For many investors, the Golden Visa is as important as the rental yield. A 10-year, renewable UAE residence visa lets you live in Dubai, open bank accounts, sponsor your family and come and go without worrying about how long you have been away. One of the most popular ways to get it is by buying property.
This guide explains how the property route works in 2026, what has changed recently, and the mistakes that most often cost buyers their eligibility.
The core rule: AED 2 million in property
To qualify for the 10-year Golden Visa as a property investor, you need to own property in the UAE worth at least AED 2 million. In Dubai, the key points are:
- The value that counts is the Dubai Land Department (DLD) valuation, not necessarily the price you paid. If the DLD values your unit below AED 2 million, you do not qualify, even if your contract says more.
- You can combine properties. Two or more units can be added together to reach AED 2 million, as long as they are in your name.
- The property must be freehold, in an area where foreigners are allowed to own.
- Off-plan and mortgaged property can count, with the conditions below.
Off-plan property
You do not have to buy a finished home. Off-plan units bought from developers registered with the DLD and RERA can count towards the AED 2 million, provided the sale is registered on the DLD’s Oqood system.
The part that varies is timing. Some buyers are approved on the strength of the Oqood registration, while in other cases the DLD needs a valuation of the unit, which can mean waiting until the building is finished. If you need the visa soon, ask the DLD or an approved service centre how your specific unit will be assessed before you buy.
Mortgaged property
A mortgage does not rule you out. You will need a no-objection certificate (NOC) from your bank, and the property still has to reach the AED 2 million valuation. Earlier rules also required buyers to have paid a large part of the price themselves; several advisers report that this requirement was relaxed in 2026. Because this area has changed recently, confirm the current rule with the DLD before you rely on a mortgage to qualify.
Joint ownership
- Married couples can combine their shares to reach AED 2 million. One spouse then applies and sponsors the other. For both to hold their own Golden Visas, the combined value generally needs to be at least AED 4 million.
- Other co-owners, such as friends or business partners, each need a share worth at least AED 2 million on their own. You cannot pool shares to qualify.
What the Golden Visa gives you
- 10 years of residency, renewable as long as you still meet the conditions.
- No minimum stay. Unlike a standard residence visa, it is not cancelled if you spend more than six months outside the UAE.
- Family sponsorship. You can sponsor your spouse and children, and in many cases your parents and domestic staff.
- Everyday access. An Emirates ID, UAE bank accounts, a driving licence and access to local mortgages.
Owning property does not give you a work permit by itself. If you want to work in the UAE, you still need a work permit through an employer or your own business licence, but you will not need them to sponsor your residency.
What it costs
Plan for two sets of costs.
Buying the property:
- DLD registration fee: 4% of the price, plus admin fees.
- Oqood registration fees for off-plan units.
- Agent commission if you buy a resale property, usually around 2%.
Getting the visa:
- Government fees for the main applicant are commonly quoted at around AED 10,000, covering the DLD service, residency, medical test and Emirates ID.
- Each family member adds residency, medical and Emirates ID fees.
Fees are updated from time to time, so check the current amounts on the DLD or official UAE government portal when you apply.
Step by step
- Buy and register the property. Make sure the title deed or Oqood is in the exact name on your passport.
- Get the property approved for the Golden Visa. This is done through the DLD’s Golden Visa service or an approved service centre, which checks ownership and value.
- Submit the residency application. You upload your passport, photo, title deed or Oqood, valuation and, if relevant, your bank’s NOC and marriage certificate.
- Complete the medical test and biometrics for your Emirates ID.
- Receive the visa and Emirates ID, then add your family members.
Processing usually takes a few weeks once your documents are complete.
Common mistakes to avoid
- Buying right at AED 2 million. If the DLD valuation comes in at AED 1.95 million, you miss out. Leave a buffer, or combine two units.
- Names that do not match. Small differences between your passport and the title deed cause delays.
- Assuming every off-plan unit is accepted straight away. Confirm how and when your unit will be assessed.
- Forgetting the bank NOC if you have a mortgage.
Which properties make sense for a Golden Visa?
The best Golden Visa property is still a good investment in its own right. Look at the developer’s delivery record, the payment plan, the expected rent and the service charges, not only the visa.
Many buyers aim for units comfortably above AED 2 million, which in Dubai includes larger two- and three-bedroom apartments in areas like Dubai Hills, Business Bay and Dubai Marina, and townhouses in newer communities. Offplandeals.ae lists off-plan homes under AED 3 million, which is a practical range for this, and waterfront off-plan projects if you want a home that also holds its rental appeal.
If your budget is lower, there is also a shorter, two-year property investor visa with a lower threshold. Its rules were updated in 2026, so check the current minimum with the DLD.
Final thoughts
The AED 2 million property route remains one of the simplest ways to secure long-term UAE residency: no employer, no minimum stay and family sponsorship included. Off-plan and mortgaged homes can both qualify, but the details on valuation and timing matter, so confirm them before you sign.
To compare current launches that meet the AED 2 million mark, with payment plans and handover dates side by side, visit Offplandeals.ae.
This article is general information, not legal or immigration advice. Golden Visa rules and fees change, so confirm the latest requirements with the Dubai Land Department and the official UAE government portal u.ae before you apply.