Key takeaways
- Property in Dubai worth AED 2 million or more, in one home or several combined, qualifies the owner for a 10-year renewable UAE Golden Visa.
- Ready, off-plan and mortgaged property can all count towards the AED 2 million, subject to conditions on what has been registered and paid.
- The visa can cover your spouse, children and parents, and there is no requirement to live in the UAE for a minimum period each year.
- Below AED 2 million, the 2-year property investor visa now has no minimum value for sole owners; joint owners need AED 400,000 each.
Few residency programmes in the world are as directly tied to property as the UAE Golden Visa. Buy residential property in Dubai worth AED 2 million or more and you can apply for a renewable 10-year residence visa for yourself and your family, with no local sponsor and no minimum time you must spend in the country. This guide sets out the rules as they stand in October 2026, how off-plan and mortgaged purchases are treated, what it costs and how to apply.
10-year Golden Visa: property worth AED 2 million or more.
2-year investor visa: no minimum for sole owners; AED 400,000 per joint owner.
DLD service fees for the investor: about AED 9,885; typical processing 7–10 business days.
Golden Visa or 2-year visa: which applies to you
Dubai now has two property-linked residence routes. The 10-year Golden Visa is the headline option for buyers at AED 2 million and above. The 2-year property investor visa covers everyone else: since April 2026 a sole owner can apply whatever the property is worth, and joint owners qualify when each holds a share of at least AED 400,000. The previous AED 750,000 floor for the 2-year visa has been removed.
| 10-year Golden Visa | 2-year investor visa | |
|---|---|---|
| Minimum property value | AED 2,000,000 | None for sole owners |
| Joint ownership | Your owned value must reach AED 2M | AED 400,000 per owner |
| Several properties combined | Yes | — |
| Off-plan property | Can qualify (see below) | Confirm with DLD; completed property is the norm |
| Mortgaged property | Yes, with bank letter | Confirm with DLD |
| Validity | 10 years, renewable | 2 years, renewable |
The AED 2 million rule in practice
The Dubai Land Department's Golden Visa service requires property worth AED 2 million or more, wholly owned by the investor. That value can sit in a single property or be built from several properties whose combined value meets the threshold. If you already own property bought for less than AED 2 million and its value has since risen above that level, you can ask the DLD for a new valuation and qualify on that basis.
Mortgaged property is accepted, but the DLD asks for a letter from the lending bank confirming the amount paid. In other words, the AED 2 million needs to reflect your own stake rather than the bank's: Gulf News has noted that a small deposit on an AED 2 million home would not on its own be enough. How much equity is required has changed more than once in recent years, so ask the DLD or your bank for the current position before you rely on a mortgaged purchase for the visa.
Can off-plan property qualify?
Yes. Off-plan buyers have been able to use Dubai property for the Golden Visa since October 2022, when the process was opened up through the DLD's off-plan registration (Oqood). Once a sale is registered and the Oqood certificate shows a value of AED 2 million or more, selected developers and registration agents can submit the buyer's details towards a Golden Visa. Gulf News' April 2026 guide lists ready, off-plan and mortgaged property among the eligible types.
The practical question for off-plan buyers is how much needs to have been paid at the time of application. Earlier guidance tied eligibility to the amount actually invested, and reports in 2026 suggest this has been relaxed. Because the detail has shifted, we recommend confirming the current requirement with the DLD at the point of purchase, and we will walk you through it on any NYX unit.
Who the visa covers
The DLD service allows the investor to sponsor a spouse, children and parents on the same 10-year basis, and Gulf News reports that children can be sponsored regardless of age, along with up to three domestic staff. One of the most valued features is that the residence permit stays valid even if the holder spends more than six months outside the UAE, which suits buyers who divide their time between Dubai and home.
How to apply and what it costs
Applications for property investors are handled through the Dubai Land Department and its registered service centres. The process is short: submit your documents and pay the fees at a service centre, complete the medical examination, and receive the residence permit by email. The DLD quotes 7 to 10 business days.
| Item | Fee |
|---|---|
| DLD fees | AED 4,020 |
| Residency (10 years) | AED 2,856.75 |
| Emirates ID (10 years) | AED 1,153 |
| Administrative fees | AED 1,155 |
| Medical examination | AED 700 |
| Total for the investor | AED 9,884.75 |
| Each family member or parent | AED 5,774.50 |
You will need your passport, title deed (or the DLD registration certificate for an off-plan unit), a personal photo and, if you have them, your Emirates ID and current residence permit. Family members need certified marriage and birth certificates and health insurance; parents also need a dependency certificate. The investor must be in the UAE when applying.
What this means for NYX buyers
Calla Isle on Dubai Islands starts from AED 2,000,000, so a single Calla Isle residence meets the Golden Visa value threshold on its own. As an off-plan purchase, eligibility follows the DLD's current rules on registration and amounts paid, which we confirm with each buyer at reservation.
Xenia Residence in Jumeirah Village Circle starts from AED 637,000 and hands over in March 2027. Once complete, any unit held in a sole name qualifies its owner for the 2-year investor visa, and buyers who acquire more than one unit can combine their values towards the AED 2 million Golden Visa threshold.
For the wider picture on tax, yields and the buying process, see our guide to investing in Dubai, and our update on the 2-year visa changes.
Frequently asked questions
How much property do I need to buy for a Dubai Golden Visa?
Property worth AED 2 million or more, wholly owned by you. It can be one property or several whose combined value reaches AED 2 million.
Can I get a Golden Visa with an off-plan property in Dubai?
Yes. Off-plan property registered with the Dubai Land Department can count towards the AED 2 million threshold. Requirements on how much must have been paid have changed over time, so confirm the current rule with the DLD at the point of purchase.
Can I get a Golden Visa with a mortgage?
Yes. Mortgaged property is accepted with a letter from the bank confirming the amount paid. Your own stake needs to meet the requirement, so check the current equity rules with the DLD or your lender.
What if my property is worth less than AED 2 million?
You can apply for the 2-year property investor visa. Since April 2026 there is no minimum property value for sole owners, and joint owners need a share of at least AED 400,000 each.
Do I have to live in Dubai to keep the Golden Visa?
No. The Golden Visa remains valid even if you spend more than six months outside the UAE.