Buying property worth at least AED 2 million in the UAE is the most popular retail route to the 10-year Golden Visa. It brings renewable long-term residence, no personal income tax, self-sponsorship, and the freedom to live outside the country without losing your status. Dubai eased the rules in 2026, so off-plan and mortgaged property now count at full value. This guide covers the threshold, the 2026 changes, the costs, and how to apply.
How the AED 2 Million Property Route Works
The route grants a 10-year Golden Visa to anyone who owns UAE property with a Dubai Land Department (DLD) certified value of at least AED 2 million. The property must be in the investor's personal name, and it can be one property or several that together reach the threshold.
It is value-based. As of February 2026, the AED 2 million refers to the property value or purchase price, not the amount you have paid. That single change opened the route to off-plan and mortgaged buyers who previously did not qualify.
Key facts:
- 10-year visa, renewable while you still own the qualifying property
- No personal income tax in the UAE
- Self-sponsored: no employer or national sponsor needed
- No minimum-stay requirement, and not cancelled after six months abroad
- You can sponsor your spouse, children, parents, and domestic staff
What Changed in 2026
Dubai reformed the property route across 2026, so several older rules are now out of date:
| Rule | Before | Now (2026) |
|---|---|---|
| Off-plan property | Needed AED 1 million paid or 50% of value | Full registered purchase price counts; no minimum payment (from February 2026) |
| Mortgaged property | Paid equity had to reach the threshold | Property value, not equity, must reach AED 2 million; bank letter required |
| 2-year investor visa | AED 750,000 property | No minimum for sole owners; AED 400,000 per joint owner (from around May 2026) |
| Where you apply | DLD and GDRFA handled separately | Golden, retiree and property residency unified under GDRFA (April 2026) |
These changes are recent, so confirm the current rule with DLD or GDRFA before you buy.
Off-Plan and Mortgaged Property
Off-plan: a unit bought off-plan from a DLD-registered developer qualifies once its registered purchase price (the Oqood) reaches AED 2 million. There is no longer a minimum percentage you must have paid.
Mortgaged: a mortgaged property qualifies if its value reaches AED 2 million. You provide a bank no-objection letter stating the amount paid and the outstanding balance, and the authority registers a lien on the property that ties the visa to continued ownership.
You Can Only Buy in Freehold Areas
Foreign nationals other than GCC citizens can buy property only in Dubai's designated freehold areas, such as Downtown Dubai, Dubai Marina, Palm Jumeirah, Business Bay, Jumeirah Village Circle, and Dubai Hills. Property in leasehold or non-designated areas does not qualify a foreign buyer for the Golden Visa.
What It Costs
There are two cost layers: the property transaction and the visa itself. The transaction is the larger one.
| Item | Fee (AED) |
|---|---|
| Dubai Land Department fee | 4,020 |
| Administrative fee | 1,155 |
| Medical examination | 700 |
| Emirates ID (10 years) | 1,153 |
| Residency permit confirmation (10 years) | 2,856.75 |
| Total visa fees | About 9,885 |
| Family sponsorship (per dependent) | About 5,775 |
The bigger cost is the property transaction: a 4% DLD transfer fee, which is AED 80,000 on a AED 2 million property, plus agency commission of around 2% and a DLD valuation certificate. Budget for these before the visa fees.
How to Apply
Since the April 2026 agreement between GDRFA and DLD, Golden, retiree, and property residency run through a single GDRFA channel. The path is:
- Buy a qualifying property and register the title deed, or the Oqood for off-plan, with DLD
- Obtain a DLD property-valuation certificate confirming the value reaches AED 2 million
- Apply for the Golden Visa through GDRFA, via the Dubai REST app or a service centre, with the bank letter if the property is mortgaged
- Receive the entry permit, complete the medical fitness test, and enrol for your Emirates ID
- Add your spouse, children, parents, and domestic staff to your file
DLD estimates around 7 to 10 working days for the residency step once your documents are in order, though authority timelines are not guaranteed.
Property Visa Tiers Compared
| Route | Property value | Term | Notes |
|---|---|---|---|
| Golden Visa | AED 2 million | 10 years | Off-plan and mortgaged now count at full value; no minimum stay |
| Property investor visa | No minimum for sole owners; AED 400,000 per joint owner | 2 years | Shorter term; renewed while the property is held |
| Retirement visa (age 55+) | AED 1 million in property | 5 years | For retirees; property can be combined with savings or income |
Renewing and Keeping the Visa
The Golden Visa runs for 10 years and renews as long as you still own the qualifying property at the AED 2 million threshold. Unlike a standard UAE residence visa, it is not cancelled if you spend more than six months outside the country. Because the visa is tied to continued ownership through a registered lien, selling the qualifying property can end the residency unless you replace it with another eligible AED 2 million investment.
Compare routes: the full UAE Golden Visa guide, our UAE Golden Visa service for end-to-end coordination, the Dubai retirement visa, and the Portugal and Greece golden visas for comparison.
Sources
Sources: Dubai Land Department (dubailand.gov.ae), GDRFA Dubai (gdrfad.gov.ae), the ICP Federal Authority for Identity, Citizenship, Customs and Port Security (icp.gov.ae), and the UAE Government Portal (u.ae). Last updated June 26, 2026.