Investor guide · reviewed July 2026

The Dubai Golden Visa through property

Buying AED 2,000,000 of Dubai property qualifies you for a 10-year, renewable UAE Golden Visa — no employer or sponsor needed. Off-plan and completed property both count, a mortgage does not automatically disqualify you, and your spouse and children can be sponsored. Here is how the route works, and what to verify with DLD and ICP before you commit.

The requirements at a glance

Requirement	Published position (reviewed July 2026)
Minimum property value	AED 2,000,000 (per the value recorded with the Dubai Land Department)
Completed property	Qualifies — registered via title deed
Off-plan property	Qualifies under current published rules — registered via the Oqood system
Mortgaged property	Can qualify; DLD typically asks for a letter/NOC from the lending bank — conditions have changed over time, verify before relying on it
Multiple properties	Values can generally be combined to reach AED 2M
Joint ownership	Your own share generally needs to be worth AED 2M; spouses co-owning one property are treated under specific DLD conditions
Visa length	10 years, renewable — no employer or local sponsor required
Time outside the UAE	The Golden Visa does not lapse under the ordinary six-month absence rule that applies to standard residence visas
Dependents	Spouse and children can be sponsored (age rules for adult children are set by ICP and have changed over time)

Based on rules published by the Dubai Land Department (DLD) and the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP) as reviewed in July 2026. Criteria are amended from time to time — verify the current requirements directly with DLD/ICP before committing funds.

The route, step by step

Buy qualifying property of AED 2M or more

One property or several combined. Beyond the price, budget ~7–8% in one-off costs — run your exact all-in figure and Golden-Visa eligibility in the buying-cost calculator, then screen actual units on the ranked feed or today's best-priced deals. Deciding between off-plan and completed? See off-plan vs ready.

Register the purchase with DLD

Completed property is registered via title transfer (title deed in your name); off-plan is registered via the Oqood system. The value recorded with DLD is what the visa assessment reads. If the property is financed, obtain the bank letter/NOC DLD asks for.

Apply through the official channels

Property Golden Visa applications run through DLD's dedicated channel (via the Dubai REST platform / DLD's one-stop service) coordinated with ICP. Expect a medical fitness test and Emirates ID biometrics as part of issuance, and roughly AED 9,500–10,000 in visa-issuance costs.

Receive the 10-year visa — then add dependents

Once issued, the visa is renewable and independent of any employer. You can then sponsor your spouse and children (and support staff) under the current ICP rules.

What the Golden Visa does not do

It is a residence visa, not citizenship and not a passport. It does not change your home-country tax obligations — Dubai levies no personal income or capital-gains tax on residential property, but your own tax residence rules still apply. And it is tied to the qualifying investment: selling the property or dropping below the threshold can affect renewal. The wider economics of the purchase itself — costs, yields, financing, district choice — are covered in the 2026 Dubai property investment guide and the live best-areas ranking.

Golden Visa property — FAQ

How much do I need to invest in Dubai property to get a Golden Visa?

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AED 2,000,000 in property value, as recorded with the Dubai Land Department. It can be a single property or, under current published rules, several properties whose values combine to AED 2M. On top of the price, budget roughly 7–8% in one-off buying costs (DLD 4%, agency 2% + VAT, registration) and approximately AED 9,500–10,000 in visa-issuance costs. Always verify the current criteria with DLD/ICP before committing funds.

Does off-plan property qualify for the Golden Visa?

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Yes — both off-plan and completed purchases qualify once the value reaches AED 2,000,000, subject to current DLD rules. Off-plan is registered via the Oqood system, completed property via title transfer; the 4% DLD fee applies to both.

Can I get the Golden Visa if the property is mortgaged?

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Generally yes under current published practice: eligibility is assessed on the property value recorded with DLD, and DLD typically requires a letter or no-objection certificate from the lending bank when you apply. The specific conditions attached to mortgaged property have been amended several times, so verify the current requirement with DLD before structuring the purchase around it.

Can my family join me on a property Golden Visa?

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Yes — the 10-year Golden Visa lets the holder sponsor a spouse and children without a separate local sponsor, and support staff can also be sponsored. The age criteria for adult children are set by the federal authority (ICP) and have changed over time; verify the current limits before planning around them.

Do I lose the Golden Visa if I sell the property?

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The visa is tied to holding the qualifying investment. Selling the property, or no longer meeting the AED 2M threshold when the visa comes up for renewal, can affect its validity or renewal. If an exit is part of your plan, check the current DLD/ICP position on disposals before you sell.

Disclaimer: this page is general information about published rules as reviewed in July 2026 — it is not legal, immigration or tax advice, and REAISALE is not an immigration consultancy. Eligibility criteria, fees and documentary requirements are set and amended by DLD and ICP; always verify the current position with the official channels (or licensed advisers) before committing funds.

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