Find out in under a minute whether your property qualifies for the 10-year UAE Golden Visa. This free checker applies the AED 2 million property rule to your situation, whether your home is ready or off-plan, paid in full, mortgaged or jointly owned, and tells you what to confirm before you apply.
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How to use the golden visa checker
- Enter the total value. Add up all the properties in your name. They can be combined to reach AED 2 million.
- Tell us who owns it. If you own it jointly, enter your share. Spouses can often apply together.
- Choose ready or off-plan. Off-plan property can qualify when bought from an approved developer.
- Tell us how you're paying. Mortgaged property and payment plans have extra conditions.
- Read your result. You'll see whether you're likely eligible, what to confirm, and how far you are from the threshold if not.
The property route to the Golden Visa
The UAE's 10-year Golden Visa is available to property investors who own real estate worth at least AED 2 million. Key points, as published in 2026:
- AED 2 million minimum, based on the purchase price or an official valuation.
- Several properties can be combined, as long as they are all in your name.
- Off-plan property can qualify when bought from an approved developer.
- Mortgaged property can qualify, but rules depend on the emirate and your bank. Some require at least AED 2 million already paid.
- Family can be included: you can sponsor your spouse and children, and you don't need to live in the UAE full-time to keep the visa.
Read the full guide to the Golden Visa through property, and see properties from AED 2 million in my area guides.
Common situations
| Your situation | Usually |
|---|---|
| Ready property worth AED 2M+, fully paid | Eligible |
| Several properties totalling AED 2M+ in your name | Eligible |
| Off-plan worth AED 2M+ from an approved developer | Eligible, a minimum payment may be required |
| Mortgaged property worth AED 2M+ | Depends on how much you've paid and the emirate's rules |
| Jointly owned property | Your share must usually be worth AED 2M+; spouses can often apply together |
General guidance only. Rules are set by each emirate and can change, so confirm before you apply.
Golden Visa benefits for property investors
- 10-year residency, renewable as long as you keep the qualifying property.
- Family included: sponsor your spouse and children.
- No minimum stay: you can live outside the UAE for long periods without losing the visa.
- No employer needed: the visa is linked to your investment, not a job.
Properties that can qualify
| Budget | Examples |
|---|---|
| From about AED 2 million | Apartments in Business Bay, Dubai Hills Estate or Dubai Marina; branded homes on Al Marjan Island |
| AED 3 to 8 million | Townhouses and villas in Arabian Ranches or Damac Hills; apartments in Downtown Dubai; villas on Yas Island |
| AED 8 million and above | Villas at The Oasis by Emaar, Yas Riva Reserve or Talay; beachfront homes on Palm Jebel Ali |
Examples only. Prices vary by unit, and availability changes.
How to apply after you buy
- Complete your purchase and register it, receiving your title deed, or the off-plan registration certificate for an off-plan purchase.
- Gather your documents: typically your passport, a photo, the title deed or off-plan certificate, and, for a mortgaged property, a letter from your bank confirming the amount paid.
- Apply through the official government channel for your emirate. I can point you to the right service for your property.
- Complete the standard residency steps, such as the medical test and Emirates ID.
Processing times, fees and exact documents vary by emirate and can change, so I recommend confirming the current requirements before you apply.
Common reasons applications are delayed
- The property value is just below AED 2 million, or only part of it is in your name.
- A mortgaged property without proof of the amount paid.
- An off-plan property from a developer that isn't on the approved list.
- Combining properties that aren't all in the same name.
Frequently asked questions
What is the minimum property value for the UAE Golden Visa?
AED 2 million, based on the purchase price or an official valuation. You can combine several properties in your name to reach it.
Can I get a Golden Visa with off-plan property?
Yes, when the property is bought from an approved developer and worth at least AED 2 million. A minimum payment may be required first.
Can I get a Golden Visa with a mortgage?
Yes, in many cases, but the rules depend on the emirate and the bank. Some require at least AED 2 million to have been paid.
Can my family be included in my Golden Visa?
Yes. You can sponsor your spouse and children.
Do I need to live in the UAE to keep the Golden Visa?
No. Golden Visa holders can stay outside the UAE for long periods without the visa being cancelled.
Does the Golden Visa property have to be in Dubai?
No. Property in other emirates can qualify too, including Abu Dhabi and Ras Al Khaimah, subject to each emirate's rules and freehold areas.
Can I combine two properties for the Golden Visa?
Yes, as long as all the properties are in your name and their combined value is at least AED 2 million.
What happens to my Golden Visa if I sell the property?
The visa is linked to the qualifying investment, so selling it can affect your eligibility unless you replace it with another qualifying property. Check with the authorities before you sell.
More free investor tools
These tools give estimates for guidance only and are not financial, legal or mortgage advice. Fees, bank policies and visa rules change, so please confirm before you commit.
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.