Golden Visa Dubai 2026: Complete Guide for Property Investors
- Published 17 Nov 2025
- Updated 10 November 2026
- 12 min read
- Data verified on 10 Nov 2026
In short
To get a Golden Visa in Dubai through property, you must own one or more properties worth at least AED 2 million, based on Dubai Land Department records. Mortgaged and off-plan units qualify, and there is no minimum down payment, but your own share must reach AED 2m if you co-own. GDRFA Dubai issues a 10-year renewable residence permit, with government fees from AED 1,100 and a target of five working days. Dubai issued 66,000 Golden Visas in H1 2026.
GDRFA Dubai, golden residence (investors), read 10 Nov 2026 Ā· Cabinet Resolution 65/2022 via Khaleej Times, Jun 2025 Ā· GDRFA via Khaleej Times, H1 2026
AED 2mminimum property value
One or more units; mortgage and off-plan accepted
Source: GDRFA Dubai, read 10 Nov 2026
10 yearsrenewable residence
Investor, spouse and children; no employer sponsor
Source: GDRFA Dubai, read 10 Nov 2026
66,000Golden Visas issued
By GDRFA Dubai in the first half of 2026
Source: GDRFA via Khaleej Times, H1 2026
A property portfolio worth AED 2 million or more in Dubai can unlock a 10-year Golden Visa.Photo: Ā© VALORISIMO
In this article Ā· 9 sections
What is the Dubai Golden Visa and who is it for?
The Golden Visa is the UAE’s long-term residence permit. It lets investors, entrepreneurs, specialists and outstanding students live in the country without an employer or local sponsor, and renew the visa as long as they still meet the conditions.
The legal basis is Federal Decree-Law No. 29 of 2021 on the entry and residence of foreigners and its executive regulations, Cabinet Resolution No. 65 of 2022. Each emirate applies the federal rules through its own authorities: in Dubai, the General Directorate of Residency and Foreigners Affairs (GDRFA) issues the permit, and the Dubai Land Department (DLD) verifies property ownership.
Why property investors choose it
For a buyer, the Golden Visa turns a property purchase into residence rights for the whole family. Holders are not tied to a job, can sponsor a spouse and children, and, according to the UAE government portal, can stay outside the country for longer than the six-month limit that applies to ordinary residence visas.
- No sponsor. The visa is self-sponsored; you do not need an employer or local partner.
- Family included. Spouse and children can be sponsored on the same long-term basis.
- Long absences allowed. The usual six-month rule for keeping a residence visa does not apply in the same way.
- Renewable. The permit renews as long as you still hold qualifying property.
What are the property requirements for a Golden Visa in Dubai?
The headline rule has not changed: total property worth at least AED 2 million. What changed in recent years is how you can finance it. You no longer need to have paid AED 1 million or 50% upfront, and mortgaged and off-plan units both count.
| Condition | Dubai rule | What it means in practice |
|---|---|---|
| Minimum value | AED 2,000,000 in one or more properties | Several smaller units can be combined to reach the threshold |
| Joint ownership | Your own share must be worth at least AED 2,000,000 | A couple co-owning a AED 3m villa 50/50 does not qualify on that unit alone |
| Mortgaged property | Accepted (any property type, including mortgaged) | Loan must come from a local bank approved by the authorities; bank NOC needed |
| Off-plan property | Accepted when bought from a developer approved by the local authority | Total contract value counts toward AED 2m under the federal rules |
| Valuation proof | DLD property status statement; a DLD-licensed valuer certificate may be accepted | Value is checked against DLD records, not the listing price |
| Holding the property | A lien is placed on the property; it cannot be sold during the 10-year permit | Selling the qualifying unit puts the visa at risk |
| Health insurance | Required for the investor and family | Comprehensive cover for the permit’s validity |
Sources: GDRFA Dubai, āIssuing a golden residence permit (investors)ā, read 10 Nov 2026; Cabinet Resolution No. 65 of 2022, Article 8, as quoted by Khaleej Times, 1 Jun 2025.
The end of the minimum down payment
Until January 2024, buyers using a mortgage or a developer payment plan had to show at least AED 1 million, or 50% of the value, already paid. That requirement was dropped: The National and Khaleej Times reported in January 2024 that a property valued at AED 2 million or more qualifies whether it is off-plan, completed, mortgaged or not. GDRFA Dubai now lists āall property types, including mortgaged propertyā as eligible.
Joint ownership is the most common trap
GDRFA is explicit: if you co-own, your own share must be worth at least AED 2 million. Two spouses sharing a AED 3 million apartment would each hold AED 1.5 million and neither would qualify on that unit alone. Adding a second property in one partner’s name, or buying the unit in a single name, solves it.
To see what AED 2 million buys today, compare price per sq ft by area on our Dubai apartment prices page, or start with established districts such as the Downtown Dubai area guide.
Can you get a Golden Visa with a mortgage or an off-plan property?
Yes to both, with conditions. A mortgaged unit qualifies if the loan comes from a local bank approved by the authorities, and an off-plan unit qualifies if it is bought from a developer approved by the local authority.
