AED 2 million in property
Own UAE property worth AED 2 million or more and you can apply for a 10-year renewable Golden Visa for you and your family. Since 2026, off-plan and mortgaged property both count in Dubai, and you can combine several properties to reach the threshold.
The UAE Golden Visa through property gives international buyers 10 years of renewable residency in exchange for owning real estate worth AED 2 million or more. For many of the buyers we speak to, especially families relocating from the UK and Europe, it is the single biggest reason they choose Dubai over other property markets.
The rules changed significantly in 2026, and a lot of the information online is now out of date. This guide explains exactly how the property route works today, what changed this year, which off-plan projects on our site reach the threshold, and the mistakes that most often delay applications.
What Is the UAE Golden Visa?
The Golden Visa is a long-term residency permit that the UAE offers to investors, entrepreneurs, skilled professionals and other selected groups. Unlike a standard employment visa, it is self-sponsored: your residency is tied to your investment rather than to an employer, so you can live in the UAE, run a business, work or simply hold the visa while living elsewhere.
The property route is the most popular way in. You qualify by owning UAE real estate with a total value of at least AED 2 million, evidenced by your title deed (or, for off-plan, your registered sale agreement) and a Dubai Land Department valuation.
What Changed in 2026
Two changes this year matter for anyone buying property with residency in mind.
The 50% upfront rule was removed
Previously, if your property was mortgaged or still under construction, you generally had to show that you had already paid at least 50% of its value, or AED 1 million, before you could apply. In early 2026 that requirement was removed in Dubai. A mortgaged or off-plan property can now qualify once its certified value reaches AED 2 million, provided the lending bank or the developer issues a no-objection certificate.
In practical terms, this means an off-plan buyer on a payment plan no longer has to wait until they have paid half the price. That is a major shift, because most off-plan payment plans only require 10% to 20% during the first year.
The two-year investor visa minimum was scrapped, but not the Golden Visa threshold
In April 2026 the AED 750,000 minimum for the separate two-year property investor visa was removed. Several headlines described this as "no minimum property value for UAE residency", which caused real confusion. The 10-year Golden Visa still requires AED 2 million. If your budget is below that, the two-year visa may be the right route, and we compare the two further down.
Why the Golden Visa Matters for Property Buyers
The Golden Visa has turned Dubai property from a pure investment into an investment that also buys you optionality. Owning the right property means you and your family have the right to live in one of the world's safest cities, with no income tax, for a decade at a time.
That demand is structural. Dubai's population is approaching 4 million and continues to grow each year, much of it driven by high-earning professionals and families who arrive and then want to own rather than rent. Buyers at the AED 2 million level are also an important source of end-user demand for family homes, which supports both rental demand and resale values in the communities they favour. You can read more about this in our guide to Dubai's population growth and what it means for property.
Your money is also protected while you wait for handover. Off-plan payments in Dubai go into RERA-regulated escrow accounts and are only released to the developer as construction milestones are verified, so the investment that qualifies you for residency is held under a regulated framework from day one.
"With the 50% upfront rule gone, an off-plan buyer can lock in launch pricing, spread payments over construction and still be eligible for a 10-year visa."
Off-Plan Projects That Reach AED 2 Million
These projects currently listed on our site start at or above AED 2 million, so a single unit can qualify on its own. Starting prices are those listed at the time of writing and change as units sell.
Valia, Dubai Creek Harbour
One of the most accessible routes into Golden Visa territory, with entry prices sitting just above the threshold. Waterfront apartments close to Downtown Dubai, suited to buyers who want a lock-up-and-leave home they can also rent out.
Meriva Collection, Dubai Islands
Beachfront residences with a strong wellness focus. Suits buyers who want a home they will genuinely use in Dubai, with the Golden Visa as part of the package.
Palm Central Private Residences, Palm Jebel Ali
An early position on Dubai's next palm island. Suits longer-term buyers who want capital growth as the wider island develops.
Athlon, Dubailand
Villas and townhouses in an active-lifestyle community. Suits families relocating to Dubai who need space, outdoor living and residency in one purchase.
Hudayriyat Golf Estates, Abu Dhabi
Golf villas on Hudayriyat Island, located in Abu Dhabi rather than Dubai. Comfortably above the threshold, but remember Abu Dhabi's stricter equity rule if you plan to use a mortgage.
Combining two properties
You do not need a single AED 2 million unit. Two properties can be combined, which many investors prefer because it spreads risk and gives two rental incomes. For example, a unit at Serra Ghaf Woods from about AED 1.2M alongside a unit at Golf Fields, Emaar South from about AED 1.26M would take you past AED 2 million combined. Use our payment plan calculator to see how the instalments on two purchases would stack up over the construction period.
