The Dubai Golden Visa through property: how it works

CBUAE-sourcedUpdated 2 June 2026Reviewed by a UAE-qualified accountant

One of the biggest draws of buying in Dubai is the Golden Visa — a 10-year renewable UAE residence visa you can earn through property. Here is how the property route works, in plain terms.

Note: visa rules are set by the UAE government and can change or have conditions we can't cover for every case. Treat this as an overview and confirm the current requirements with the ICP/GDRFA or a licensed PRO before you rely on it.

The headline rule: AED 2 million

Buy property worth AED 2 million or more in the UAE and you can qualify for the 10-year property-investor Golden Visa. The qualifying figure is based on the property value, and it generally allows you to sponsor your spouse and children.

You can now qualify with a mortgage

This is the change that opened the door for many buyers. The property route now allows mortgaged property — financed through an approved UAE bank — as long as the property value meets the AED 2 million threshold. Earlier rules required a large amount paid upfront; the current route is far more accessible. (Confirm the exact financing conditions, as they can be updated.)

What this means for your budget

At AED 2 million with a mortgage, an expat first-time buyer would need roughly a 20% deposit (AED 400,000) plus around 6–8% in fees — so in the region of AED 530,000 in cash, financing the rest. Work out the exact deposit, loan and costs for a AED 2M purchase with our eligibility calculator and cost calculator.

What to check before you count on it

  • The property value meets the threshold (a DLD valuation may apply).
  • The developer/bank is approved for the visa route (especially for off-plan or mortgaged property).
  • Whether one or multiple properties can be combined to reach the threshold.
  • The current conditions with the ICP/GDRFA — rules evolve.

Run your numbers first

The visa follows the purchase — so start with the purchase maths. See what a AED 2 million home costs you upfront and monthly with the eligibility calculator and the Dubai cost calculator, then speak to a licensed adviser about the visa application itself.

Try the tool

Put these rules to work on your own numbers.

Purchase-Cost Calculator →

Frequently asked questions

How much property do I need to buy for a Dubai Golden Visa?
You generally need property worth at least AED 2 million to qualify for the 10-year property-investor Golden Visa. The value is based on the property, and it can be one or more properties meeting the threshold.
Can I get the Golden Visa with a mortgage?
Yes. The property route now allows mortgaged property (financed through an approved UAE bank), provided the property value meets the AED 2 million threshold. This is a change from the older rules that required a large amount paid upfront. Always confirm the current requirements with the authorities.
Does off-plan property qualify for the Golden Visa?
Off-plan property from approved developers can qualify, subject to the AED 2 million value and current rules. Requirements for off-plan can differ, so verify with the developer and the relevant authority before relying on it.
How long is the property Golden Visa valid?
It is a 10-year renewable residence visa. It typically lets you sponsor your spouse and children, and you keep it as long as you hold the qualifying property and meet the conditions.

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