UAE Golden Visa through property: how it works in 2026

The UAE's Golden Visa is a 10-year renewable residence visa. One of the routes is real-estate investment: owning property with a value of AED 2 million or more. Here is how the property route works in 2026.

Who qualifies

• You own one or more properties in the UAE with a total value of at least AED 2 million.
• The value is the value registered with the land department (in Dubai, the DLD).
• Off-plan purchases can qualify when the project and your contract are registered.
• Mortgaged homes can qualify: the bank issues a No Objection Certificate.

The rules were updated in 2026 so that the application is based on the property's value rather than the amount already paid — but requirements continue to evolve, so check the current rules before you buy.

What you get

• Residence for 10 years, renewable as long as you keep a qualifying investment.
• No minimum stay in the UAE to keep the visa valid.
• Sponsorship of your spouse and children, and in many cases parents.

Step by step

1. Choose a qualifying home — or a combination of homes — above AED 2 million.
2. Complete the purchase and registration — title deed for ready homes; the registered (Oqood) contract for off-plan.
3. Collect your documents — passport, photo, title deed or contract, and the bank NOC if mortgaged.
4. Apply through the Dubai Land Department / ICP channels and pay the government fees.
5. Medical test and biometrics for the Emirates ID, then the visa is issued.

Common questions we hear

Can I apply while the home is still being built? Under the current rules, a registered off-plan purchase above the threshold can be used. Confirm for your project before booking.

Do I need to live in the UAE? No — there is no minimum stay for this visa.

We help you check whether a home qualifies and prepare the documents, but the decision is made by the UAE authorities. Nobody can guarantee approval.

Last reviewed: 10 November 2026. Fees and rules change — we confirm them for your purchase.