Yes. Buying property worth AED 2 million or more in a Dubai freehold zone qualifies you for a 10-year renewable UAE residency visa. Since February 2026, a mortgaged or part-paid property qualifies based on the DLD-certified valuation alone with no minimum equity required. The application now runs through a single GDRFA-DLD digital portal and clean files are approved in under five working days.
Dubai issued roughly 158,000 Golden Visas in 2023 , nearly double the prior year’s volume, and the program has since grown into one of the city’s primary tools for attracting long-term residents, investors, and global talent. For property buyers, it represents something straightforward: spend AED 2 million on the right type of Dubai real estate and the UAE will give you a decade of residency in return.
Two significant rule changes have made the property route more accessible in 2026. In February, the UAE removed the requirement that mortgage holders must have paid at least 50% of the property value before applying. In April, Dubai merged all property-based residency applications into a single GDRFA-DLD digital portal, cutting approval times from three to six weeks down to under five working days for clean files.
This guide covers the current rules in full: what qualifies, what the process looks like today, what it costs, and the nuances around mortgaged properties, off-plan purchases, and family sponsorship that most guides get wrong.
Januss note: As a DLD-registered developer operating in Dubai’s freehold zones, we work with buyers navigating the property-to-visa pathway regularly. What follows reflects the rules as they stand in 2026, not how they stood two years ago.
What Is the Dubai Golden Visa?
The Golden Visa is a 10-year renewable residency permit introduced by the UAE in 2019. It allows foreign nationals to live, work, study, and do business in the UAE without needing a local employer or national sponsor. It is not citizenship and does not provide a standardised path to UAE citizenship, but it is renewable indefinitely as long as the qualifying investment is maintained.
For property investors, the Golden Visa sits above the standard 2-year property residency visa. The AED 2 million investment threshold is higher, but the benefits are substantially stronger: longer duration, full family sponsorship, no employer dependency, and full business ownership rights in the UAE mainland.
What You Get: Golden Visa Benefits in Full
10-year renewable residency for the investor, with no maximum renewal limit as long as the qualifying property is retained
Full family sponsorship covering spouse, children (unmarried daughters of any age; sons under 25), and parents
Domestic worker sponsorship included under the investor’s visa status
No employer or UAE national sponsor required at any point during the visa term
No minimum UAE stay requirement residency remains valid even with extended periods abroad
100% business ownership in UAE mainland companies without a local partner
Zero personal income tax, zero capital gains tax, zero property tax on individual income and investment returns
UAE banking, healthcare, and education access as a resident rather than a visitor
Consular emergency support extended to Golden Visa holders abroad from October 2025, including crisis support, repatriation assistance, and document recovery
Esaad privilege card providing discounts at over 7,000 businesses in the UAE and across 92 countries
Investor tip: The no-minimum-stay provision is particularly valuable for international investors who split time between countries. Your Dubai residency does not lapse if you spend most of the year elsewhere, unlike many traditional residency programs that require 183+ days in-country annually.
The AED 2 Million Rule: What Property Qualifies?
The core eligibility test is simple: the DLD-certified value of your property (or property portfolio) must reach AED 2 million. The Dubai Land Department is the authority on this valuation, not the purchase price agreed between buyer and seller.
