Key takeaways
- Property worth AED 2 million or more can get you a 10-year, renewable UAE residence visa.
- You can combine several properties to reach AED 2 million.
- Your spouse and children can be sponsored on the same visa.
- Off-plan and mortgaged properties can qualify, but the rules are stricter and differ between Dubai and Abu Dhabi.
- Always check your specific unit against the current rules before you buy.
The UAE Golden Visa through property is one of the main reasons international buyers choose Dubai and Abu Dhabi. Buy the right home and you get 10 years of residency, for you and your family, with no employer or local sponsor.
The headline rule is simple. The details, especially for off-plan and mortgaged homes, are where people get caught out. This guide covers both.
What the Golden Visa gives you
- 10 years of residency, renewable, with no job or sponsor needed.
- Family included: you can sponsor your spouse and children.
- No minimum stay: the visa is not cancelled if you spend long periods abroad.
- Everyday life made easy: an Emirates ID, a local bank account, school registration for your children, and more.
The AED 2M rule
To qualify through real estate, you need property worth at least AED 2 million. A few details matter:
- One or several properties: you can combine units to reach the total.
- Freehold and registered: the property must be in an area where foreigners can own and be registered with the land department.
- Value, not just price: in Dubai, the authorities look at the Dubai Land Department (DLD) valuation of the property. A unit bought just under AED 2 million can sometimes qualify on value, and paying just over AED 2 million does not guarantee it.
What counts, and what doesn't
Ready property, paid in full
The simplest case. A completed, registered property worth AED 2 million or more, with the title deed in your name, qualifies.
Off-plan property
Off-plan can qualify, but it is stricter. In Abu Dhabi, the official rule is that you must have paid at least AED 2 million to the developer. In Dubai, the unit must be registered with the DLD through Oqood with a RERA-registered developer, and extra paperwork, such as a developer NOC, is often required. Rules here have been updated more than once, so check the current requirement for your unit before you rely on it.
Mortgaged property
In Abu Dhabi, the official rule is that your own equity must reach AED 2 million. For example, on a AED 5 million home, the mortgage cannot be more than AED 3 million. In Dubai, several 2026 reports say mortgaged property now counts based on its value, with a bank NOC, but interpretations still differ. Confirm your case before you sign.
Real examples
| Scenario | Qualifies? |
|---|---|
| AED 2.2M ready apartment in Dubai, cash | Yes, if the DLD valuation is AED 2M or more |
| Two ready apartments of AED 1.1M each | Yes, combined value is AED 2.2M |
| AED 5M villa in Abu Dhabi with a AED 3M mortgage | Yes, equity is AED 2M |
| AED 3M home in Abu Dhabi with a AED 1.5M mortgage | No, equity is only AED 1.5M |
| AED 2.5M off-plan unit in Abu Dhabi, 20% paid | Not yet, only AED 500k paid so far |
| AED 2.5M off-plan unit in Dubai | Possibly: check current DLD requirements for your unit |
Based on published rules as of September 2026. Rules change, so always confirm with the authorities before applying.
How to apply
- Buy and register the propertyGet your title deed (ready) or Oqood registration (off-plan) in your name.
- Get the property value confirmedIn Dubai, the DLD issues the valuation used for your Golden Visa nomination. In Abu Dhabi, the Department of Municipalities and Transport issues a value certificate.
- Submit your applicationIn Dubai, through the DLD and then the residency authorities. In Abu Dhabi, through the Abu Dhabi Residents Office. Add a bank NOC if the property is mortgaged.
- Medical test and Emirates IDComplete the standard medical check and biometrics, then receive your 10-year visa and Emirates ID.
Common mistakes to avoid
- Buying at exactly AED 2 million. If the official valuation comes in slightly lower, you may miss the threshold. A small margin above it is safer.
- Assuming off-plan qualifies on day one. With only 10 or 20 percent paid, you may not meet the rules yet, especially in Abu Dhabi.
- Forgetting the bank. With a mortgage, you will need a no-objection letter from your lender, and your equity may be what counts.
- Relying on old information. The rules have changed several times in the last two years. What a friend did in 2024 may not apply today.
Below AED 2M?
If your budget is under AED 2 million, you are not out of options. Shorter-term property investor visas exist for smaller purchases, and you can also combine units over time to reach the Golden Visa threshold. The requirements for these change often, so it is worth checking what applies on the day you buy.
Never buy a property only for the visa. Buy a good investment that also happens to qualify.
With clients, I first make sure the unit makes sense on its own: location, developer and resale value. Then I check the Golden Visa side against the current rules for that specific unit, especially if it is off-plan or mortgaged, because that is where most people get caught out.
Stefano Iannotti
Frequently asked questions
How much property do I need to buy for the UAE Golden Visa?
The property route needs real estate worth at least AED 2 million. It can be one property or several properties added together, as long as they are in the UAE and properly registered.
Can I get the Golden Visa with an off-plan property?
Yes, but the rules are stricter than for ready homes. In Abu Dhabi, you must have paid at least AED 2 million to the developer. In Dubai, check the current requirements for your specific unit before you buy, as they have changed more than once.
Does a mortgaged property qualify for the Golden Visa?
It can. In Abu Dhabi the official rule is that your own equity must reach AED 2 million. In Dubai, 2026 reports say mortgaged property now counts with a bank NOC, but interpretations differ, so confirm your case first.
Can my family get the Golden Visa too?
Yes. The investor can sponsor their spouse and children on the same 10-year visa.
Do I have to live in the UAE to keep the Golden Visa?
No. Unlike a normal residence visa, the Golden Visa is not cancelled if you spend long periods outside the UAE.
Want a property that qualifies?
Tell me your budget and I'll show you properties that fit the Golden Visa rules and still make sense as an investment.
Stefano Iannotti
Real estate advisor in Dubai and Abu Dhabi, specialising in off-plan property for local and international buyers. RERA Broker Card No. 84308. Speaks Italian, English and Spanish.