Golden Visa in Dubai through property in 2026: the AED 2 million threshold, conditions and next steps
For many buyers the Golden Visa is a reason to consider Dubai at all. The visa allows you to live in the Emirates long term, and its basis can be the purchase of a property. Below we have gathered the conditions given by the authorities and their partners, and the points where you need to verify the rules individually before purchase.
How much you need to invest
For a visa through property there is a threshold of AED 2 million in the total value of property in Dubai, according to the valuation registered with the Dubai Land Department (DLD). The threshold can be met by one property or several, as long as the title is in your name. With co-ownership, your share must itself reach AED 2 million.
Duration and family
Under the route through the Dubai Land Department and GDRFA the visa is issued for 10 years with the possibility of renewal. The owner may bring a spouse and children. The scope for parents and domestic staff depends on the current GDRFA rules, so verify it before submitting the application. Note that some federal descriptions speak of a shorter period for property ownership, so always confirm which route your purchase will fall under.
Mortgage and off-plan
- Mortgage: a property bought with a mortgage may qualify. What counts is the value of the property, not the amount of the down payment, and the previously applicable requirement of a high down payment has been abolished. The bank issues a certificate (NOC) of the amounts paid and the outstanding balance.
- Off-plan: an off-plan property under construction may qualify, but sources differ on the conditions, for example what part of the price must already be paid. Check this with the DLD or the developer before purchase, and you can read about the payment plans themselves in our article on off-plan payment plans in Dubai.
What the procedure looks like
- Purchase and registration of the property with the DLD, after which you receive a document confirming ownership (title deed) with a valuation.
- An application for the Golden Visa for property investors, submitted through the DLD service.
- After approval: medical tests and biometric data for the Emirates ID at GDRFA.
The application requires, among other things: an ownership document showing a value of at least AED 2 million, a passport with a photo and a bank certificate if the property is bought with a mortgage. Official fees, tests and health insurance differ depending on the route and the number of people, so confirm the current amounts with the authority. Processing time is usually from a few days to a few weeks.
What the visa does not change
- Buying a property is a separate transaction with costs: the DLD fee is 4% of the value, and service charges are added on top. There is no annual property tax in Dubai.
- Selling the property that is the basis of the visa may affect its renewal. Before selling, check your situation with the DLD.
- The visa is not a guarantee of a return on investment. The choice of district and developer decides whether the purchase makes sense, not the visa threshold itself. Our guide to Dubai’s districts will help.
Summary
A Golden Visa through property requires a purchase worth at least AED 2 million, registration with the DLD and the submission of an application, and the details (mortgage, off-plan, family, type of visa) must be confirmed with the authority before purchase. See apartments for sale in Dubai and houses from our offer, and if you want to discuss your situation, write to us. We always recommend consulting an independent lawyer.
Frequently asked questions
Can I get a Golden Visa if I buy with a mortgage?
Yes, a property bought with a mortgage may qualify. What counts is the value of the property, and the bank must issue a certificate of the amounts paid and the balance. Confirm the details with the DLD.
Is an off-plan property enough?
It may be enough, but conditions such as the amount of payments differ depending on the source and the developer. Confirm them with the DLD or the developer before purchase.
What happens to the visa if I sell the property?
A sale may affect the renewal of a visa based on that property. Before selling, check your situation with the DLD.
The information is general and indicative. Rates and rules change, so before purchase verify them in official sources (DLD, GDRFA) or with an independent lawyer.
Updated: 13 October 2026. Sources: Dubai Land Department, GDRFA Dubai.
Main photo: Lxs (CC BY 4.0) — Wikimedia Commons.
