FGX Realty
Buying property is the most common way investors qualify for the UAE's 10-year Golden Visa. The headline rule is simple: AED 2 million in Dubai property. The details around mortgages, off-plan units and joint ownership have changed more than once, and they matter if your purchase sits close to the line. This guide sets out what the Dubai Land Department's own service page says as of November 2026, where practice has moved, and how the application works in practice.
What the property Golden Visa gives you
- A 10-year renewable residence permit in which you are your own sponsor. You do not need an employer or a local sponsor.
- Family sponsorship. DLD's service terms allow the investor to sponsor a spouse, children and parents.
- Freedom to travel. The official UAE government portal notes that Golden Visa holders can stay outside the UAE for longer than the six-month limit that applies to ordinary residence visas.
- Residency that is not tied to a job, which is the main reason business owners and retirees choose this route.
The core requirement: AED 2 million in property
According to DLD's Golden Visa service page, the investor must own property whose purchase value was AED 2 million or more at the time of purchase. The value can come from one property or several, and the property must be wholly owned by the investor in the applicant's own name.
Two practical points follow from that wording:
- Portfolios count. Two apartments of AED 1.1 million and AED 950,000 can be combined to reach the threshold, provided both are in your name.
- Fees do not count. The test is the property value, not your total outlay. The 4% DLD fee and agent commission do not lift a AED 1.95 million purchase over the line.
There is also a valuation route. The National reported in January 2025 that property currently valued at AED 2 million or more by DLD-approved valuers can be accepted even if the purchase price on the title deed was lower. If your property has risen in value since you bought it, ask the service centre whether a DLD valuation would make you eligible.
Mortgaged property: the rule that keeps moving
This is the area where most confusion comes from, so here is the sequence as it has been reported:
- Before 2024, buyers using a mortgage or a developer instalment plan had to have paid a minimum amount, reported by The National as AED 1 million or 50% of the property value.
- In January 2024, The National reported that this minimum down payment had been dropped. At the time, DLD told the paper that the eligibility criteria for real estate investors remained unchanged, which shows how informally these changes can surface.
- DLD's current service terms (checked November 2026) say the property may be mortgaged, and ask for a no-objection letter from the bank confirming it does not object to the residence permit and stating the amount paid and the balance outstanding. The summary text on the same page still refers to a bank letter showing AED 2 million paid.
- Some 2026 market commentary says the DLD valuation is now the only test for mortgaged property. We have not seen that confirmed in an official publication.
If your visa depends on a mortgaged purchase, treat eligibility as a question to confirm in writing before you sign, not an assumption. Bring the bank's NOC requirements and your exact numbers to a DLD Golden Visa service centre first.
Off-plan property
Off-plan purchases have counted towards the property Golden Visa since the rules were relaxed in October 2022, when Gulf News reported that off-plan buyers could qualify on property worth AED 2 million or more. The sale must be registered on DLD's interim register (Oqood), and the project must be with a developer approved by RERA.
What has varied is how much must already be paid or built. The National's January 2025 summary referred to a 50% down payment (or a bank guarantee for the rest) and a property at least 50% complete. Others report that a developer letter confirming the amount paid is enough. Because practice has varied, ask the developer whether it has recently supported Golden Visa applications on the same project, and confirm with the service centre before relying on an off-plan unit. Our off-plan vs ready guide explains the other trade-offs.
Joint ownership
DLD's terms refer to property wholly owned by the investor in the applicant's name. If you co-own, plan on your own share needing to reach AED 2 million. A AED 4 million property held 50/50 gives each owner a AED 2 million share; a AED 2.5 million property held 50/50 does not.
Spouses are the grey area. Market sources disagree on whether a married couple can combine their shares to reach AED 2 million, with one spouse then sponsoring the other, and practice appears to have varied. If you are buying jointly with a spouse, decide how to register the title deed only after you have confirmed how it will be assessed.