Property types that qualify
Freehold apartments, villas, and townhouses in DLD-registered developments
Selected commercial units in freehold zones
Mortgaged ready/completed properties (see the dedicated section below)
A portfolio of multiple properties where the combined DLD-certified value reaches AED 2 million
A share in jointly owned property, provided your individual share is valued at AED 2 million or more
What does not qualify
Leasehold properties
Properties in non-freehold zones
Properties where the DLD valuation falls below AED 2 million, regardless of the agreed purchase price
Off-plan properties where the amount paid to date is below AED 2 million (see off-plan section)
| Property Situation | Qualifies? | Key Condition |
| Ready/completed, fully paid | Yes | DLD valuation AED 2M+ |
| Mortgaged (any % paid) | Yes (post-Feb 2026) | DLD valuation AED 2M+; bank NOC required |
| Off-plan, paid AED 2M+ in instalments | Yes (with conditions) | RERA-approved developer; developer confirmation letter |
| Off-plan, paid less than AED 2M | No | Must reach AED 2M paid threshold first |
| Portfolio of multiple properties | Yes | Combined DLD-certified value AED 2M+ |
| Joint ownership, your share under AED 2M | No | Your individual share must reach AED 2M |
| Leasehold property | No | Freehold title deed required |
The February 2026 Rule Change: Mortgaged Properties Now Qualify on Valuation Alone
This is the most important regulatory update of 2026 for property investors pursuing the Golden Visa, and most existing guides have not been updated to reflect it.
The old rule: Mortgage holders needed to demonstrate that at least 50% of the property value (or a minimum of AED 1 million in paid equity) had been settled before applying for the Golden Visa. A buyer who purchased an AED 2.5M property with a 20% down payment would have been ineligible until they had paid down the loan to the 50% threshold.
The new rule (effective February 2026): Eligibility is determined solely by the DLD-certified valuation of the property reaching AED 2 million. The payment schedule, the mortgage balance, and the amount paid to date are no longer disqualifying factors. If you have a AED 2.2M property with a 20% down payment and an AED 1.76M mortgage outstanding, you now qualify.
Two requirements still apply for mortgaged properties:
Bank NOC (No Objection Certificate): your lender must issue a letter confirming it has no objection to the Golden Visa being issued on the mortgaged property
DLD property lien: the DLD registers a lien on the qualifying property at the time of visa issuance, ensuring you cannot sell or transfer the property without the visa relationship being formally addressed first
What the lien means in practice: You cannot sell the qualifying property during the visa term without either (a) substituting another qualifying property of AED 2M+ value, or (b) allowing the visa to lapse. This is not widely understood and affects how investors should think about their exit strategy. The lien is not a financial encumbrance on the asset. It is a residency compliance mechanism.
Off-Plan Property and the Golden Visa: The Accurate Rules
Off-plan and mortgaged ready properties follow different rules. Conflating the two is one of the most common errors in current guides.
For a completed, ready property with a mortgage, the February 2026 rule change applies: DLD valuation is the only test. For an off-plan property still under construction, stricter conditions apply:
Paid amount must reach AED 2 million. The total instalments paid to date on the off-plan property must equal or exceed AED 2 million. The contracted purchase price is irrelevant. What matters is how much has actually been transferred.
RERA-approved developer. The project must be from a developer registered and approved by RERA. All DLD-registered off-plan projects from major developers qualify; smaller or unregistered projects may not.
Developer confirmation letter. The developer must confirm in writing that the project is recognised as Golden Visa eligible. This is a standard letter that compliant developers provide on request.
Verify with DLD or GDRFA before assuming eligibility. Off-plan eligibility should be confirmed directly with the relevant authority, not assumed. Rules on off-plan can be updated and individual project status may vary.
Januss note: All Januss Developers projects are DLD-registered and RERA-compliant. For buyers approaching the AED 2 million paid threshold on a Januss off-plan purchase, our team provides the required developer confirmation letter as a standard part of the handover process. Explore our current off-plan projects to see which developments are at or near the qualifying threshold.
Golden Visa vs. 2-Year Property Visa: Which One Do You Need?
Dubai offers two property-linked residency routes. The right choice depends on your investment size and long-term plans.
| Factor | Golden Visa (10 years) | 2-Year Property Visa |
| Minimum property value | AED 2 million | AED 750,000 |
| Visa duration | 10 years, renewable | 2 years, renewable |
| Family sponsorship | Full: spouse, children, parents | Limited |
| Business ownership (mainland) | 100% ownership | Not included |
| Employer sponsor required | No | No |
| Minimum UAE stay | None | None |
| Path to Golden Visa | Already the highest tier | Upgrade when property value reaches AED 2M |
If your property budget is AED 750,000 to AED 1.9 million, the 2-year property visa is available and provides a valid UAE residency. For serious long-term residents, investors, and anyone planning to run a business from Dubai, the Golden Visa is structurally the stronger choice and the AED 2M investment threshold is achievable across a wide range of Dubai’s freehold areas.
