The Dubai Golden Visa through property — the complete 2026 guide.

The Golden Visa grants a 10-year renewable UAE residency — no employer sponsorship, no annual renewal anxiety, no cap on time spent outside the country. For property buyers it is the most direct residency route available: own AED 2 million of Dubai real estate and you qualify. This guide covers who qualifies, which properties count, the step-by-step process, the real costs, and how to bring your family along.

The eligibility rules

The AED 2 million threshold

You must own UAE real estate with a total DLD-registered value of AED 2,000,000+ (~USD 545,000) — assessed on registered value, not private purchase price or mortgage balance. You can combine multiple properties — a Business Bay studio plus a JVC apartment, for example — as long as the combined value clears the line.

Ready vs off-plan

Ready property: title deed in your name at AED 2M+ and you qualify. Off-plan needs two extra conditions: the developer must be RERA-approved, and you must have paid at least 50% of the purchase price at the time of application. A AED 3M off-plan buyer who has paid 30% is not yet eligible — but becomes eligible at the 50% milestone. Browse current off-plan opportunities or read the off-plan vs ready comparison first.

Mortgaged property

Qualifies — the total registered value counts, not your equity. You will need a bank NOC, and since the bank holds the original title deed, a certified copy or confirmation letter is submitted instead.

Eligibility checklist

Requirement	Ready	Off-plan
Minimum DLD-registered value	AED 2,000,000	AED 2,000,000
Title deed in your name	Required	SPA accepted
Developer RERA-approved	N/A	Required
Minimum payment made	N/A	50% of price
Bank NOC (if mortgaged)	Required	Required
Combining multiple properties	Allowed	Allowed (mixed)

What the visa actually unlocks

• Long-term security — 10 years, renewable, with no minimum days-in-country requirement to keep it.
• Family sponsorship — spouse, children and domestic staff on matching 10-year visas.
• 100% business ownership — solid legal footing to establish and own mainland companies outright.
• Zero personal income tax — rental income, capital gains, salary and business profits received gross.
• Banking and services — easier accounts, credit facilities, school enrolment and government services.

The application, step by step

1. DLD attestation — obtain a property valuation certificate and ownership attestation (title deed or SPA + 50% payment proof for off-plan; bank NOC if mortgaged). 3–5 business days.
2. ICA application — submit through the ICA smart services portal or UAEICP app with your DLD letter, passport, photos and health insurance. 5–10 business days.
3. Medical + biometrics — DHA-approved medical centre and fingerprinting; 1–2 days. Visa stamped and Emirates ID issued within days.

What it costs

Fee item	Approx. cost (AED)
DLD attestation / valuation	1,000–1,500
ICA application fee	2,000–2,500
Medical fitness test (per person)	280–350
Emirates ID (10-year)	370
Typing centre / PRO (optional)	500–1,000
Total, primary applicant	~4,000–5,800

Family members are added per-person at the same ICA and Emirates ID rates. Notably, the average Dubai residential transaction exceeded AED 2.7M in Q1 2026 — a large share of buyers now meet the threshold at the point of purchase.

Renewal — and what happens if you sell

The visa renews indefinitely as long as you hold qualifying property at AED 2M+. Selling the underlying property can trigger cancellation — if you plan to sell, buy a replacement qualifying property first so residency continues uninterrupted.

FAQ

Can off-plan qualify?

Yes — RERA-approved developer and 50%+ paid. You submit the SPA and payment receipts instead of a title deed.

Can I combine properties?

Yes — aggregate DLD-registered values across Dubai; each property must be in your name.

Does mortgaged property qualify?

Yes — assessed on total registered value, with a lender NOC.

How long does it take?

Two to four weeks end to end with complete documents.

Where I'd execute it

The AED 2M threshold lands exactly where Dubai Creek Harbour's best stock trades — I've written a Creek-specific Golden Visa playbook covering the smartest unit picks. Whether you want a ready Downtown apartment, an off-plan villa, or a portfolio of units that combine to qualify, tell me your budget and I'll shortlist. AED 2M+ listings · free eligibility consultation.