Fees for the application
DLD publishes the following fees for the investor's 10-year residence permit:
| Item | Fee (AED) |
|---|---|
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residence permit confirmation (10 years) | 2,856.75 |
| Dubai Land Department fees | 4,020 |
| Administrative fees | 1,155 |
| Total for the investor | 9,884.75 |
For family members, DLD lists AED 5,774.50 for each 10-year family residence permit (spouse or child), AED 5,774.50 for each parent, AED 318.75 to open the family sponsorship file and AED 100 added for each sponsored person. Medical insurance for each family member is extra.
Documents
For the investor
- Passport and a personal photo.
- Title deed (e-certificate of title). For an off-plan unit, the Oqood registration and developer documents.
- Emirates ID and current residence permit, if you already have them.
- For a mortgaged property, the bank's no-objection letter showing the amount paid and the balance.
For family members
- Attested marriage certificate for a spouse and attested birth certificates for children.
- Health insurance for each person.
- An undertaking that sons or daughters over 18 are unmarried.
- A notarised no-objection letter from the father where the mother is the sponsor.
- For parents, a dependency certificate certified by the consulate.
DLD allows supporting documents such as bank letters and certificates to be uploaded to its digital document vault before your visit.
How the application works
- Prepare documents and upload them to DLD's vault.
- Visit a Golden Visa service centre. DLD lists its Cube centres (including one at Dubai World Trade Centre) and several accredited registration partners. The applicant must be inside the UAE and must attend in person; DLD says applications cannot be made through a representative.
- Pay the fees and complete the medical examination, which is done at the centre.
- Receive the residence permit by email, then complete Emirates ID biometrics.
DLD gives an expected completion time of 7 to 10 business days once the file is complete. Family members are added after the investor's permit is issued.
Other property-linked visas
If your budget is below AED 2 million, two other routes are worth knowing:
- Two-year property investor visa. Gulf News reported in April 2026 that DLD's Cube Center no longer lists the previous AED 750,000 minimum for a sole owner, and that joint owners need at least AED 400,000 each. Gulf News noted that the change appeared on the Cube Center without a formal announcement.
- Five-year retirement visa for those aged 55 and over, where one of the routes is property worth at least AED 1 million, according to the same Gulf News guide.
Planning a purchase around the visa
- Leave headroom. Aim for a purchase value comfortably above AED 2 million rather than exactly at it, especially if you will co-own or borrow.
- Sequence it. Confirm eligibility on your exact structure, then sign. Changing the names on a title deed after transfer is a new DLD transaction with its own fees.
- Keep the property. The visa rests on your ownership. If you plan to sell or refinance, check the effect on your residency before you do.
- Budget for the whole household. For a couple with two children, DLD's published fees come to roughly AED 28,000 before medical insurance.
Our step-by-step guide to buying property in Dubai as a foreigner covers the purchase itself, and the mortgage guide covers financing limits.
Frequently asked questions
Can I apply before an off-plan unit is handed over?
Off-plan property can qualify once the sale is registered on Oqood, but how much must be paid or built has varied. Confirm with the service centre on your specific project.
Does the AED 2 million include the DLD fee?
No. The test is the value of the property itself. Purchase costs are not counted.
Can I combine several properties?
Yes. DLD's terms allow one or more properties, as long as each is in your name and the total reaches AED 2 million.
Do I have to live in the UAE?
There is no minimum stay. The UAE government portal states Golden Visa holders can remain outside the country beyond the usual six-month limit.
Can I sponsor my parents?
Yes. DLD lists a separate parent residence permit, which needs a consulate-certified dependency certificate and health insurance.
Official sources
Next step
If a Golden Visa is part of your plan, tell your advisor at the start so the shortlist, ownership structure and financing all fit the rules. You can browse properties above the threshold in current listings, use the property assistant to narrow areas, or book a call to talk it through.
This guide is general information, not legal, tax or financial advice. Rules and fees change; confirm current figures with the Dubai Land Department or your advisor before you commit.
