Golden Visa Through Property in Dubai
A 10-year UAE residency you can qualify for by buying property, not by finding an employer to sponsor you. Here's the AED 2 million threshold, what changed for mortgage buyers in February 2026, and how off-plan purchases fit in.
What changed in February 2026
The UAE dropped the requirement for a 50% upfront cash payment on Golden Visa-linked property purchases. Mortgage-financed buyers now qualify as long as the total property value meets the AED 2 million threshold, with UAE banks able to finance a significant share of the purchase. This opens the route to buyers who previously needed to pay half the property value in cash to qualify.
How the AED 2 million threshold works
The requirement is a total property value of at least AED 2,000,000 — not necessarily one property. You can qualify with a single unit, or by combining multiple properties whose combined value reaches the threshold. Off-plan purchases from an approved, DLD-registered developer count too, and you don't need to wait for handover to apply — the purchase itself is what matters, not construction status.
Financing rules have loosened, but the underlying property still needs to clear the AED 2 million bar at the value the Dubai Land Department recognises for the transaction — worth confirming with your agent or lender before assuming a lower-priced unit will qualify once fees and financing are factored in. The property also needs to be freehold — see our freehold areas guide for which communities qualify.
What you get
10-year renewable residency
Not tied to a job or an employer sponsor — the property itself is the basis for renewal.
No minimum stay requirement
Unlike some residency routes, you don't need to spend a set number of days per year in the UAE.
Full family sponsorship
Sponsor a spouse and children under the same Golden Visa, without separate employment-based visas.
Banking, business access, no income tax
Residency status supports UAE bank accounts and business setup, alongside the UAE's zero personal income tax.
The general process
- Choose a qualifying property (or properties) totalling at least AED 2 million — ready or off-plan, from a DLD-registered developer if off-plan.
- Complete the purchase and register the title (or the sale agreement, for off-plan) with the Dubai Land Department.
- Arrange financing if needed— since February 2026, mortgage-backed purchases qualify without the previous 50% cash requirement, subject to your bank's loan-to-value terms.
- Apply for the Golden Visa through the General Directorate of Residency and Foreigners Affairs (GDRFA) or the ICP, using proof of the property purchase.
Frequently asked questions
How much property do I need to buy in Dubai to qualify for the Golden Visa?
You need property worth at least AED 2,000,000 (roughly USD 545,000). This can be a single property, or several properties whose combined value reaches AED 2,000,000 — it doesn't have to be one unit.
Can I get a Golden Visa with a mortgage in 2026?
Yes. As of February 2026, the UAE removed the previous requirement for a 50% upfront cash payment on Golden Visa-linked purchases. A mortgage-financed purchase now qualifies as long as the total property value meets the AED 2 million threshold, with UAE banks able to finance a substantial share of the purchase — confirm the exact loan-to-value ratio with your lender, as it varies by bank and buyer profile.
Does off-plan property count toward the Golden Visa threshold?
Yes. Off-plan units from an approved developer qualify as long as the total purchase price is AED 2 million or more — you don't need to wait for handover to apply.
How long does the property Golden Visa last, and can I sponsor my family?
It's a 10-year renewable residency, not tied to an employer or sponsor, with no minimum stay requirement in the UAE. It allows full family sponsorship, along with UAE banking and business access and no personal income tax.
Is there a lower-cost residency option if I can't reach AED 2 million?
Dubai also offers a 2-year property investor visa, which was revised to remove the minimum property value requirement for sole owners — it's a shorter-term option for buyers below the Golden Visa threshold.
This page is a general guide, not immigration or financial advice. Golden Visa eligibility rules, financing terms, and property valuation requirements are set by UAE federal and Dubai authorities and individual banks, and can change — confirm current requirements with GDRFA/ICP and your bank or mortgage adviser before making a purchase decision.