Updated August 2026
What changed in 2026
The 10-year Golden Visa property threshold is unchanged at AED 2 million. ICP and the DLD investor eService both confirm this requirement for the long-term residency route.
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 — unchanged
- 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 | Allowed with bank NOC confirming AED 2M paid | 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 |
Verified against official sources on 2026-07-31
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 value. A single property or a combination can be used to reach the threshold, and the route is open to off-plan and, in many cases, mortgaged purchases — subject to the current rules on the DLD investor eService. Exact documentation and conditions can change, so confirm them 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.
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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 investment value is met and lender documentation is in order. Model the financing before you commit so the numbers, not just the visa, make sense.
How we help
Research-led counsel on the route
Our role is research-led counsel — we assess whether a qualifying property is genuinely worth owning, and structure the purchase around both your residency and investment goals. 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 investment value is met, subject to the lender and current rules — typically requiring a bank no-objection letter confirming AED 2 million has been paid. Confirm the current requirements on the DLD investor eService before you commit.
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.