The Dubai Golden Visa through property is now easier to obtain than at any point since the scheme opened. Two rule changes in 2026 removed the large upfront payment once needed for the 10-year visa and scrapped the minimum property value for the shorter two-year investor visa.
For investors, this changes the planning. Off-plan and mortgaged homes worth AED 2 million or more can qualify from the start of the purchase, and almost any ready home owned outright now unlocks residency. This guide explains the current rules, which properties qualify, what it costs and the step-by-step process through the Dubai Land Department.
Key takeaways
- The 10-year Golden Visa still needs property worth at least AED 2 million, but since 20 February 2026 that value is judged on the total contract or title deed value, not the amount paid.
- Off-plan (with a registered Oqood) and mortgaged property both qualify on total value.
- Since 29 April 2026, sole owners of a ready property can apply for the two-year investor visa with no minimum value; co-owners need AED 400,000 each.
- Processing typically takes 7–10 working days for one applicant through DLD and GDRFA.
In this guide
- What changed for the Dubai Golden Visa in 2026?
- Dubai property visa options compared
- Which properties qualify for the Golden Visa?
- Can off-plan property get a Golden Visa?
- Can I get a Golden Visa with a mortgaged property?
- How to apply for the Dubai Golden Visa through property
- How much does the Golden Visa cost?
- How to keep your Golden Visa
- Is the Dubai Golden Visa through property worth it?
- Frequently asked questions
What changed for the Dubai Golden Visa in 2026?
Two policy updates reshaped property-linked residency this year.
February 2026: no more 50% upfront rule. Before this change, investors buying with a mortgage or off-plan had to have paid at least AED 1 million (or 50% of the value) before applying for the Golden Visa. A joint DLD and GDRFA circular dated 20 February 2026 removed that requirement. Eligibility is now assessed on the total property value shown on the title deed or Oqood contract, whatever the payment schedule or mortgage balance.
April 2026: two-year visa without a minimum value. The two-year renewable investor visa, delivered through the DLD’s Taskeen service, used to need a property worth at least AED 750,000. From 29 April 2026 a sole owner of a completed, fully owned property qualifies regardless of value. Where a property is jointly owned, each co-owner’s share must be worth at least AED 400,000.
The AED 2 million threshold for the 10-year Golden Visa itself has not changed since it was cut from AED 10 million in 2022. Always confirm current conditions on the Dubai Land Department portal before applying, because official pages are sometimes updated after a policy change.
Dubai property visa options compared
Dubai now has three main residency routes linked to property.
| 2-year investor visa | 5-year retirement visa | 10-year Golden Visa | |
|---|---|---|---|
| Minimum property value | None for sole owners; AED 400,000 per co-owner | AED 1 million, fully paid | AED 2 million (total value) |
| Off-plan accepted | No (ready, title deed only) | No | Yes, with registered Oqood |
| Mortgage accepted | No | No | Yes, with bank NOC |
| Age requirement | None | 55 and over | None |
| Family sponsorship | Limited | Spouse and children | Spouse, children, parents, domestic staff |
| Minimum stay in UAE | Standard rule: re-enter at least every 6 months | None stated | None |
For most investors the choice is between the two-year visa (any ready home owned outright) and the 10-year Golden Visa (AED 2 million and above). The retirement route suits buyers aged 55+ who want a fully paid home worth AED 1 million or more.
Which properties qualify for the Golden Visa?
To qualify for the 10-year Golden Visa, the property or properties must:
- be registered with the DLD in the applicant’s name;
- be in a freehold area where foreigners can own (for example Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay, Dubai Hills Estate, JVC and Dubai South);
- have a combined value of AED 2 million or more, as stated on the title deed or Oqood, or confirmed by a DLD-approved valuation;
- not be under a court attachment or seizure.
Residential and commercial property both count. You can combine several properties to reach AED 2 million, as long as each is in your name. Spouses who own jointly can generally use their combined ownership, but the exact share rules should be confirmed for your case. Property received by gift or inheritance can also qualify once it is registered to you.
Can off-plan property get a Golden Visa?
Yes. Off-plan property bought from a DLD-approved developer qualifies once the sale is registered on Oqood and the total contract value is AED 2 million or more. Since February 2026 you no longer need to have paid half the price first, so an investor can apply early in the payment plan.
Practical points for off-plan buyers:
- Pay the 4% DLD fee and Oqood registration promptly, because the Oqood certificate is the key document.
- Keep receipts for every instalment paid into the project’s escrow account.
- Some developers issue a NOC for the visa application; ask for it in advance.
- If you later sell before handover, the visa depends on that property, so you would need another qualifying asset. Read selling off-plan property before handover before planning an exit.
New to off-plan? Start with our guide to buying off-plan property in Dubai and compare off-plan vs ready property.
Can I get a Golden Visa with a mortgaged property?
Yes. A ready property bought with a mortgage from a UAE bank qualifies if its total value is AED 2 million or more. Following the February 2026 circular, the amount of equity you hold no longer decides eligibility in Dubai. You will need:
- a No Objection Certificate (NOC) from the lending bank for the visa application;
- a recent mortgage statement showing the property value and outstanding balance.
