UAE Golden Visa Through Property 2026: AED 2M Rule
Get a 10-year UAE Golden Visa by investing AED 2 million in Dubai property. 2026 rules on off-plan, mortgages, combining properties and how to apply.
UAE Golden Visa Through Property 2026: AED 2M Rule
One of the biggest reasons people buy Dubai property is the 10-year UAE Golden Visa. In 2026 the rules became simpler and more generous — and you can now qualify by owning property with a certified value of AED 2 million, including off-plan and mortgaged homes. Here is exactly how it works.
What Is the UAE Golden Visa?
The Golden Visa is a 10-year renewable residency that lets you live in the UAE long-term, sponsor your family (spouse and children), and enjoy stability without needing an employer sponsor. Buying qualifying real estate is one of the most popular routes to it.
The 2026 Property Rule — AED 2 Million
- Threshold: DLD-certified value of AED 2 million on the day you apply
- Valuation counts, not how much you have paid so far
- Combine properties: e.g. AED 750k studio + AED 1.3m apartment = AED 2.05m qualifies
- Family included under one investor visa
- Term: 10 years, renewable
Importantly, the old “AED 1 million cash paid” and “50% equity” interpretations were retired in early 2026 — the payment schedule is no longer the deciding factor.
Does Off-Plan Property Qualify?
Yes. Off-plan property from approved Dubai developers qualifies for the Golden Visa as long as the certified value reaches AED 2 million. With off-plan making up the majority of Dubai transactions in 2026, most new applicants are now securing residency through off-plan investments — often with a manageable payment plan.
Can You Get a Golden Visa on a Mortgaged Property?
Yes. A mortgaged property qualifies as long as its total certified value reaches AED 2 million, regardless of how much you have paid off. You will simply need a No Objection Certificate (NOC) from your bank confirming they have no objection to the Golden Visa being issued against the property.
How to Apply — Step by Step
- Buy qualifying property (single or combined) worth AED 2 million or more.
- Obtain the DLD title deed and a property valuation certificate.
- If mortgaged, get the bank NOC.
- Apply through the ICP or Dubai’s GDRFA channels with your documents and Emirates ID biometrics.
- Receive your 10-year Golden Visa and sponsor your family.
Find your Golden-Visa home
Whether you want a ready apartment, an off-plan launch, or to combine two units to reach the AED 2 million threshold, Rich Property can guide you to the right investment and walk you through the visa process.
See Eligible PropertiesFAQ — UAE Golden Visa Through Property
How much property do I need for a UAE Golden Visa?
A certified property value of AED 2 million, single or several combined.
Does off-plan qualify?
Yes, off-plan from approved developers qualifies once the certified value reaches AED 2 million.
Can I get a Golden Visa with a mortgage?
Yes, provided the total certified value is AED 2 million and you obtain a bank NOC.
How long is the Golden Visa valid?
10 years, renewable, and it includes your family.
Source: UAE Golden Visa 2026 policy updates and Dubai Land Department guidance. Always confirm current requirements with ICP/GDRFA before applying.
