The UAE Golden Visa is a 10-year self-sponsored residency visa available to foreign nationals who own at least AED 2 million in UAE property. In February 2026, the UAE removed the previous 50% down-payment requirement for mortgaged properties. Buyers can now qualify based on property valuation alone.
What is the UAE Golden Visa?
The UAE Golden Visa is a long-term residency permit that allows foreign nationals to live in the UAE without employer sponsorship. It remains valid as long as the qualifying property is maintained.
To qualify through real estate, investors must own property worth at least AED 2 million based on the Dubai Land Department (DLD) valuation. The property can be ready or off-plan, fully paid or mortgaged, and owned individually or jointly. There is no minimum stay requirement, so residency is not affected by extended time spent outside the UAE.
The visa also allows holders to sponsor their spouse, children, and domestic staff under the same residency structure. In addition, Golden Visa holders have access to a 24/7 emergency support line from the UAE Ministry of Foreign Affairs while travelling abroad.
Who qualifies through property?
The rules below apply to Dubai properties processed through the Dubai Land Department. The AED 2 million threshold is the same across all emirates, but the valuation authority and application process differ by emirate. In all cases, eligibility is based on the valuation — not the original purchase price.
- Single property — one ready or off-plan property valued at AED 2 million or more. For off-plan projects, the full Oqood contract value counts, even if the unit has not been fully paid for.
- Multiple properties — several properties can be combined to reach the AED 2 million threshold, including units in different freehold areas.
- Mortgaged property — buyers qualify through a mortgaged property as long as they provide a No Objection Certificate (NOC) from a UAE-licensed bank. Overseas financing is not accepted.
- Joint ownership with a spouse — married couples can combine separately owned properties by submitting an attested marriage certificate to the DLD.
Once the Golden Visa is issued, the DLD places a lien on the qualifying property for the 10-year period. The property cannot be sold or transferred unless it is replaced with another qualifying asset.
The 2026 update
In February 2026, the UAE removed the 50% payment rule. Mortgage buyers no longer need to have paid 50% of the property value (or AED 1 million) to qualify for the Golden Visa. Eligibility now depends only on the DLD valuation. If it reaches AED 2 million or more, the property can qualify even with a mortgage, as long as the bank issues a NOC.
Government fees
Approximate government fees for a property investor applying through Dubai. The exact total varies by application channel and service centre. Health insurance is mandatory for all residents but is not included here.
| Fee item | Approx. AED |
|---|---|
| Medical examination | 320 – 770 |
| Emirates ID (10 years) | ≈ 1,153 |
| Residency permit (ICP / GDRFA) | 2,800 – 4,800 |
| Dubai Land Department fees | ≈ 4,020 – 5,175 |
| Administrative fees | 500 – 1,500 |
| Typical total — main applicant | AED 9,000 – 22,000 ≈ USD 2,450 – 5,990 |
Each sponsored family member adds approximately AED 5,000–8,000 for the 10-year permit, plus medical and Emirates ID fees per person.
How to apply
Most applications are done online through the DLD Cube platform or the GDRFA/ICP portal. You only need to attend in person for medical tests and biometrics.
Get a property valuation certificate from the DLD or a licensed valuator. This confirms if your property meets the AED 2 million threshold. Even properties bought for less may qualify if their current DLD valuation is higher.
Valid passport (6+ months remaining), title deed or Oqood, DLD valuation certificate, passport photo, Emirates ID if already a resident. For mortgaged property, add the bank NOC. For joint spousal ownership, add an attested marriage certificate.
Upload your documents through DLD Cube or the ICP portal and pay the required fees. Initial processing takes 5–15 working days.
You will complete a medical test at a DHA-approved centre and give biometrics at an ICP centre. First-time applicants must attend in person. Renewals may qualify for digital processing via the GDRFA Salama platform.
Once approved, the 10-year visa is issued and the DLD registers the property lien. If you are including family members, they complete the same medical and biometric steps.
DLD valuation below AED 2 million despite a higher purchase price · property outside eligible freehold zones · missing or incomplete bank NOC · off-plan property not yet registered with the DLD · passport validity under 6 months · insufficient ownership share in joint applications.
Other property-linked visas in the UAE
The 2-year investor visa is usually used by buyers with completed properties below the AED 2 million Golden Visa threshold. There is no minimum property value for sole ownership, while joint ownership requires at least AED 400,000 per person. The visa must be renewed every two years and comes with more limited residency and family sponsorship benefits.
The retirement visa is a 5-year residency option for people aged 55 and above. It is available through property ownership worth AED 2 million, qualifying savings, or a minimum monthly income.
Frequently Asked Questions
Common questions about the UAE Golden Visa and qualifying through property.
Does an off-plan property qualify before completion?
Yes. Off-plan properties qualify based on the full Oqood contract value registered with the DLD. There is no need to wait for completion or to have fully paid the property. By contrast, the 2-year investor visa only applies to completed, titled properties and cannot be used for off-plan units.
Can I get the Golden Visa if my property is mortgaged?
Yes. Since February 2026, there is no minimum paid amount required. As long as the Dubai Land Department valuation reaches AED 2 million, a mortgaged property qualifies. The only additional requirement is a No Objection Certificate (NOC) from your UAE-licensed bank. Overseas financing is not accepted.
My property was purchased below AED 2M. Can I still qualify?
Possibly. Eligibility is based on the current DLD valuation, not the original purchase price. If your property has increased in value to AED 2 million or more, you can request an updated valuation from the DLD. You may also combine multiple properties to meet the threshold.
Can I sell the property after getting the Golden Visa?
Not directly. Once the visa is issued, the DLD places a lien on the qualifying property for the duration of the 10-year visa. To sell it, you must first replace it with another qualifying asset worth at least AED 2 million and update the DLD records accordingly.
How long does the application take?
Most applications are completed within 3–6 weeks in total:
- 5–15 working days for initial approval
- 1–2 weeks for medical tests and biometrics
What is the difference between the Golden Visa and the 2-year investor visa?
The key differences are duration, eligibility rules, and benefits.
- Golden Visa — 10 years, AED 2M property threshold, accepts off-plan and mortgaged properties, no minimum stay, full family sponsorship
- 2-year investor visa — 2 years, requires completed property at any value, renewable every 2 years, more limited benefits
In most cases, once a property reaches the AED 2 million threshold, the Golden Visa is the more stable long-term option.