How to Apply: The Updated 2026 Process (Single GDRFA Portal)
Since April 2026, all Dubai property-based residency applications — Golden Visa, Retiree Residency, and 2-Year Property Visa — run through a single unified GDRFA-DLD digital portal at gdrfad.gov.ae. The previous process required coordinating between two separate offices, which often took three to six weeks. The unified system targets under five working days for clean files.
Confirm property eligibility. Check that your property is in a freehold zone and that DLD records confirm the value at AED 2M or above. Obtain a property status certificate from DLD (AED 100 to 500 depending on property type and application channel).
Obtain a bank NOC if the property is mortgaged. Ask your lender to issue a No Objection Certificate confirming it has no objection to the Golden Visa being issued. This is a standard document for UAE banks and usually takes 3 to 5 working days.
Gather your documents. Core documents: valid passport, DLD title deed or Oqood certificate, DLD property status certificate confirming value, bank NOC (if mortgaged), personal photograph, valid health insurance, Emirates ID if already a UAE resident.
Attest any non-UAE documents. Foreign documents (salary certificates, proof of income, birth certificates for dependents) may require apostille from the issuing country and MOFA attestation in the UAE. Each attestation costs AED 150 to 300 and takes 1 to 5 working days.
Submit through the GDRFA unified portal. Log in at gdrfad.gov.ae. The system pulls your property records directly from DLD. No separate DLD visit is required. Upload supporting documents and submit. If anything is missing, the portal flags it immediately so you can correct before the application is formally received.
Pay the application fees online. Total government fees for the property investor track are approximately AED 9,685 to 10,250 (see the cost section below for the full breakdown). Payment is made through the portal.
Receive your auto-booked biometrics appointment. Once payment is confirmed, the system automatically books your fingerprint and photograph appointment at a GDRFA centre in Dubai. This is the only step that must be done in person.
Complete the medical fitness test. Visit an approved health centre for blood tests and a chest X-ray. Results are available within 24 to 48 hours. Cost: AED 500 to 700.
Attend biometrics at the GDRFA centre. Fingerprints and photograph. If applying from outside the UAE, you can complete all preceding steps remotely and travel to Dubai only for this appointment.
Receive your residency permit and Emirates ID. If inside the UAE, you receive a status change approval. If outside the UAE, an electronic entry permit is issued. The 10-year Emirates ID follows within a few days of the biometric step.
Timeline: Under five working days from submission to approval for complete, error-free applications through the unified portal. Total process including document preparation typically takes two to three weeks if documents are ready. Applications from outside the UAE needing foreign document attestation should allow an additional two to four weeks for apostille and MOFA processing.
The Full Cost of the Dubai Golden Visa: Two Categories
The single most common confusion around Golden Visa costs is treating the AED 2 million property investment and the visa processing fees as a combined figure. They are separate. The property is an asset you own and retain. The processing fees are a one-time government cost.
Investment threshold (asset retained)
AED 2,000,000 minimum in DLD-certified Dubai freehold property. This money is not spent. It is invested in an asset that generates rental income and capital appreciation.
