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:

1. Valid Passport (6+ months validity).
2. Title Deed(s) or Oqood (Off-plan integration).
3. DLD Valuation Certificate.
4. Valid Health Insurance.
5. Medical Fitness Test from a UAE-approved center.
6. 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.