A Dubai property purchase can do more than earn rent or grow in value. Buy above a set threshold and it can also give you, and your family, long-term UAE residency through the 10-year Golden Visa.
This guide explains who qualifies through property, how the AED 2 million rule works in practice (including off-plan, mortgaged and jointly owned homes), what the visa gives you, and the steps to apply.
What Is the Dubai Golden Visa Through Property?
The Golden Visa is the UAE's long-term residence permit. Property investors are one of the categories that qualify. In Dubai, a real estate investor who owns property worth at least AED 2 million can apply for a 10-year residence permit, which can be renewed as long as the conditions are still met.
Unlike an employment visa, it is not tied to a job or an employer. You do not need to live in the UAE full-time to keep it, and you can sponsor close family members on it.
The AED 2 Million Rule: How It Works
The headline requirement is simple: you must own property in Dubai with a total value of no less than AED 2 million. The detail is where buyers get caught out.
- One property or several. The AED 2 million can come from a single home or from more than one property in your name. Two apartments worth AED 1.1 million each can qualify together.
- The value must be certified. Dubai Land Department (DLD) confirms the value of your property for the application. A valuation from a DLD-licensed valuer may also be accepted.
- Joint ownership is counted per owner. If you own a property with someone else, your own share must be worth at least AED 2 million. A couple who jointly own a AED 3 million villa (AED 1.5 million each) would not both qualify on it.
- You cannot sell during the visa period. The property is expected to stay in your ownership for the life of the visa.
A practical point: many new launches in Dubai start just under the threshold. Several projects we list start from around AED 1.7–1.8 million, such as The Tranquil at Sobha Central and The Wilds Residences. In projects like these, the entry-level unit may fall short, while a larger unit in the same building can qualify. If the visa matters to you, tell your agent before you choose a layout.
Can Off-Plan Property Qualify?
Yes, in many cases. Off-plan property bought from a developer approved by Dubai Land Department and registered on the DLD system can count towards the Golden Visa. The conditions can differ from those for ready property and have changed over time, so confirm with DLD or one of its accredited service centres before you buy, especially if the visa is your main reason for buying.
If you are buying off-plan, our guide to off-plan payment plans explains how construction-linked and post-handover plans work.
Can Mortgaged Property Qualify?
Yes. Mortgaged property is accepted. The property must still meet the AED 2 million value requirement, and a lien is placed on it so that it stays in your ownership while you hold the visa. Your bank may need to issue a letter or no-objection certificate for the application, so check this with your lender early.
Our guide to Dubai mortgages covers deposits and eligibility for residents and non-residents.
What the Golden Visa Gives You
- 10-year residence, renewable if you still meet the conditions.
- No employer or sponsor needed. Your residency comes from your property, not your job.
- Family sponsorship. Under current UAE rules, Golden Visa holders can sponsor their spouse and children. Sons can generally be sponsored up to age 25 and unmarried daughters with no age limit.
- Time abroad is not a problem. Unlike standard residence visas, the Golden Visa is not cancelled if you spend more than six months outside the UAE.
- Emirates ID and resident access. Holding residency makes it easier to open bank accounts, get a UAE driving licence and access local services.
Rules on family sponsorship and other benefits are set at federal level and can change, so check the current position when you apply.
How to Apply: Step by Step
- 1. Buy and register the property. Complete the purchase so the property is registered in your name with Dubai Land Department, either as a title deed for ready property or as an Oqood registration for off-plan.
- 2. Get the property value confirmed. DLD issues the certificate confirming ownership and value used for the application.
- 3. Apply through a DLD-accredited centre. Golden Visa applications for real estate investors are handled through service centres accredited by Dubai Land Department, working with the General Directorate of Residency and Foreigners Affairs (GDRFA).
- 4. Medical test and Emirates ID. Once approved, you complete the medical fitness test and biometrics for your Emirates ID.
- 5. Receive your residence permit. You can then apply to sponsor eligible family members.
You will usually need your passport, a passport photo, the title deed or Oqood, the DLD property certificate and, if relevant, a letter from your bank. Government fees apply and change from time to time, so check the current fees with GDRFA.
What If Your Property Is Below AED 2 Million?
The 10-year Golden Visa is not the only route. Dubai also offers a shorter, renewable residence visa for property owners below the Golden Visa threshold, with its own value and ownership rules. It can be a useful option if you are buying a smaller home, but the criteria have changed in recent years, so check the current requirements with Dubai Land Department before relying on it.
Common Mistakes to Avoid
- Buying a unit just below AED 2 million and expecting it to qualify.
- Splitting ownership between partners without checking that each share meets the threshold.
- Assuming the purchase price is what counts. It is the value confirmed for the application that matters.
- Planning to sell soon after. Selling the property can affect your visa.
- Forgetting the full cost of buying. On top of the price, budget for the 4% DLD transfer fee and other charges. See our guide to how much it costs to buy property in Dubai.
Where Buyers Look for Golden Visa Properties
Properties above AED 2 million are found across Dubai, from villas and larger apartments in established communities to prime and branded residences. Our area guides cover Downtown Dubai, Business Bay, Dubai Marina and Palm Jumeirah, and foreign buyers can read who can buy property in Dubai.
Find a Property That Qualifies
If the Golden Visa is part of your plan, tell us at the start. We will shortlist properties that comfortably meet the AED 2 million threshold, explain how ownership should be structured, and connect you with the right people for the visa application. Browse our off-plan projects or contact EasyAcres to talk it through.
Golden Visa rules, eligible property types and fees are set by UAE and Dubai authorities and can change. This guide is general information, not legal or immigration advice. Always confirm the current requirements with Dubai Land Department and GDRFA before you buy.
