The Dubai Golden Visa through property in 2026: the AED 2 million rule explained

Key takeaways

• Threshold: property valued at AED 2 million or more.
• 2026 change (reported): mortgaged property qualifies based on value, not the amount you’ve paid off, with a bank NOC and the title deed. Previously buyers had to have paid at least AED 1 million or 50%.
• Off-plan can qualify, subject to the developer and DLD documents.
• Validity: 10 years, renewable, no minimum stay in the UAE.
• Family: sponsor a spouse, children and dependent parents.

What changed in 2026

Before 2026, buyers using a mortgage had to show they’d paid at least AED 1 million, or 50% of the price, before applying. That shut out ordinary mortgage buyers with a 20–25% deposit.

According to brokerage reports citing a UAE policy circular dated 20 February 2026, the test is now the property’s value as assessed by the Dubai Land Department: AED 2 million or more qualifies, regardless of how it’s financed, as long as you provide the bank’s no-objection certificate and the title deed.

Example: a AED 2.5 million apartment bought with a 25% deposit (AED 625,000). Under the old rule you’d have needed AED 1.25 million paid first. Under the new rule, it qualifies at purchase.

These reports come from brokerages rather than the circular itself. Before you rely on the change, confirm it with the DLD or the General Directorate of Residency and Foreigners Affairs (GDRFA) Dubai, or through the official UAE government portal.

Who qualifies, and how

“…the payments made by off-plan purchasers, or by the financers of the project are deposited in an account…”

Dubai Law No. (8) of 2007, Article 7

Typical steps:

1. Buy and register the property with the DLD.
2. Apply through the Dubai REST app, a DLD-approved channel, or the GDRFA.
3. Complete the medical test and Emirates ID biometrics.
4. Receive the residence visa and Emirates ID.

Is a Golden Visa worth buying for?

The visa is a benefit of a good purchase, not a reason to make a bad one. Three checks before you buy for residency:

• Would you buy this property anyway? Check the net yield and the total costs.
• Does the value hold? The DLD valuation decides eligibility, not the developer’s list price.
• What about home-country tax? Residency in the UAE and tax residency elsewhere are separate questions. Check your home country’s rules with a tax adviser there before you change residency.

A shorter route for smaller budgets

A property-linked residence visa with a lower threshold is also available. It’s commonly cited at AED 750,000 for a two-year visa. Criteria change, so check the current thresholds with the GDRFA.