Key takeaways
- The minimum property value for a property-based Golden Visa is AED 2 million (about USD 545,000).
- What counts is the property's value as assessed by the Dubai Land Department, not necessarily the price you paid.
- Off-plan property from a DLD-approved developer and mortgaged property (with a bank no-objection letter) can also qualify, subject to conditions.
- Golden Visa holders can sponsor their spouse and children.
What is the UAE Golden Visa?
The Golden Visa is a 10-year UAE residence visa for investors, entrepreneurs, skilled professionals and some other groups. Unlike standard residence visas, it does not depend on a sponsor or employer, and holders do not need to spend a minimum amount of time in the UAE to keep it.
The property route is one of the simplest ways to qualify, because it relies on the value of the property rather than on employment or income conditions.
Property Golden Visa requirements
- Ownership of one or more properties with a combined value of at least AED 2 million
- Property registered with the relevant emirate's land department (in Dubai, the DLD)
- Off-plan: bought from an approved developer, with the required minimum paid
- Mortgaged: a no-objection certificate (NOC) from the bank and an assessed value of at least AED 2 million
- Valid health insurance, a medical test and biometrics
The rules for off-plan and mortgaged property were clarified several times in 2026. Confirm the latest requirements with the Dubai Land Department or an adviser before you buy.
Do off-plan and mortgaged properties qualify?
In Dubai, off-plan property from DLD-approved developers and property bought with a bank mortgage can qualify for the Golden Visa, provided the assessed value reaches AED 2 million and the bank issues a no-objection letter.
The key point is that the DLD-assessed value is what counts. A property bought for slightly more than AED 2 million may not qualify if it is assessed at a lower value.
How to apply for a property Golden Visa
- 1Buy one or more properties worth a combined AED 2 million or more and register them with the Dubai Land Department.
- 2Request a property valuation or certificate from the DLD to prove the value requirement.
- 3Apply for the Golden Visa through the Dubai residency authority (GDRFA) or an approved service centre.
- 4Complete the medical test and biometrics and receive your Emirates ID.
- 5If you wish, apply for residence visas for your spouse and children.
Family and benefits
- 10-year renewable residence, as long as you keep the property
- Sponsorship of your spouse and children
- No employer or sponsor needed
- Residence is not cancelled for long stays outside the UAE (unlike standard residence visas)
Frequently asked questions
What is the minimum property investment for a Dubai Golden Visa?
The property, or combined properties, must be worth at least AED 2 million.
Can I get a Golden Visa with off-plan property?
Yes, if the property is from a DLD-approved developer and the value and payment conditions are met.
What if I bought the property with a mortgage?
Mortgaged property can qualify in Dubai if its assessed value is at least AED 2 million and the bank issues a no-objection letter.
What happens to my Golden Visa if I sell the property?
The basis for your residence ends, which causes problems at renewal or for continued validity unless you have another basis for residence.
Can my family get residence too?
Yes. Golden Visa holders can sponsor their spouse and children.
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