Updated August 2026
What changed in 2026
The 10-year Golden Visa property threshold is unchanged at AED 2 million. The DLD investor eService remains the confirmation step we use; historic ICP product copy has lagged and the dedicated investor URL has 404'd, so we do not treat a brochure page as the live rulebook.
Immigration firms and DLD-adjacent coverage report a federal circular dated 20 February 2026 that removed the previous 50% paid-equity / AED 1 million upfront test for mortgaged and off-plan files. Eligibility is described as DLD-assessed property value of AED 2 million, with a bank NOC still typically required. We have not independently sighted that circular on a current ICP page — confirm on the DLD eService before you apply. See our February 2026 note for the full caveat.
The 2-year property investor visa changed effective 29 April 2026: sole owners no longer face a minimum property value (previously AED 750,000). Joint owners now need a minimum share of AED 400,000 each. This was reported via DLD's Cube Centre and corroborated by tier-1 immigration firms — no formal decree was published, so confirm with authorities before you commit.
The 5-year retirement visa at AED 1 million is unchanged.
- 10-year Golden Visa: AED 2M DLD-assessed value — unchanged
- Mortgage / off-plan: Feb 2026 circular widely reported to drop the 50% paid-equity test; bank NOC still typical — confirm on DLD eService
- 2-year investor visa (sole owner): minimum value removed 29 Apr 2026
- 2-year investor visa (joint owner): AED 400,000 minimum share each
- 5-year retirement visa: AED 1M — unchanged
At a glance
Property visa routes compared
Three common property-linked residency routes. Thresholds and conditions are set by UAE authorities and can change — verify on official sources before you buy.
| Route | Threshold | Duration | Mortgage | Off-plan | Multiple properties |
|---|---|---|---|---|---|
| 10-year Golden Visa | AED 2,000,000+ | 10 years, renewable | Bank NOC typically required · confirm DLD eService (Feb 2026 circular reported) | From approved developers | Yes — can combine properties |
| 2-year property investor visa | No minimum (sole owner) · AED 400k share (joint) | 2 years, renewable | Subject to current rules | Subject to current rules | Subject to current rules |
| 5-year retirement visa | AED 1,000,000+ | 5 years | Subject to current rules | Subject to current rules | Subject to current rules |
Reviewed 2026-08-31 · DLD eService cited; Feb 2026 circular reported, not independently sighted on ICP
The basics
What the property Golden Visa is
The UAE Golden Visa is a long-term, renewable residency that lets investors and their families live in the country without a local sponsor. The property route is one of the most popular: buy qualifying real estate and you can apply for a 10-year residency tied to that investment.
For property investors, the attraction is that one decision can serve two goals at once — a productive asset and stable residency. The risk is letting the visa drive the purchase. A well-structured Golden Visa property should stand on its own as an investment first.
Eligibility
What qualifies you
The headline requirement for the 10-year route is a real estate investment of AED 2 million or more, measured on the property's DLD-assessed value. A single property or a combination can be used to reach the threshold. Off-plan and mortgaged purchases can qualify subject to current DLD eService rules — immigration coverage of a 20 February 2026 circular reports that a 50% paid-equity test no longer applies, but a bank NOC is still typically required. Confirm before you commit.
Not sure if you qualify?
Our free checker walks through property value, ownership type (sole or joint), financing, and route in under a minute.
Open the Golden Visa CheckerInvest with intent
Choosing a qualifying property that performs
The best Golden Visa purchases clear the AED 2M threshold while offering strong end-user demand and resale liquidity — so the visa and the investment reinforce each other. These prime, liquid communities are common starting points; our roundup ranks them with the trade-offs.
Structuring
Off-plan and mortgaged purchases
Off-plan from approved developers can count towards the threshold, but adds delivery risk — so developer due diligence is essential. Mortgaged purchases can also qualify provided the DLD-assessed investment value is met. Immigration coverage of a 20 February 2026 circular reports that a 50% paid-equity / AED 1 million upfront test was removed; a bank NOC is still typically required. Confirm on the DLD investor eService. Model the financing before you commit so the numbers, not just the visa, make sense.
February 2026 circular — mortgage & off-plan
What secondary sources report changed, and how we confirm it on DLD before anyone pays.
Mortgage Calculator
Model payments and leverage on a qualifying purchase.
Golden Visa Readiness Checklist (PDF)
Verify thresholds, documentation, and timing before you buy for residence.
Off-Plan Due Diligence Checklist
Vet the developer before tying a visa to an off-plan unit.
How we help
Research-led counsel on the route
We help you buy a qualifying property that also makes sense as a home or an investment. For the broader picture, see our complete Dubai real estate investment guide.
Questions
Golden Visa property FAQ
How much do I need to invest for a UAE Golden Visa through property?
The property route to the 10-year Golden Visa requires a real estate investment of AED 2 million or more, based on the property's purchase value. This threshold is unchanged in 2026. A single qualifying property or a combination of properties reaching the threshold can be used, subject to the current rules on the DLD investor eService and ICP guidance.
Is the AED 750,000 property visa still available in 2026?
For sole owners, the previous AED 750,000 minimum for the 2-year property investor visa was removed effective 29 April 2026 (reported via DLD Cube and tier-1 immigration coverage). Joint owners now need a minimum share of AED 400,000 each. This is separate from the 10-year Golden Visa, which remains at AED 2 million.
Can I get a Golden Visa with an off-plan property?
Off-plan property purchased from approved developers can count towards the AED 2 million threshold, subject to current eligibility rules on the DLD investor eService. Because off-plan carries delivery and completion risk, developer due diligence matters even more when the purchase is also tied to a residency objective.
Can I qualify for the Golden Visa with a mortgaged property?
Mortgaged properties can qualify provided the AED 2 million DLD-assessed value is met. Immigration coverage of a 20 February 2026 circular reports that a 50% paid-equity / AED 1 million upfront test was removed; a bank no-objection letter is still typically required. Confirm the live fields on the DLD investor eService before you commit — do not rely on a blog recap as the rulebook.
Can I combine multiple properties for a Golden Visa?
Yes. Multiple properties can be aggregated to reach the AED 2 million threshold for the 10-year Golden Visa route, subject to current DLD and ICP rules. Each property must meet the qualifying criteria.
How long is the property Golden Visa valid, and is it renewable?
The property-based Golden Visa is a 10-year residency that is renewable as long as you continue to meet the qualifying conditions, including retaining the qualifying property. It does not require a local sponsor.
Can I include my family in the Golden Visa?
Yes. A Golden Visa holder can typically sponsor their spouse and children, and in many cases other dependants, under the same long-term residency. This makes the property route attractive for families seeking stable UAE residency alongside an investment.
Do I have to live in the UAE to keep a property Golden Visa?
The Golden Visa is designed to be flexible and does not carry the same minimum-stay requirements as standard residency visas — holders can spend extended periods outside the UAE without it lapsing. You should always confirm the current conditions, as rules can change.