Golden Visa vs Two-Year Property Investor Visa
| 10-year Golden Visa | 2-year property investor visa | |
|---|---|---|
| Minimum property value | AED 2 million | No minimum since April 2026 |
| Visa length | 10 years, renewable | 2 years, renewable |
| Off-plan property | Qualifies in Dubai | Rules vary, check at time of purchase |
| Mortgaged property | Qualifies with bank NOC | Generally qualifies with bank NOC |
| Time outside the UAE | No minimum stay | Standard residency rules on absence apply |
| Family sponsorship | Yes | Yes |
| Best suited to | Buyers who want long-term security and flexibility | Smaller budgets, or buyers stepping up to the Golden Visa later |
How to Apply, Step by Step
Government fees, medical and insurance costs vary depending on the number of family members and change from time to time, so ask for an up-to-date breakdown before you apply. Remember too that the 4% Dubai Land Department registration fee on your purchase is separate from any visa costs.
Buyer Checklist
- Confirm the registered value of the property (or properties combined) reaches AED 2 million, not just the advertised price
- Check the developer is approved and the project is registered with the Dubai Land Department
- If using a mortgage, ask your bank early for a Golden Visa no-objection certificate
- If buying off-plan, ask the developer how and when they issue their no-objection letter
- If buying jointly, check how ownership shares will be assessed (spouses can generally combine)
- If the property is in Abu Dhabi, check your own equity reaches AED 2 million outside any mortgage
- Budget for the 4% registration fee plus visa, medical and insurance costs
- Keep your passport, sale agreement, payment receipts and NOCs together in one place
Common Mistakes and How to Avoid Them
Mistake: Assuming the "no minimum" headlines apply to the Golden Visa.
Instead: The removed minimum applies only to the two-year investor visa. The 10-year Golden Visa still needs AED 2 million.
Mistake: Buying just under AED 2 million and hoping price growth will carry you over.
Instead: Eligibility is based on the registered or certified value, not what you think the property is worth today. Buy at or above the threshold, or combine two properties.
Mistake: Leaving the bank or developer NOC until the last minute.
Instead: A missing NOC is one of the most common reasons an otherwise complete application stalls. Request it as soon as your purchase is registered.
Mistake: Treating Dubai and Abu Dhabi rules as identical.
Instead: Abu Dhabi takes a stricter view of mortgaged property. Choose your financing with the emirate's rules in mind.
Mistake: Relying on older articles.
Instead: The rules changed twice in 2026 alone. Always confirm the current requirements with the relevant authorities at the time you apply.
Frequently Asked Questions
How much property do I need to buy for a UAE Golden Visa?
The property route requires real estate with a total value of at least AED 2 million, roughly USD 545,000 or about £430,000. It can be one property or several properties combined, and the value is assessed by the Dubai Land Department rather than simply taken from your purchase price.
Does off-plan property qualify for the Golden Visa?
Yes. In Dubai, off-plan property bought from an approved developer can qualify once the registered value reaches AED 2 million. You will usually need a no-objection letter from the developer, and the purchase must be registered with the Dubai Land Department.
Can I get a Golden Visa on a mortgaged property?
Yes. Since the early 2026 changes, the old requirement to have paid at least 50% of the property value upfront no longer applies in Dubai. The property's certified value must still reach AED 2 million and your lender must issue a no-objection certificate. Abu Dhabi applies a stricter test based on your own equity.
Can I combine two properties to reach AED 2 million?
Yes. Several properties can be combined as long as their total value reaches AED 2 million. Spouses can also generally combine their ownership shares to qualify together.
Do I have to live in the UAE to keep the Golden Visa?
No. Unlike standard residency visas, the Golden Visa has no minimum stay requirement, so it is not cancelled if you spend long periods outside the UAE. You keep it as long as you continue to hold the qualifying property.
Can my family be included on my Golden Visa?
Yes. Golden Visa holders can sponsor their spouse and children, and in many cases parents as well. Family members receive residency for the same duration as the main holder.
Is the AED 750,000 minimum gone for the Golden Visa?
No. The April 2026 change that removed the AED 750,000 minimum applied to the separate two-year property investor visa. The 10-year Golden Visa still requires property worth AED 2 million or more.
Find a Golden Visa Property
Tell us your budget and we will send you off-plan options that reach the AED 2 million threshold. Our licensed agent partner handles every enquiry privately, and the service costs you nothing.
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