The property route to a Golden Visa
The UAE Golden Visa is a 10 year residence visa you can renew. One of the most popular ways to get it is by owning property worth at least AED 2 million. You do not need a job or a sponsor, you can bring your family, and you do not need to live in the UAE for a set number of days to keep it.
What counts toward the AED 2 million
- One property or several. You can combine more than one property to reach the threshold.
- Your share only. If you own a property with someone who is not your spouse, only the value of your own share counts.
- The official value. The DLD uses the title deed or its own valuation, not the asking price of similar homes.
- Mortgaged homes. These can qualify. You will need a no objection certificate from the lender.
- Off-plan. Units from approved developers can count, using the registered purchase value.
Examples
| Situation | Qualifies? |
|---|---|
| Villa worth AED 2.4M, owned alone | Yes |
| Apartment worth AED 3M, 50% share with a friend | No (AED 1.5M share) |
| Two apartments worth AED 1.1M each | Yes (AED 2.2M combined) |
| Home worth AED 2M, in both spouses' names | Usually yes, for one spouse |
How to apply
Applications go through the Dubai Land Department's property investor service or the ICP and GDRFA channels. You will typically need your passport, title deed or Oqood, a bank NOC if mortgaged, a medical test and Emirates ID biometrics. Rules and document lists change from time to time, so this checker is a first step. Confirm the details with the DLD before you pay any fees.
Frequently asked questions
What is the minimum property value for a UAE Golden Visa?
The property, or properties combined, must be valued at AED 2 million or more. The value used is the one on the title deed or the DLD valuation, not what you think it is worth today.
Can I get a Golden Visa with a mortgaged property?
Yes. In 2026 qualification is based on the property value, and you need a no objection certificate from your bank. Confirm the current requirements with the Dubai Land Department or ICP before you apply, since the rules have changed more than once.
Does off-plan property qualify?
Off-plan property from approved developers can qualify when its value meets the AED 2 million threshold. You will need the Oqood registration and documents from the developer.
Can joint owners each get a Golden Visa?
Each owner needs their own share to be worth at least AED 2 million. Married couples are often treated together, so a jointly owned home in both names can qualify one spouse who then sponsors the other.
How long is the property Golden Visa valid?
It is a 10 year renewable residence visa. It lets you sponsor your spouse and children, and there is no minimum stay requirement to keep it valid.