Note that the rules differ in Abu Dhabi, where the investor’s own equity must still reach AED 2 million. Our mortgage and specialist coordination team can arrange bank letters alongside the purchase.
How to apply for the Dubai Golden Visa through property
The process runs through the DLD and GDRFA, usually on the DLD’s Cube service or in person at a DLD service centre.
- Complete the purchase and registration. Sign the SPA, pay the 4% DLD transfer fee and receive your title deed (ready) or Oqood (off-plan).
- Gather documents. Passport, photo, title deed or Oqood, bank NOC and mortgage statement if financed, developer payment receipts if off-plan, and a valuation certificate if the price was below AED 2 million but the value has since risen.
- Submit the application through the DLD’s Golden Visa service. The DLD verifies ownership and issues the nomination.
- Medical fitness test at an approved centre, usually done within one to three days.
- Biometrics and Emirates ID application.
- Visa issued electronically, followed by the Emirates ID card a few days later.
For a single applicant the full process typically takes 7–10 working days, and about 10–12 for a family. You generally need to be in the UAE for the medical test and biometrics, so plan your trip around it.
How much does the Golden Visa cost?
Beyond the property itself, budget for:
| Item | Typical cost |
|---|---|
| DLD transfer fee | 4% of the property price |
| Golden Visa government fees, medical and Emirates ID (main applicant) | About AED 9,900 |
| Each family member | Roughly AED 5,800 (spouse or child) |
| Health insurance | Varies by provider and age |
| Valuation certificate (if needed) | Set by the DLD or approved valuer |
Fees change from time to time, so check the current schedule on the DLD portal or with your advisor before you apply.
How to keep your Golden Visa
The Golden Visa lasts 10 years and is renewable, with no minimum stay requirement. To keep it, you must keep owning qualifying property worth AED 2 million or more. If you sell, you need to buy another qualifying asset or move to a different visa category.
Two planning points matter in the current market:
- Leave headroom above AED 2 million. Buying at AED 2.05 million leaves little margin if values soften before renewal. A small buffer, or a second property, protects your status.
- Think about exit early. If you plan to trade your portfolio, structure it so that one long-term holding keeps your visa in place. Our sell, hold or reinvest review covers this.
Is the Dubai Golden Visa through property worth it?
For most long-term investors, yes. The Dubai Golden Visa through property gives 10 years of renewable residency for you and your family, no minimum stay, and access to UAE banking, schools and business set-up, with no personal income tax on rent or capital gains. The 2026 rule changes mean you can now secure it from the start of an off-plan payment plan or with a mortgage, and buyers below AED 2 million can still get two-year residency on a ready home.
The key is to buy the right asset, not just a qualifying one. With prices softer in parts of the market in 2026, a well-chosen AED 2 million property can deliver residency, rental income and long-term growth together. SAT has advised international investors in Dubai since 2013. Book a private investment consultation to shortlist Golden Visa-eligible homes, or browse our current off-plan properties and ready properties.
Related reading
- Dubai property market outlook 2027
- Dubai rental market 2026: why rents are falling and what landlords should do
- Buying off-plan property in Dubai
- Off-plan vs ready property in Dubai
- Post-handover payment plans in Dubai
- Selling off-plan property before handover
- Dubai luxury real estate: where lifestyle meets investment
Frequently asked questions
1. What is the minimum property value for a Dubai Golden Visa?
AED 2 million. The value can come from one property or several properties registered in your name, and it is judged on the total title deed or Oqood value.
2. Do I need to pay AED 1 million upfront for the Golden Visa?
No, not since 20 February 2026. The old rule requiring at least AED 1 million or 50% paid was removed, so eligibility now depends on the total property value.
3. Can I get a Golden Visa with off-plan property in Dubai?
Yes. The off-plan sale must be registered on Oqood with a DLD-approved developer and the contract value must be at least AED 2 million.
4. Does a mortgaged property qualify for the Golden Visa?
Yes, in Dubai. You need a NOC from your bank and a mortgage statement, and the property value must be at least AED 2 million.
5. Can I get a Dubai visa with a property worth less than AED 2 million?
Yes. Since April 2026, a sole owner of any ready property in Dubai can apply for the two-year renewable investor visa, with no minimum value. Co-owners need at least AED 400,000 each.
6. Can my family be included in my Golden Visa?
Yes. Golden Visa holders can sponsor their spouse, children and parents, and domestic staff, each with a separate application and fee.
7. How long does the Golden Visa take to process?
Usually 7–10 working days for one applicant and about 10–12 for a family, covering the application, medical test, biometrics and Emirates ID.
8. Do I have to live in Dubai to keep the Golden Visa?
No. The 10-year Golden Visa has no minimum stay requirement and is not cancelled for long periods outside the UAE.
9. What happens to my Golden Visa if I sell the property?
The visa depends on owning qualifying property. If you sell, you need to buy another property worth at least AED 2 million or move to another visa category.
10. How can SAT help with a Golden Visa property purchase?
SAT shortlists Golden Visa-eligible properties that also make sense as investments, coordinates the purchase, DLD registration, mortgage and bank NOC, and supports the visa paperwork. Book a private investment consultation to start.
