Golden Visa via Dubai Property: Full 2026 Requirements

The UAE 10-year Golden Visa via property investment is the most reliable residency path for expats. Minimum threshold: AED 2 million of freehold property. No renewal hassle, family sponsorship included.

Qualifying criteria (2026)

• At least AED 2 million in UAE freehold property value
• Property must be in buyer's personal name (not company)
• If mortgaged, the first AED 2M must be owner equity
• Can combine multiple properties to reach AED 2M threshold
• Off-plan qualifies once 50% of price is paid and Oqood is registered

What's included

• 10-year renewable visa
• Spouse and children sponsorship
• Parents sponsorship (conditional)
• Domestic worker visas (up to 3)
• No employer sponsor requirement
• No minimum stay requirement (unlike some UAE visas)

Application process

1. Register property with DLD (already done at transaction)
2. Apply at ICP (Federal Authority for Identity & Citizenship) or ICA Smart Services
3. Submit: passport, title deed, NOC from developer, valuation report, AED 1,150 fee
4. Medical fitness test
5. Emirates ID enrollment
6. Visa stamped — typically 10–15 business days

Common mistakes

• Buying in company name — Ineligible. Must be personal ownership.
• Using 100% mortgage up to AED 2M — Fails equity test.
• Expecting it for AED 1M properties — No, despite old rules. Threshold is AED 2M since 2022.
• Forgetting Oqood for off-plan — Must have registered Oqood, not just sale agreement.

For the full purchase workflow, see our Dubai buying guide for foreigners.