Buyer's guide · Dubai · Updated October 2026
Buying property worth AED 2 million or more can qualify you for a 10-year, self-sponsored UAE residency. The rules have loosened considerably in recent years, and a lot of what is repeated online is out of date. Here is how it works in Dubai today.
A property investor who owns real estate in the UAE valued at AED 2 million or more can apply for a 10-year renewable Golden Visa. It is self-sponsored, so it is not tied to an employer, and it stays valid for as long as you keep the qualifying property.
What counts is the value recorded by the Dubai Land Department: the purchase price on the title deed, or a current DLD valuation if the property has appreciated. A unit bought years ago for less than AED 2 million can qualify if the DLD now values it above the threshold.
The AED 2 million can be met by one property or by several properties added together, provided they are all in the same emirate and all in your name. Two apartments at AED 1.1 million each in Dubai qualify.
A mortgage no longer disqualifies you. The earlier requirement to have paid at least AED 1 million in equity was removed in 2024. You will need a letter or no-objection certificate from the lending bank, and the property value must still be AED 2 million or more. The bank must be a UAE-licensed lender.
Units still under construction qualify if bought from a DLD-approved developer, the sale is registered in Oqood, and the purchase value is AED 2 million or more. You do not have to wait for handover, which matters if residency is part of the reason you are buying.
For co-owners, each applicant's own share must be worth AED 2 million. The exception is spouses, who can combine their shares in a jointly owned property with an attested marriage certificate. A property bought in a company's name generally does not qualify the individual shareholders.
A Golden Visa holder can sponsor a spouse, children, and domestic staff. Sons can now be sponsored up to age 25, unmarried daughters with no age limit, and children of determination regardless of age. Parents can be sponsored on a separate, renewable basis subject to conditions.
Passport and a recent photo, the title deed or Oqood in your name, a bank letter if mortgaged, current UAE visa or entry status, proof of UAE health insurance, and then the standard residency steps: medical fitness test and Emirates ID biometrics. Documents issued abroad, such as a marriage certificate, need attestation.
Applications for property investors in Dubai run through the DLD's investor services, the Cube Centre, which verifies the property and nominates you to the residency authority (GDRFA). With documents in order, two to four weeks from application to visa stamping is typical. You can apply from inside the UAE on a visit visa.
Government and processing fees for the principal applicant are typically in the region of AED 9,500 to 10,500 including medical and Emirates ID, with each dependant less. These fees change, so treat them as a guide. There is no requirement to use a paid agent.
Ten years of residency, renewable; the right to live, work and study in the UAE; the ability to open bank accounts and get a UAE driving licence; and, unlike ordinary residency, it does not lapse if you stay outside the UAE for more than six months. It is not citizenship, and it does not by itself make you a UAE tax resident.
Property worth AED 750,000 or more qualifies the owner for a 2-year renewable investor residency in Dubai. If the property is mortgaged, at least 50% of the value, or AED 750,000, must have been paid. It is a reasonable first step if your budget sits below the Golden Visa threshold.
The visa depends on continued ownership. If you sell and your remaining holdings fall below AED 2 million, the visa can be cancelled. Buy a replacement property before or alongside the sale if you need continuity.
This guide is general information, not legal or immigration advice. Laws, fees and thresholds change; confirm the current position with the Dubai Land Department, GDRFA or a licensed conveyancer before you act. Last reviewed 22 October 2026.
Questions
AED 2 million or more, measured by the value recorded at the Dubai Land Department. It can be one property or several in the same emirate added together.
Yes. Since 2024 there is no minimum equity requirement. You need a no-objection letter from the UAE bank that holds the mortgage, and the property must be valued at AED 2 million or more.
Yes, if it is bought from a DLD-approved developer, registered in Oqood, and valued at AED 2 million or more. You do not need to wait for completion.
Yes. Spouses who jointly own a property can combine their shares, supported by an attested marriage certificate. Other co-owners must each hold a share worth AED 2 million.
No. Unlike standard residency, a Golden Visa remains valid even if you spend more than six months outside the country.
Usually not. A visa is a poor reason to overpay for a property that does not otherwise make sense. I would rather find you the right unit and, if it lands near the threshold, structure it to qualify.
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