Buying with a mortgage
With a UAE mortgage, an expatriate buying a first home under AED 5 million can borrow up to 80% of the price. On a AED 2 million unit, that means a cash outlay of AED 400,000 plus purchase costs, including the 4% DLD transfer fee. You will need a no-objection certificate (NOC) from your bank, and a lien is registered on the property for the duration of the permit.
Buying off-plan
Under Article 8 of Cabinet Resolution No. 65 of 2022, units bought on the map with a total value of at least AED 2 million qualify if the developer is approved. In practice, the project must be registered with the DLD (Oqood) and your contract must show the full price. Payment plans can stretch the cash you put down over several years, as explained in our guide to UAE property payment plans.
What changes in Abu Dhabi
Abu Dhabi applies stricter wording on financed property. The Abu Dhabi Department of Economic Development (ADDED) requires your own capital in the property to be at least AED 2 million: on a AED 5 million home, the mortgage cannot exceed AED 3 million. For off-plan, Abu Dhabi asks for proof that at least AED 2 million has already been paid to the developer.
How do you apply for a Golden Visa in Dubai, step by step?
The application runs through accredited DLD service centres or the GDRFA channels. When your documents are complete, GDRFA targets five working days for the permit itself.
The six steps
1. Check eligibility. Add up the DLD value of your properties in your own name. 2. Get the property status statement. The DLD certifies ownership and value; a valuation certificate from a DLD-licensed valuer may be accepted. 3. Submit the application through an accredited centre (GDRFA lists Al Tarash, Gulf Vision, Golden Cube, Al Yalayis and AGS) or online. 4. Lien and approval. The DLD registers a lien so the property stays in your name during the permit. 5. Medical test and biometrics for Emirates ID. 6. Issuance of the 10-year permit, after which you can sponsor your family.
Documents to prepare
Passport copy, title deed or Oqood contract, DLD property status statement, bank NOC for a mortgaged unit or developer statement for an off-plan unit, a passport photo to ICP specifications, and health insurance. The property criteria are the same whatever your nationality, including for applicants from Bangladesh, India or Pakistan; what differs is the paperwork for proving and transferring funds from your home country.
| Fee item (GDRFA Dubai) | Amount |
|---|---|
| Residence permit fee | AED 1,100 |
| Knowledge Dirham | AED 10 |
| Innovation Dirham | AED 10 |
| Fee for applications made inside the UAE | AED 500 |
| Delivery | AED 20 |
| Expected completion time | 5 working days |
Source: GDRFA Dubai, golden residence permit (investors), read 10 Nov 2026. GDRFA notes the issuance fee rises by AED 100 for each year of residency beyond two years. Medical test, Emirates ID, insurance and typing-centre charges are billed separately.
Which other Golden Visa categories exist besides property?
Property is only one of several routes. Investors can also qualify through deposits, funds or company capital, and non-investors through talent, entrepreneurship or academic results.
| Golden Visa category | Validity | Main requirement |
|---|---|---|
| Real estate investor | 10 years (Dubai, Abu Dhabi) | Property worth AED 2m or more |
| Public investment / deposit | 10 years | AED 2m deposit or fund investment, or company capital of AED 2m |
| Entrepreneur | 5 years | Innovative or technical project endorsed by an incubator or authority |
| Exceptional talent / specialists | 10 years | Doctors, scientists, executives, creatives, athletes, PhD holders, etc. |
| Outstanding students | 5 or 10 years | Top school results or top university graduates |
| Humanitarian pioneers / frontline heroes | 10 years | Documented contribution or service |
Sources: UAE government portal u.ae, Golden visa page, updated 28 Jul 2026; GDRFA Dubai investor categories, read 10 Nov 2026; ADDED Abu Dhabi, real estate investor visa, read 10 Nov 2026.
Deposit and company routes
GDRFA Dubai also accepts a deposit of at least AED 2 million in a UAE bank, frozen for at least two years, or a company share worth AED 2 million backed by audited accounts. These routes suit investors who do not want to hold property, but the capital is less liquid than it looks: GDRFA states that the deposit cannot be withdrawn during the permit.
Skilled professionals
Doctors, engineers, scientists, IT specialists and senior executives apply under the exceptional talent and specialist categories, each with its own salary, qualification or recommendation requirements. The conditions are listed per sub-category on the u.ae portal and are worth checking before you assume a property purchase is the only route.
Golden Visa or 2-year property visa: which one fits your budget?
Since 29 April 2026, Dubai no longer requires a minimum property value for the 2-year property investor visa when you are the sole owner. For buyers below AED 2 million, that visa is now the realistic alternative.
| Golden Visa (property) | 2-year property investor visa | Employment visa | |
|---|---|---|---|
| Minimum property value | AED 2m | None for a sole owner; AED 400,000 share per joint owner | Not applicable |
| Validity | 10 years | 2 years, renewable | Usually 2 years |
| Off-plan accepted | Yes, from an approved developer | No, completed title deed required | Not applicable |
| Tied to an employer | No | No | Yes |
| Time outside the UAE | Not limited to the usual six months | Standard residency rules | Standard residency rules |
| Government cost (new) | From about AED 1,640 in GDRFA fees | AED 10,545 via DLD Cube | Paid by employer |
Sources: GDRFA Dubai, read 10 Nov 2026; DLD Cube, 2-year property investor visa, read 10 Nov 2026; Khaleej Times, 1 May 2026; u.ae, updated 28 Jul 2026. Golden Visa cost = GDRFA line items from the fee table, before medical, Emirates ID and insurance.