Visa processing fees (one-time government cost, approximate)
| Fee Item | Amount (AED) | Notes |
| GDRFA residency permit (10 years) | ~2,857 | Approx.; verify with GDRFA |
| Emirates ID (10 years) | ~1,153 | ICP fee |
| Medical fitness test | 500 to 700 | Per person; approved health centre |
| DLD property status certificate | 100 to 500 | Confirms value for application |
| Typing centre / service fees | 200 to 500 per form | Multiple submissions in process |
| Foreign document attestation (if required) | 150 to 300 per doc | Apostille + MOFA |
| Total government fees (approx.) | 9,685 to 10,250 | Excludes health insurance |
Ongoing cost: Health insurance is mandatory for all Golden Visa holders and must remain valid throughout the visa term. Budget AED 2,500 to 8,000 per person per year depending on age and coverage level. For a family of four, annual insurance costs can reach AED 25,000 or more.
Per dependent: Each sponsored family member incurs their own medical test, Emirates ID, and visa stamping fees. Budget approximately AED 4,000 to 5,000 per dependent in additional processing costs.
What Happens If You Sell the Property?
This is a question that almost no property portal or immigration guide addresses directly, yet it matters significantly for investors who want flexibility over a 10-year horizon.
At the time of Golden Visa issuance, the DLD registers a lien on the qualifying property. The lien is a legal encumbrance on the title deed that prevents the property from being sold or transferred without the visa relationship being addressed first.
Your options if you want to sell:
Substitute the property. If you purchase a replacement qualifying property of AED 2M+ value, the lien on the original property can be released and transferred to the new one. Your Golden Visa continues uninterrupted.
Allow the visa to lapse. If you sell the qualifying property without a substitute, the Golden Visa is cancelled. You would need to reapply under a new qualifying investment if you wish to restore your residency status.
The lien is a residency compliance mechanism, not a financial charge against the property. It does not affect your ability to rent the property, renovate it, or refinance the mortgage. Only the sale and transfer of title are restricted.
Areas in Dubai Where AED 2M+ Property Is Accessible
The Golden Visa is only available through freehold zones in Dubai where foreign nationals can hold full ownership title. These zones cover the majority of Dubai’s major residential communities. Here are the most popular with buyers at the AED 2M threshold:
Downtown Dubai: Apartments above 1,000 sq ft regularly sit at AED 2M to AED 3.5M. Capital appreciation has been strong and the area commands Dubai’s premium rentals.
Dubai Marina: Accessible entry point for 2-bedroom apartments; yields of 5 to 7% per year with a large pool of short-term and long-term tenants.
Palm Jumeirah: Apartment entry points around AED 2M to AED 2.5M; villas significantly higher. The brand carries international recognition that supports resale values.
Business Bay: Growing mixed-use district with more affordable per-sq-ft pricing than Downtown; AED 2M+ for larger units. Strong rental demand from corporate tenants.
Dubai Hills Estate and MBR City: Family-oriented master communities with strong capital appreciation history. AED 2M+ accessible for 2-bedroom apartments and townhouses.
JVC (Jumeirah Village Circle): Lower per-unit values but strong rental yields. An investor looking to reach AED 2M through a portfolio strategy may combine two JVC units to meet the threshold.
Investor tip: All Januss Developers projects are located in DLD-registered freehold zones with units at or above the AED 2M Golden Visa threshold. Buying direct from Januss means no agency fee — a saving of 2% on the purchase price (AED 40,000 or more on a AED 2M purchase). Browse our current projects to see the current off-plan pipeline.
Dubai Golden Visa vs. Global Residency-by-Investment Alternatives
High-net-worth investors comparing residency programs will be looking at several options. Here is an honest comparison of the most relevant alternatives to Dubai’s Golden Visa property route.
| Program | Min. Investment | Duration | Tax-free? | Min. Stay | Path to Citizenship? |
| Dubai Golden Visa | AED 2M (~USD 545K) | 10 years | Yes (personal) | None | No standardised path |
| Greece Golden Visa | EUR 250K to 800K | 5 years | No | 1 day/year | 7 years residency |
| Turkey CBI | USD 400K property | Citizenship direct | Low tax | None | Immediate |
| Portugal D8 (passive income) | No property minimum | 2 years initially | NHR regime available | 183 days/year | 5 years |
| Malta MEIN | EUR 600K+ total | Citizenship direct | No | 12 months (1-time) | Immediate |
Dubai’s advantages are processing speed (days not months), zero personal income and capital gains tax, no minimum stay requirement, and access to one of the world’s most internationally connected business cities. The primary limitation is that UAE residency does not lead to citizenship through a standardised pathway. Those seeking a second passport should consider Turkey or Malta in parallel.
