United Arab Emirates
UAE golden visa rules for property buyers
Who qualifies
You qualify for the 10-year golden visa if you own property in the UAE worth at least AED 2,000,000. The official value is the one the land department certifies, and this can differ from the price you paid. (u.ae, Abu Dhabi Residents Office)
Property rules
- Off-plan: eligible when bought from an approved developer. In Abu Dhabi, you must already have paid at least AED 2,000,000 to the developer.
- Mortgages: allowed. Abu Dhabi requires your own equity to be at least AED 2,000,000. In Dubai, advisers report that since February 2026 a mortgaged home qualifies when its certified value reaches AED 2,000,000 and the bank issues a no-objection letter.
- Several properties: you can combine properties to reach the threshold.
- Joint owners: spouses can combine their shares. Other co-owners each need a share worth AED 2,000,000.
Family and benefits
Golden visa holders can sponsor a spouse and children. There is no minimum stay, and the visa stays valid if you live outside the UAE for more than six months. (u.ae)
The two-year investor visa
If your property is worth less than AED 2,000,000, Dubai also offers a two-year investor visa. Since April 2026 it has had no minimum value for a sole owner of a completed property. Joint owners each need a share of at least AED 400,000.
Steps
- Check your eligibility on the ICP eligibility tool.
- Get a property value certificate from the land department.
- Apply for the golden visa, then complete the medical test and Emirates ID.
- Add family members once your own visa is issued.
Rules and fees change often. Confirm them with the Dubai Land Department or ICP before you buy.