UAE Golden Visa Through Property: The 2026 Guide

The UAE Golden Visa (officially Golden Residency) is a 10-year, renewable residence permit. One of the most popular ways to qualify is by owning UAE property worth at least AED 2 million. This guide explains the rules from the federal and emirate authorities, and how they apply to ready, mortgaged and off-plan property.

!Illustration of a golden passport and a residential tower against a UAE skyline

Who issues the Golden Visa?

• ICP (Federal Authority for Identity, Citizenship, Customs and Port Security) sets the federal rules and issues residency in most emirates.
• GDRFA Dubai issues residency for Dubai, and the Dubai Land Department (DLD) offers a Golden Visa application service for property investors.
• Abu Dhabi Residents Office (ADRO) handles Golden Visas for Abu Dhabi investors.

The main property rule: AED 2 million

According to ICP, a real estate investor qualifies by meeting one of these conditions (ICP Golden Residency):

1. Ready property: own one or more properties in the UAE with a total value of at least AED 2,000,000, registered in the investor's name.
2. Off-plan property: buy off-plan units worth at least AED 2,000,000 from approved local real estate companies.
3. Financed property: the property can be financed through a loan from an approved local bank.

!How to qualify for the Golden Visa through property

Can I combine several properties?

Yes. ICP and DLD both allow the AED 2 million to be made up of one or more properties. DLD says the value must be "wholly owned by the investor (one or more properties)" (DLD Golden Visa service).

Does a mortgaged property qualify?

Yes, with conditions. In Dubai, the DLD says the property may be mortgaged, but you must submit a bank no-objection letter showing "the paid amount and the balance" (DLD). In Abu Dhabi, ADRO says the investor's own capital must be at least AED 2,000,000, with mortgages through national banks allowed on properties worth more than that (ADRO).

Does off-plan property qualify?

Yes, if it is bought from an approved developer. In Abu Dhabi, ADRO asks for a purchase agreement with an approved developer and proof that at least AED 2,000,000 has already been paid to the developer (ADRO). Rules on how much must be paid can differ by emirate and change over time, so check with the issuing authority before you rely on an off-plan unit for your visa.

Who can I sponsor?

ICP says Golden Residency holders can sponsor their spouse, children, parents and domestic workers in line with UAE regulations. If the main holder dies, family members can stay in the UAE until their own permits expire (ICP). Check ICP for the current age and status rules for children.

What does it cost?

DLD lists these fees for a 10-year Golden Visa for property investors in Dubai (DLD):

| Item | Fee (AED) | |---|---| | Medical examination | 700 | | Emirates ID (10 years) | 1,153 | | Residency confirmation | 2,856.75 | | DLD fees | 4,020 | | Administrative fees | 1,155 | | Total | 9,884.75 |

DLD gives a processing time of 7 to 10 working days. Fees differ in other emirates and can change.

Other conditions to know

• Health insurance: ICP requires valid health insurance throughout the residency (ICP).
• Keeping the property: GDRFA Dubai notes that a lien is placed on the property so ownership continues for the life of the residency (GDRFA). If you sell below the threshold, the visa may no longer qualify for renewal.
• Applying from abroad: ICP issues a six-month multiple-entry visa, renewable once, so approved applicants can come to the UAE to complete the process.

Step by step

1. Buy property (or properties) worth at least AED 2 million, ready or off-plan from an approved developer.
2. Make sure the title deed, or the off-plan registration, is in your name.
3. If mortgaged, get a no-objection letter from your bank.
4. Apply through DLD (Dubai), ADRO (Abu Dhabi) or ICP (other emirates).
5. Complete the medical test, Emirates ID biometrics and health insurance.
6. Receive your 10-year residence and sponsor your family.

Use our Golden Visa checker on the properties page to filter projects priced at AED 2 million and above.

Frequently asked questions

How much property do I need to buy for a UAE Golden Visa? At least AED 2 million in total, in one or more properties.

Can I get a Golden Visa with off-plan property? Yes, if it is from an approved developer. In Abu Dhabi you must show at least AED 2 million already paid.

Can I get a Golden Visa with a mortgage? Yes. In Dubai you need a no-objection letter from the bank; in Abu Dhabi your own paid capital must be at least AED 2 million.

How long is the Golden Visa valid? 10 years, renewable while you still meet the conditions.

Can my family get visas too? Yes. Golden Residency holders can sponsor their spouse, children and parents, under ICP rules.

How much does the Golden Visa cost in Dubai? DLD lists a total of about AED 9,885 for property investors, including medical, Emirates ID and fees.

Sources

• ICP: UAE Golden Residency
• Dubai Land Department: Golden Visa application, investor
• GDRFA Dubai: Issuing a golden residence permit (investors)
• Abu Dhabi Residents Office: Golden Visa for investors

This guide is general information, not legal or immigration advice. Visa rules and fees change; confirm with ICP, GDRFA, DLD or ADRO before you apply.