Golden Visa via Property: Minimum Investment and Eligibility (2026)
Last Updated: February 2026
The AED 2 Million Gateway
The UAE Golden Visa offers a 10-year self-sponsored residency, and real estate investment is one of the most popular routes. The core requirement is owning property valued at AED 2 million or more.
Minimum Investment Threshold
The value must be verified by a Dubai Land Department (DLD) title deed or official valuation.
- One or Multiple Properties: You can combine values of multiple properties to meet the AED 2M mark.
- Off-Plan or Ready: Both qualify. Off-plan deals from approved developers (like Emaar in Marina Shores or Cove) easily meet this via purchase price.
- Mortgaged Properties: Qualify if the paid-up equity falls reaches AED 2 million. You need a bank NOC confirming the paid amount.
Eligibility Criteria
Non-residents qualify by holding DLD-registered freehold property. Key conditions include:
- Ownership Retention: Properties must typically be owned for at least 2-3 years to sustain eligibility.
- Family Sponsorship: Covers spouse, children under 25 (unmarried sons), and parents.
- Funds Source: Investors must prove funds source via bank statements.
Required Documents
To apply, you will typically need:
- Valid Passport (6+ months validity).
- Title Deed(s) or Oqood (Off-plan integration).
- DLD Valuation Certificate.
- Valid Health Insurance.
- Medical Fitness Test from a UAE-approved center.
- Passport Photos and Proof of Accommodation.
Applications are processed via DLD portals, ICP, or GDRFA with fees around AED 9,685.
Renewal Rules
The visa renews automatically every 10 years if the property ownership is maintained. If you sell the property, you typically have a grace period to reinvest before visa cancellation risks apply.
| Aspect | Details | Key Notes |
|---|---|---|
| Threshold | AED 2M (single/multiple) | DLD valuation |
| Validity | 10 years, renewable | No min stay |
| Renewal Hold | 2+ years ownership | Pre-expiry app |
| Family | Spouse, kids <25, parents | Health ins req |
Need Golden Visa Assistance?
Our legal partners can handle the valuation, application, and sponsorship process for you.
Get Visa Support →Frequently Asked Questions
What is the minimum property value for a Golden Visa?
The property must be valued at AED 2 million or more, as verified by the Dubai Land Department (DLD).
Can I include my family in the Golden Visa?
Yes, you can sponsor your spouse, children (unmarried sons under 25, unmarried daughters of any age), and parents.
Do I need to live in Dubai to keep the visa?
No, the Golden Visa allows you to stay outside the UAE for 6 months or longer without invalidating your residency.
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