Rules have changed several times in recent years, so this guide summarises the position as of October 2026. Always confirm your case with the Dubai Land Department (DLD) and GDRFA before applying.

What is the UAE Golden Visa?

The Golden Visa is a long-term UAE residence visa, valid for 10 years and renewable. It does not require a UAE employer or sponsor. Property investment is one of several routes (others include business investment, deposits, and talent categories).

Key benefits:

  • 10-year residency, renewable as long as you keep qualifying.
  • No minimum stay in the UAE to keep the visa valid.
  • Sponsorship of your spouse, children and parents.
  • Access to UAE banking, Emirates ID and local services.

Golden Visa property requirements (2026)

Requirement Rule
Minimum value AED 2,000,000 total, per DLD title deed or DLD-approved valuation
Property type Residential or commercial; ready or off-plan
Off-plan Eligible once registered in DLD Oqood; developer must be RERA-registered
Minimum amount paid None since 20 February 2026
Mortgaged property Eligible, with a bank letter / NOC in the required format
Several properties Values can be combined if all are in the investor's name
Joint ownership Treatment differs between authorities — confirm before applying
Validity 10 years, renewable

Off-plan property and the Golden Visa

Before 20 February 2026, investors buying off-plan or with a mortgage had to show that at least 50% of the price (AED 1 million) had been paid. A DLD circular dated 20 February 2026 removed this requirement for the 10-year Golden Visa. Now an off-plan unit worth AED 2 million or more can qualify as soon as the purchase is registered in Oqood. A reservation form or SPA alone is not enough: you need the registered Oqood certificate, and the developer may need to issue a statement of account or NOC.

Mortgaged property

Mortgaged property is accepted. The full property value counts, not only your equity, but the bank must provide a letter confirming the purchase price and the outstanding amount in the format required by the authorities. Incorrect bank letters are a common reason for delays.

Joint ownership

This is where most mistakes happen. GDRFA generally looks at whether the applicant's own share is worth at least AED 2 million, while DLD guidance has referred to property owned by the investor in their own name. For example, a AED 4 million property owned 50/50 may allow each owner to qualify, but a AED 3 million property owned 50/50 would not. Confirm the treatment of joint ownership with DLD and GDRFA before you buy.

How to apply: step by step

  1. Buy property worth AED 2 million or more (ready, off-plan from Oqood registration, or mortgaged).
  2. Get the documents: title deed or Oqood certificate, DLD valuation if needed, bank letter for mortgaged property, developer NOC/statement for off-plan.
  3. Apply for DLD nomination for the Golden Visa (through DLD channels or authorised service centres).
  4. Submit the residency application to GDRFA (Dubai) or ICP, with passport, photo and documents.
  5. Medical test and Emirates ID biometrics.
  6. Visa issued, then add family members.

Processing usually takes a few weeks once documents are complete.

How much does the Golden Visa cost?

Government and service fees for the main applicant typically amount to several thousand dirhams (published estimates are around AED 6,000–7,500 including medical test, Emirates ID and health insurance), with additional fees for each family member. Fees change, so check the current amount when you apply. This is separate from the property purchase costs (4% DLD fee and others) — see buying costs in Dubai.

Golden Visa vs 2-year investor visa

There is also a shorter property investor residence (2 years) with different conditions, which were updated in April 2026. Off-plan property is not eligible for that route. If your budget is below AED 2 million, ask us which residence option fits your case.

Choosing a property for the Golden Visa

The visa only requires a value of AED 2 million, but the investment itself should still make sense:

  • Rental demand: Downtown Dubai, Dubai Marina, Business Bay and Dubai Hills Estate have deep rental markets.
  • Payment flexibility: off-plan projects let you secure the visa early while paying over the construction period.
  • Exit: check resale liquidity in the building or community.
  • Valuation: the DLD value must reach AED 2 million — a purchase price just above the threshold can be risky if the valuation comes in lower.

Browse off-plan projects from AED 2 million or ready properties.

Get help with your Golden Visa purchase

SPI Dubai helps investors select property that meets the Golden Visa requirements and makes sense as an investment. Our partner company Smart Insights supports the visa application itself. Check your eligibility with an advisor — we usually reply within 10 minutes.

This article is for general information only and is not legal or immigration advice. Visa rules and fees change frequently; confirm current requirements with the Dubai Land Department, GDRFA or ICP before applying.

Sources: DLD policy circular of 20 February 2026 (as reported by EGSH and Sherwoods Property, 2026); GDRFA Golden Visa requirements; UAE ICP.