AED 2,000,000. A single property — or a combination of properties — with a Dubai Land Department valuation of AED 2 million or more qualifies you for the UAE's renewable 10-year Golden Visa. Off-plan and mortgaged purchases can count, and the visa covers your spouse, children, and parents with no minimum-stay requirement.
The property route to the UAE Golden Visa was simplified in 2022, and the threshold that matters today is a clean number: AED 2 million. Below is precisely what counts toward it, the edge cases that trip people up, and how the application works alongside the purchase.
The AED 2 million threshold
To qualify, the Dubai Land Department must value your property holding at AED 2,000,000 or more. Key points that are widely misunderstood:
- Off-plan counts. Property bought off-plan from an approved developer qualifies, provided the value meets the threshold.
- Mortgaged property counts. A financed purchase qualifies as long as the DLD-assessed value is AED 2M+; some cases require evidence that a defined portion has been paid — confirm current bank/DLD conditions at application.
- Multiple properties can be combined. Two or more units that together reach AED 2M can qualify as a single application.
- It is a value test, not a cash test — the DLD valuation certificate, not your deposit, is what is assessed.
What the 10-year Golden Visa gives you
| Benefit | Detail |
|---|---|
| Validity | 10 years, renewable |
| Family | Spouse, children (no age cap on dependents under rules), and parents |
| Minimum stay | None — you do not have to live in the UAE to keep it |
| Sponsorship | Self-sponsored; can sponsor domestic staff |
| Status if you travel | Does not lapse after the usual 6-month absence rule |
Source: UAE Federal Authority for Identity, Citizenship, Customs & Port Security (ICP); DLD, Q2 2026.
How the application works
- Complete the purchase and register at the DLD (title deed or Oqood for off-plan).
- Obtain a property valuation certificate from the DLD confirming AED 2M+.
- Apply through the Dubai REST app, the DLD "Taskeen"/Golden Visa channel, or ICP — including Emirates ID and a medical fitness test.
- Receive the 10-year residency, then sponsor dependents.
Government and processing fees for the visa itself typically run a few thousand dirhams per applicant, separate from the property purchase fees covered in our guide to buying fees.
The honest caveat
Rules and the exact treatment of mortgaged or off-plan equity are periodically refined by the ICP and DLD. The AED 2M value threshold has been stable, but the documentary conditions around financing change. We confirm the current criteria for your specific situation before you commit to a unit — so the property you buy genuinely delivers the visa you are buying it for.
Frequently Asked Questions
How much property do I need to buy for a UAE Golden Visa?
A property holding valued by the Dubai Land Department at AED 2,000,000 or more qualifies for the renewable 10-year Golden Visa. Source: ICP, DLD, Q2 2026.
Does off-plan property qualify for the Golden Visa?
Yes. Off-plan property bought from an approved developer qualifies provided the DLD-assessed value is AED 2 million or more. Source: DLD, Q2 2026.
Can I get a Golden Visa with a mortgaged property?
Yes, in most cases. A mortgaged property qualifies if the DLD valuation is AED 2M or more; some applications require evidence that a defined portion of the value has been paid. Confirm current conditions at application. Source: ICP, Q2 2026.
Can I combine multiple properties to reach AED 2 million?
Yes. Two or more properties whose combined DLD value reaches AED 2 million can qualify under a single Golden Visa application. Source: DLD, Q2 2026.
Does the Golden Visa cover my family?
Yes. The 10-year Golden Visa lets you sponsor your spouse, children, and parents, and there is no minimum-stay requirement to maintain it. Source: ICP, Q2 2026.
Is there still a 5-year property visa?
Since the 2022 reforms the property residency route consolidated around the AED 2M 10-year Golden Visa. Lower-value or shorter visas may exist via other categories; the 2M route is the standard property path. Source: ICP, Q2 2026.
Do I have to live in the UAE to keep the Golden Visa?
No. The Golden Visa has no minimum-stay requirement and does not lapse under the usual 6-month absence rule that applies to standard residency visas. Source: ICP, Q2 2026.
Figures cited reflect Dubai Land Department (DLD), RERA and RAK Properties published schedules and Sofia Sands Realty transaction data as of Q2 2026. Government fees and developer policies change — confirm the current figure for your specific transaction before committing. This page is general information, not individual financial or legal advice.