Buying property is the most popular route to the UAE's 10-year Golden Visa. If you own Dubai real estate worth at least AED 2 million, you and your family can qualify for long-term, renewable residency, with no requirement to live in the UAE full time.
The AED 2 million requirement
The key figure is the property's value as registered with the Dubai Land Department, not the amount you've paid. You can reach the threshold with one property or by combining several.
Does off-plan property qualify?
Under the current rules, off-plan property from a registered developer can qualify when its value reaches AED 2 million and it's registered with the Dubai Land Department (Oqood). This is a big change for investors, because you can secure residency while paying through a developer's payment plan. Conditions can vary by project and payment stage, so I check eligibility for each unit before you commit.
What about mortgaged property?
Mortgaged property can also qualify. You'll normally need a No Objection Certificate from your bank, and the property value must still meet the AED 2 million threshold.
The two-year property investor visa
If your budget is below AED 2 million, Dubai also offers a two-year property investor residency. Dubai removed the previous AED 750,000 minimum value for this visa in 2026, making residency accessible to more buyers. It doesn't carry all the Golden Visa's benefits, so it's worth comparing both.
Documents you'll typically need
- Passport copy and photo
- Title deed, or Oqood for off-plan property
- Bank NOC if the property is mortgaged
- Emirates ID if you're already a UAE resident
How to apply, step by step
- Buy a qualifying property worth AED 2 million or more, or combine several properties to reach the threshold.
- Collect your documents, including the title deed or Oqood, your passport, photos and a bank NOC if the property is mortgaged.
- Apply through the official channels. In Dubai, property-linked applications start with the Dubai Land Department, and the residency is issued through the immigration authorities.
- Complete the medical test and Emirates ID biometrics.
- Receive your visa, then sponsor eligible family members.
Joint ownership and family
If a property is jointly owned, the rules look at each owner's share, so two unrelated partners splitting an AED 3 million home may not each qualify. Spouses are often treated differently. Golden Visa holders can usually sponsor their spouse and children, which is one of the main reasons families choose this route.
Dubai or Abu Dhabi?
The AED 2 million threshold applies across the UAE, so property in Abu Dhabi can qualify too, where the government registration fee is 2% instead of Dubai's 4%. See how to buy off-plan in Abu Dhabi.
Common mistakes
- Counting the amount paid rather than the registered property value, or the other way round, without checking the current rule.
- Buying jointly without checking whether each owner's share qualifies.
- Letting the property value or ownership change before renewal.
Where Golden Visa buyers invest
Popular choices include Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay and Dubai Hills Estate, as well as off-plan launches from Emaar, Damac, Nakheel and Sobha. See the best areas to invest in Dubai.
Visa rules change regularly. This guide is general information, not legal advice. I'll confirm the latest Dubai Land Department and ICP requirements for your purchase.
Frequently asked questions
What is the minimum property value for the Dubai Golden Visa?
You need property worth at least AED 2 million, based on the value registered with the Dubai Land Department. Several properties can be combined.
Can I get a Golden Visa with off-plan property?
Yes, under the current rules off-plan property can qualify when its value reaches AED 2 million and it is registered with the Dubai Land Department. Conditions can vary by project.
Does the Golden Visa cover my family?
Golden Visa holders can usually sponsor their spouse and children. Confirm the current sponsorship rules when you apply.
Do I have to live in Dubai to keep the Golden Visa?
No. The Golden Visa has no minimum stay requirement, which suits overseas investors.
Can I combine two properties to reach AED 2 million?
Yes. Several properties can be combined to reach the AED 2 million threshold.
Does Abu Dhabi property qualify for the Golden Visa?
Yes. The AED 2 million property route applies across the UAE, including Abu Dhabi.
RERA-licensed real estate consultant at Aeon & Trisl, specialising in off-plan and investment property, with AED 600M+ in closed deals and 100+ clients worldwide.