When the 2-year visa makes more sense
If your budget is AED 800,000 to 1.5 million, the 2-year visa gives you residence today without stretching to AED 2 million. The trade-off: the property must be completed with a Dubai title deed (Oqood-only units do not qualify), the visa lasts two years, and the government cost is higher per year. Joint owners each need a share worth at least AED 400,000, and a mortgaged unit needs a bank NOC.
When to aim for AED 2 million
If you plan to spend long periods abroad, want ten years of stability for children’s schooling, or are buying off-plan, the Golden Visa is the better fit. Areas with stronger long-term price growth can also make the larger ticket easier to justify; see our ranking of top capital appreciation areas in Dubai.
How many Golden Visas does Dubai issue in 2026?
GDRFA Dubai issued 66,000 Golden Visas in the first half of 2026, alongside more than one million new residence permits. Property remains the largest investor route: since 2021, more than 100,000 residencies have gone to families of real estate investors.
| Indicator | Value | Period |
|---|---|---|
| Golden Visas issued by GDRFA Dubai | 66,000 | H1 2026 |
| New residence permits issued in Dubai | 1,051,978 | H1 2026 |
| Residencies granted to families of real estate investors | 100,286 | 2021 ā Q1 2026 |
| Dubai real estate transactions | AED 252bn (+31%) | Q1 2026 |
| Foreign investment value in Dubai property | AED 148.35bn (+26%) | Q1 2026 |
| New investors in Dubai property | 29,312 (+14%) | Q1 2026 |
Sources: GDRFA Dubai via Khaleej Times, 15 Jul 2026; GDRFA Dubai via Gulf News, 15 May 2026; Dubai Land Department, Q1 2026 results, April 2026.
What this means for the property market
The Golden Visa is one reason foreign buyers keep arriving: foreign investment in Dubai property reached AED 148.35 billion in Q1 2026, up 26% year on year, and the DLD counted 29,312 new investors in the quarter. For sellers and developers, the AED 2 million mark has become a pricing reference: units just above the threshold carry a residence benefit that units just below it do not.
What mistakes get a Golden Visa application rejected?
Most refusals come from paperwork, not from the investment itself. The value, ownership share and financing documents must line up exactly with DLD records.
Common errors
Counting the purchase price instead of the DLD value. The value used is the one the DLD certifies. Joint ownership below AED 2 million per person. Each applicant’s share must reach the threshold. Missing bank NOC for a mortgaged unit. Off-plan unit not registered in Oqood or bought from an unapproved developer. Name mismatches between passport, title deed and application. Using unlicensed intermediaries instead of the accredited centres listed by GDRFA.
Keeping the visa
Because a lien is placed on the qualifying property, selling it or reducing your share below AED 2 million can affect the permit. Plan any portfolio change, such as swapping one unit for another, with the DLD and GDRFA before you sign.
Watch out
Official sources do not all describe the property route the same way: GDRFA Dubai and ADDED Abu Dhabi state 10 years, while the federal u.ae portal still lists 5 years for real estate investors, and Abu Dhabi applies stricter rules on mortgaged and off-plan units. Confirm the validity, the financing conditions and the fee schedule with GDRFA or the DLD on the day you apply.
Frequently asked questions
How much property do I need to buy for a Golden Visa in Dubai?
You need property worth at least AED 2 million in total, based on the Dubai Land Department value. It can be one unit or several. If you co-own, your own share must be worth at least AED 2 million (GDRFA Dubai).
Can I get a Golden Visa with a mortgage?
Yes. GDRFA Dubai accepts mortgaged property, and the minimum AED 1 million down payment was dropped in 2024. The loan must come from an approved UAE bank, you need a bank NOC, and a lien is placed on the property for the duration of the permit.
Does an off-plan property qualify for the Golden Visa?
Yes, if the developer is approved by the local authority and the unit is registered with the DLD, under Article 8 of Cabinet Resolution No. 65 of 2022. In Abu Dhabi, the rule is stricter: you must show at least AED 2 million already paid to the developer.
How long does the Dubai Golden Visa take and what does it cost?
GDRFA targets five working days once the file is complete. Its fees are AED 1,100 for the permit plus small items (AED 10 + AED 10, AED 500 inside the country, AED 20 delivery). Medical test, Emirates ID and insurance are paid separately.
Can I sponsor my family on a property Golden Visa?
Yes. The investor can sponsor a spouse and children on long-term residence. GDRFA figures show more than 100,000 residencies granted to families of real estate investors between 2021 and Q1 2026.
Figures are indicative as of the date shown: check them with official sources before any decision.
- For information only; this is not tax, legal or financial advice.
