How the golden visa through property in Dubai works in 2026: the AED 2 million rule, off-plan and mortgages, fees, and the 2-year and retiree options.
For many buyers, residency is as important as the property itself. The golden visa through property in Dubai offers a renewable 10-year residence permit to owners whose real estate meets a set value, and 2026 has brought changes to the property visa rules around it. This guide explains who qualifies, how off-plan and mortgaged homes are treated, what the process costs and which alternatives exist if your budget is below the golden visa threshold.
The three property-linked visas in Dubai
Owning property in Dubai can lead to one of three residence routes, depending on the value of what you own and your age.
- Two-year property investor visa: an entry-level residence permit for property owners.
- Five-year retiree visa: for owners aged 55 or over whose property meets the retiree threshold.
- Ten-year golden visa: for investors whose property in the UAE is worth at least AED 2 million in total.
Golden visa property rules: what qualifies
The core requirement is a total property value of at least AED 2 million. According to the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), this can be one property or several properties combined, and the property must be fully owned and registered in the investor's name. The Dubai Land Department (DLD) looks at the property's value at the time of purchase.
- Off-plan property: ICP states that off-plan units count towards the AED 2 million when bought from an approved developer authorised by the local authority.
- Mortgaged property: financing from an approved local bank is accepted. DLD asks for a no-objection letter from the bank showing the amount paid and the outstanding balance, so confirm the exact paid-up requirement with DLD before you apply.
- Several properties: values can be combined, so a portfolio of smaller units can qualify together.
- Health insurance: the investor and any sponsored family members need valid health cover throughout the residency.
What changed in 2026 for the two-year visa
In late April 2026, Gulf News and other outlets reported that the criteria published through the Cube Centre, an entity linked to DLD, had changed for the two-year property investor visa. The previous AED 750,000 minimum for a sole owner was removed, so a fully owned property can qualify regardless of its value. For jointly owned property, each owner must now hold a share worth at least AED 400,000, even where ownership is split equally.
The reports noted that no formal public announcement accompanied the change, so it is sensible to confirm the current criteria with DLD at the time you apply. The 10-year golden visa threshold of AED 2 million was not affected.
The retiree option for owners aged 55 and over
DLD's retiree service offers a renewable five-year residence permit to applicants aged 55 or over who own property worth at least AED 1 million. The property should be paid in full; where it is mortgaged, DLD asks for proof that at least AED 1 million has been paid. Spouses can share a single property if they provide a certified marriage contract.
Decide on the residency route before you choose the property. The visa you want should shape the budget, the ownership structure and whether you finance the purchase.
How to apply for the golden visa through DLD
Property owners in Dubai can apply through DLD's golden visa service. The applicant must be inside the UAE and attend in person, as representatives cannot apply on their behalf. The core documents are a passport, the title deed or e-certificate of title, a personal photo, and an Emirates ID and current residence permit if you already have them.
- Submit documents and pay the fees at a DLD service centre, such as the Cube at Al Manara, or through an approved registration agent.
- Complete the medical examination, which is carried out at the centre.
- Receive the residence permit by email; DLD lists processing at around 7 to 10 business days.
At the time of writing, DLD's service page lists total fees of about AED 9,885 for the investor's 10-year permit, covering the medical test, Emirates ID, residency confirmation, DLD and administrative charges. Family members are charged separately. Fees can change, so check the current schedule before you apply.
Sponsoring your family
Golden visa holders can sponsor their spouse and children, and ICP notes that children can be sponsored regardless of age. Parents can also be sponsored. DLD asks for supporting documents such as a certified marriage contract, certified birth certificates and health insurance for each family member.
Choosing a property with residency in mind
A golden visa purchase should still be a good property decision on its own. Look at rental demand, service charges, developer track record and the handover date for off-plan units. If you plan to finance, factor in the paid-up amount your bank and DLD will need to see. Prime communities such as Downtown Dubai, Palm Jumeirah and Dubai Hills Estate have many homes above the threshold, while buyers in growth areas often combine two units to reach it.
Frequently Asked Questions
The 10-year golden visa requires property worth at least AED 2 million in total. This can be one property or several combined, fully owned and registered in your name.
