Buyer Guides · 8 min read
Dubai Golden Visa through property: the complete guide
The EQT Private Office · RERA-registered brokerage · Published March 6, 2026 · Updated August 3, 2026
A property purchase of AED 2,000,000 or more can qualify you for the UAE's 10-year Golden Visa, a renewable residency that covers your spouse and children. You do not need to live in the UAE full time to hold it, and both ready and off-plan homes can count. This guide explains the eligibility rules, the documents required, how mortgaged and multiple properties are treated, and the wider benefits of long-term residency.
Key takeaways
- •The property route to the Golden Visa requires real estate worth AED 2,000,000 or more.
- •The visa lasts 10 years and is renewable as long as you keep qualifying property.
- •It covers your spouse and children, and domestic staff can be sponsored separately.
- •You do not need to reside in the UAE full time, unlike many residency programmes.
- •Mortgaged and off-plan properties can qualify, subject to the equity and developer conditions.
- •The visa is tied to your property, so selling below the threshold can affect renewal.
What is the Golden Visa and why it matters
The Golden Visa is a long-term UAE residency permit valid for 10 years and renewable. It was introduced to attract investors, entrepreneurs and skilled talent, and property investment is one of the most straightforward routes to it. For AED 2,000,000 or more of qualifying real estate, an investor can secure a decade of residency without a national sponsor.
Crucially, it decouples residency from a job. Traditional UAE work visas end when employment ends, whereas the Golden Visa is tied to your investment. That stability is a major reason overseas buyers structure a purchase to reach the AED 2,000,000 threshold.
It also does not force you to relocate. Older UAE residency visas could lapse if the holder spent too long outside the country, but the Golden Visa removes that pressure, making it well suited to international investors who split their time across countries.
Eligibility: the AED 2,000,000 rule explained
The core requirement is property with a value of at least AED 2,000,000. This can be met with a single home or, in many cases, a combination of properties that together reach the threshold. The valuation is confirmed by the Dubai Land Department, so the recorded transfer value is what counts.
You can reach the threshold with either ready or off-plan property, though conditions apply and off-plan must be from an approved developer with the required escrow arrangements. The property must be held in your personal name for the standard route.
- •Minimum qualifying value: AED 2,000,000 of Dubai real estate.
- •Single or combined properties can be used to reach the figure.
- •Ready and, subject to conditions, off-plan homes both qualify.
- •Mortgaged property can count where you hold sufficient equity and meet lender and DLD conditions.
- •The property must be registered at the DLD in your own name.
How to apply, step by step
The application follows the property purchase and is handled largely online through official channels. Many buyers complete it alongside their transfer, and a licensed brokerage or PRO service can manage the paperwork on your behalf.
- •Complete your property purchase and register the title deed at the DLD.
- •Obtain a property valuation certificate confirming the value meets AED 2,000,000.
- •Apply for the Golden Visa nomination through the DLD or the official online portal.
- •Submit your passport, photographs, title deed and valuation certificate.
- •Complete the medical fitness test and Emirates ID biometrics in the UAE.
- •Receive approval and issuance, then add family members as dependants.
Benefits beyond residency
The Golden Visa is attractive not only for its length but for the lifestyle and financial flexibility it brings. Holders enjoy the same tax environment as all Dubai property owners: no property tax, no capital gains tax and no tax on rental income.
For families, the ability to sponsor a spouse and children on the same visa provides long-term stability for schooling and settling. The visa also makes day-to-day life simpler, from opening bank accounts to signing longer leases and utility contracts.
- •Sponsor your spouse and children under a single application.
- •No requirement to live in the UAE full time to maintain the visa.
- •Easier access to UAE banking, financing and long-term contracts.
- •Full benefit of Dubai's zero property, capital gains and rental income tax.
- •Renewable for a further 10 years while you hold qualifying property.
Common questions and pitfalls
The most important thing to understand is that the visa is linked to your property. If you sell and your holdings drop below AED 2,000,000, your renewal could be affected, so plan any future sale with that in mind.
For mortgaged purchases, confirm the equity and lender conditions before assuming the visa is secured; requirements can change and are confirmed at application. Off-plan buyers should verify the developer is approved and the escrow arrangements are in place. Because rules are periodically updated, always confirm the current criteria with the DLD or a licensed professional before committing, and treat the AED 2,000,000 figure as the threshold to build your purchase around.
Frequently asked
How much property do I need to buy for a Dubai Golden Visa?+
You need property worth at least AED 2,000,000 to qualify for the 10-year Golden Visa through real estate. This can be a single home or a combination of qualifying properties that together reach the threshold. The value is confirmed by the Dubai Land Department based on the registered transfer figure and a valuation certificate.
Does the Dubai Golden Visa cover my family?+
Yes. The property Golden Visa lets you sponsor your spouse and children under the same application, giving the whole family 10-year residency. Domestic staff can be sponsored separately. This family coverage, combined with no requirement to live in the UAE full time, makes the visa popular with international investors settling children in local schools.
Can I get a Golden Visa with a mortgaged property?+
Often yes. Mortgaged properties can qualify provided you hold sufficient equity and meet the lender and Dubai Land Department conditions in force at the time. Because the exact requirements are confirmed at application and can change, verify your equity position and current criteria with the DLD or a licensed advisor before relying on it.
Do I have to live in Dubai to keep the Golden Visa?+
No. Unlike many residency programmes, the Golden Visa does not require you to reside in the UAE full time. It is tied to your qualifying property rather than physical presence, so international investors can hold it while splitting their time across countries, provided they keep the property that supports the visa.
What happens to my Golden Visa if I sell the property?+
The visa is linked to your qualifying property. If you sell and your remaining Dubai holdings fall below AED 2,000,000, your ability to renew the visa can be affected. If you plan to sell, consider replacing the asset with another qualifying property or confirm the impact with the Dubai Land Department beforehand.