FAQ: Dubai Golden Visa Through Property
Can I get a Dubai Golden Visa with a mortgaged property?
Yes, since the February 2026 policy change. You now qualify based on the DLD-certified valuation of your property reaching AED 2 million, regardless of how much remains outstanding on your mortgage. You will need a bank NOC confirming the lender has no objection. Previously, the rule required at least 50% of the property value to be paid. That requirement has been removed.
Does off-plan property qualify for the UAE Golden Visa?
Off-plan qualifies under stricter conditions than a ready property. You must have paid at least AED 2 million in instalments, purchased from a RERA-approved developer, and obtained a developer confirmation letter. The amount paid to date is the relevant figure for off-plan, not the contracted purchase price. Confirm eligibility with DLD or GDRFA directly before relying on off-plan status.
How long does the Dubai Golden Visa application take in 2026?
Since the April 2026 unification of the GDRFA-DLD portal, the target processing time for clean, complete files is under five working days. The previous process involved two separate offices and took three to six weeks. If foreign documents need apostille and MOFA attestation, allow an additional two to four weeks before submitting.
Can I include my family on my Dubai Golden Visa?
Yes. Your Golden Visa covers your spouse, children (unmarried daughters of any age; sons under 25 per GDRFA guidelines), parents, and domestic workers. Each dependent requires their own medical fitness test, Emirates ID, and visa stamping. Budget approximately AED 4,000 to 5,000 per dependent in additional processing fees.
What is the minimum property value for the UAE Golden Visa?
AED 2 million in DLD-certified value. This can be a single property or a portfolio of multiple properties with a combined DLD-certified value of AED 2 million or more. For jointly owned property, your individual share must reach AED 2 million. The AED 750,000 threshold applies to the lower-tier 2-year property visa, not the 10-year Golden Visa.
What happens if I sell my property after getting the Golden Visa?
The DLD registers a lien on the qualifying property at the time of visa issuance. You cannot sell or transfer the property without addressing the visa relationship. If you purchase a substitute qualifying property of AED 2M+ before selling, your Golden Visa continues. If you sell without a substitute, the visa is cancelled.
Can I apply for the Dubai Golden Visa from outside the UAE?
Yes. Since April 2026, the application is largely digital and can be submitted remotely through the GDRFA portal. Document uploads, fee payments, and initial approval can all be handled online. The only step that must be completed in person in Dubai is the biometric appointment (fingerprints and photograph). The portal books this automatically after payment.
Is the Dubai Golden Visa the same as the 2-year property visa?
No. The 2-year property visa requires a minimum property value of AED 750,000 and provides shorter-duration residency with limited family sponsorship. The 10-year Golden Visa requires AED 2 million in property value and includes full family sponsorship, business ownership rights, and no employer sponsor requirement. Holders of the 2-year visa can upgrade to the Golden Visa by increasing their property investment to the AED 2M threshold.
Buying Dubai Property for the Golden Visa: Januss Developers
If you are looking at Dubai property specifically for the Golden Visa route, the two questions that matter most are whether the unit is in a freehold zone and whether the purchase price reaches AED 2 million. All Januss Developers projects meet both criteria. Buying direct from a DLD-registered developer means no agency fee — on a AED 2 million purchase, that is AED 40,000 in savings.
Our team works with international buyers at every stage of the property and visa process. You can review our current off-plan projects or speak directly with someone who knows the qualifying criteria for each development at janussdevelopers.com/contact.