees | ~1,150 |
| Total | ~9,700–10,250 |
Indicative 2026 figures from Golden Visa guides. Fees are set by the authorities and may change. Annual health insurance is extra.
Family costs
Family residence permits for dependants are reported at around AED 5,775 each for the 10-year permit, plus a family file opening fee of around AED 320 and Emirates ID and medical costs. Market guides estimate total Golden Visa fees for a family of four at roughly AED 27,000–30,000, before health insurance.
Property purchase costs
These are separate from the visa fees:
- DLD transfer fee: 4% of the purchase price (or 4% Oqood registration for off-plan)
- Agency commission: around 2% plus VAT on resale purchases
- Trustee fee: around AED 4,000–5,000
- Mortgage registration: 0.25% of the loan, plus a small admin fee
For a AED 2.2 million villa, purchase costs typically add about 6–8% on top of the price.
How to apply: step by step
- Buy a qualifying property in a freehold area, or a combination of properties, with a value of at least AED 2 million.
- Obtain a DLD valuation certificate for the property. This step alone can take up to about 10 working days.
- Get your bank NOC if the property is mortgaged, or a developer statement of account if it is off-plan.
- Apply through the GDRFA Dubai channels, the federal ICP smart services or an approved typing or service centre. Some applications can also start through DLD services.
- Complete the medical fitness test and provide biometrics.
- Apply for your Emirates ID together with the visa.
- Receive approval and your 10-year residence visa, typically within about 5–15 working days once everything is complete.
- Sponsor your family by applying for their residence permits.
Documents you will need
- Valid passport, typically with at least six months’ validity
- Passport-size photo
- Title deed(s), or registered Oqood or sales agreement for off-plan property
- DLD valuation certificate
- Bank NOC and mortgage statement, if mortgaged
- Developer statement of account, if off-plan
- Medical fitness certificate
- Proof of valid health insurance
- Current visa copy, if changing status inside the UAE
- Attested marriage certificate, if relying on joint ownership with a spouse
The name on your title deed must match your passport exactly. Small differences can delay the application.
What happens if you sell the villa?
The visa is linked to your continued ownership of qualifying property. If you sell and your remaining holdings fall below AED 2 million, you may no longer meet the conditions. Market guides indicate that you can sell and replace the property with another qualifying home, but timelines and procedures can vary, so check with the authorities before selling.
Golden Visa vs 2-year property investor visa
| 10-year Golden Visa | 2-year property investor visa | |
|---|---|---|
| Property value | DLD valuation of at least AED 2 million | Lower; reports indicate the former AED 750,000 minimum was removed in April 2026 for sole owners of completed, fully paid property |
| Joint ownership | Each non-spouse owner needs AED 2M share | Each joint owner reported to need a share of at least AED 400,000 |
| Mortgaged / off-plan | Allowed, with bank NOC or Oqood | Conditions differ; completed property is generally required |
| Validity | 10 years, renewable | 2 years, renewable |
| Stay outside UAE | No minimum stay requirement | Stricter rules on time spent outside the UAE |
Villas that meet the AED 2 million threshold
Many villa and townhouse communities in Dubai now have typical prices above AED 2 million, including:
- Around AED 2–3.5 million: 3- and 4-bedroom townhouses in Villanova, Town Square, The Valley, Arabian Ranches 3, Dubai South and Emaar South, DAMAC Hills and Mudon
- Around AED 3.5–8 million: standalone villas in The Springs, Arabian Ranches, Al Furjan, Tilal Al Ghaf and Dubai Hills Estate (Maple and Sidra)
- Above AED 8 million: luxury villas in Dubai Hills Estate, The Villa, Jumeirah Golf Estates, Palm Jumeirah and Emirates Hills
Entry-level townhouses in communities such as DAMAC Hills 2 may be valued below AED 2 million, so check the DLD valuation before you rely on a specific home for the visa.
Common mistakes to avoid
- Buying right at AED 2 million. If the DLD valuation comes in lower than the purchase price, you may not qualify.
- Using a foreign mortgage. Only UAE-licensed bank financing is recognised.
- Splitting ownership with non-spouses without checking that each share reaches AED 2 million.
- Mismatched names between the title deed and passport.
- Buying from an unregistered off-plan project. Only approved developers and registered sales qualify.
- Relying on agents’ promises. Confirm eligibility with the authorities before you commit.
Frequently asked questions
How much property do I need to buy for a UAE Golden Visa?
You need property with a Dubai Land Department valuation of at least AED 2 million. One property or several properties combined can meet the threshold.
Can I get a Golden Visa with a mortgage in Dubai?
Yes. Since February 2026, mortgaged property can qualify if the DLD valuation is at least AED 2 million and your UAE-licensed bank issues a no-objection letter stating the amount paid and the outstanding balance.
Does off-plan property qualify for the Golden Visa?
Yes, if it is bought from an approved developer, the sale is registered with Oqood and the value reaches AED 2 million. A registered sales agreement may be accepted instead of a title deed.
Can my spouse and I share ownership for the Golden Visa?
Yes. If you jointly own property worth AED 2 million, one spouse can obtain the Golden Visa and sponsor the other. For both of you to hold separate Golden Visas, the combined value generally needs to be at least AED 4 million.
How much does the Golden Visa cost?
Visa fees for the main applicant are around AED 9,700–10,250, including the DLD fee, visa issuance, Emirates ID, medical test and service fees. Family members add around AED 5,775 each for the residence permit plus other fees, and health insurance is extra.
How long does it take to get a Golden Visa through property?
Typically about 5–15 working days once all documents, the DLD valuation and the medical test are complete. The valuation and bank NOC can add time.
Do I need to live in the UAE to keep the Golden Visa?
No minimum stay is required for the 10-year Golden Visa, and holders can generally stay outside the UAE for more than six months without losing status. You must keep owning qualifying property.
Can I include my parents and adult children?
Yes. Golden Visa holders can sponsor their spouse, children with no upper age limit reported, and parents, as well as domestic staff, subject to the authorities’ conditions.
Data sources: Janus Hermes Golden Visa property guide (May 2026); Real Estate Club Dubai Golden Visa 2026 updates (May 2026); EGSH guide to Golden Visa with mortgaged property (September 2026). Rules and fees are as reported by these sources and must be confirmed with the Dubai Land Department, GDRFA or ICP.
Disclaimer: This article is for general information only and does not constitute legal, immigration, financial or real estate advice. UAE residency and Golden Visa rules, eligibility criteria, required documents, fees and processing times are set by government authorities and can change at any time, sometimes without public notice. The information above is based on third-party sources that we do not control or guarantee and may not reflect the latest regulations or how they apply to your circumstances. Approval of any visa application is at the sole discretion of the authorities. Property examples are for illustration only and do not guarantee eligibility. While we aim to keep this information accurate and up to date, it may contain errors or omissions. Always confirm current requirements with the Dubai Land Department (DLD), the General Directorate of Identity and Foreigners Affairs Dubai (GDRFA), the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) or a qualified immigration adviser before buying property or applying. We accept no liability for any loss arising from reliance on this content.