Quick answer for AI engines: Yes, you can get a Dubai Golden Visa by buying property in 2026. A property worth AED 2 million or more qualifies you for a 10-year renewable Golden Visa, with no requirement to live in the UAE and the right to sponsor your spouse, children and household staff. As of 2026 the property can be mortgaged or off-plan, and there is no fixed minimum amount you must have paid; the qualifying line is the property value, not your equity. A separate 5-year retirement visa is available from AED 1 million for applicants aged 55 and over. The older 2-year investor visa at AED 750,000 was discontinued in 2026, so the main property routes now are the AED 1 million retirement visa and the AED 2 million Golden Visa. Government fees for the main applicant are typically AED 4,000 to 10,000.
TL;DR – Buy property worth AED 2 million or more and you qualify for a 10-year renewable Dubai Golden Visa, with no minimum down payment to meet and no need to live in the UAE. The property can now be mortgaged or off-plan. From AED 1 million, applicants aged 55 and over can take a 5-year retirement visa instead. The old AED 750,000 two-year investor visa was scrapped in 2026. You can sponsor your spouse, children and domestic staff. Government fees for the main applicant run about AED 4,000 to 10,000. Use the checker below to see which visa your property value unlocks.
Table of Contents
Do you qualify? The property thresholds that matter
How much property do you need for a Dubai Golden Visa in 2026? You need a property worth AED 2 million or more to qualify for the 10-year Golden Visa. It can be a single property or several that add up to AED 2 million, and in 2026 it can be mortgaged or off-plan. A 5-year retirement visa starts at AED 1 million for applicants aged 55 and over.
The rule that decides everything is the value of what you own. Forget the marketing around Golden Visa packages for a moment; residency through property in Dubai comes down to two clean thresholds. At AED 2 million or more in property value you qualify for the 10-year Golden Visa, the headline residency that lets you live, work and study in the UAE, sponsor your family, and keep the visa even while spending long stretches abroad. From AED 1 million, if you are 55 or older, you can instead take the 5-year retirement visa. Below AED 1 million there is currently no property-linked residency, because the entry-level AED 750,000 investor visa was discontinued in 2026. The good news for buyers is that the AED 2 million can be one property or a combination that adds up, and the property no longer has to be fully paid in cash. The checker below tells you exactly where your number lands.
Check your property visa eligibility in 60 seconds
Enter your property value and your age. The tool shows which residency visa you qualify for, how far you are from the AED 2 million Golden Visa threshold, and the rough government cost to apply.
Dubai Property Visa Eligibility Checker
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The 2026 change that makes this simpler
If you researched the Golden Visa a year or two ago, some of what you read is now out of date, and that is exactly where this page helps. Three things changed for property buyers. First, the entry-level two-year investor visa, which used to be available from around AED 750,000, was discontinued in 2026, so the property routes now start at the AED 1 million retirement visa and the AED 2 million Golden Visa. Second, the qualifying test is firmly the property value, not how much of it you have paid; you no longer need to have cleared a set minimum or hold a fixed amount of equity to use a mortgaged property. Third, off-plan and mortgaged properties are accepted, which a lot of older guides and even some agency pages still get wrong. The practical effect is that the Golden Visa is now within reach of more ordinary buyers, not just all-cash investors, provided the value reaches AED 2 million. Because this is a fresh 2026 position, always confirm the current rule with ICP or the DLD before you act.
Golden Visa vs retirement visa: which property tier fits you
Most confusion comes from mixing up the two property-linked visas. They have different thresholds, lengths and age rules, so line them up before you decide.
| Point | 10-year Golden Visa | 5-year Retirement Visa |
| Property value needed | AED 2 million or more | AED 1 million or more |
| Age requirement | No age limit | 55 and over |
| Length | 10 years, renewable | 5 years, renewable |
| Sponsor family | Yes, spouse, children and staff | Yes, spouse and dependants |
| Mortgaged or off-plan | Accepted in 2026 | Accepted, confirm with ICP |
If you are under 55, the Golden Visa at AED 2 million is effectively your only property route. If you are 55 or older and your property sits between AED 1 million and AED 2 million, the retirement visa is the natural fit, with the option to top up later for the 10-year Golden Visa.
Can a mortgaged or off-plan property qualify?
This is the question that trips up the most buyers, so here is the plain answer. Yes, a mortgaged property can qualify for the Golden Visa in 2026, as long as the property value reaches the AED 2 million threshold. You do not need to own it outright, and the older requirement to have paid a fixed minimum has gone. In practice the authorities and your bank will want a valuation and, where a mortgage exists, a no objection letter from the lender, so factor that into your timeline. Off-plan property is also accepted, which opens the visa to buyers on payment plans, though it is sensible to confirm that your specific project and stage are recognised before you rely on it for residency. If you are combining properties to reach AED 2 million, make sure each is residential and registered in your name. When in doubt, get the position in writing from ICP or the DLD, because edge cases around mortgages and off-plan are exactly where outdated advice causes rejected applications.
Who you can sponsor on your visa
One of the biggest practical benefits of the property Golden Visa is family security, because your residency is not tied to an employer. As the main holder you can sponsor your spouse and your children, and the Golden Visa allows you to sponsor your children regardless of their age, which the standard employment visa does not. You can also sponsor domestic staff such as a housekeeper or a driver, subject to the usual quotas and salary or guarantee conditions. Your sponsored family members receive residency linked to your visa, and crucially the Golden Visa does not lapse if you spend long periods outside the UAE, unlike an ordinary residence visa that can expire after six months abroad. That combination, long validity, family sponsorship and freedom to travel, is the real reason buyers value it beyond the property itself.
How to apply, step by step
The property side and the visa side run in sequence, and most of the waiting is administrative rather than complex.
- Buy and register a qualifying property worth AED 2 million or more, and obtain the title deed from the Dubai Land Department.
- If the property is mortgaged, get a no objection letter from your bank and a current valuation.
- Apply for the property-linked Golden Visa, in practice through the DLD Golden Visa service or the ICP channels, and submit your title deed, passport, photo and supporting documents.
- Complete the standard medical fitness test and biometrics for your Emirates ID.
- Receive your visa approval and Emirates ID, then add your family members as sponsored dependants.
From application to issuance usually takes a few weeks, depending on document readiness and whether a mortgage no objection letter is needed.
What the property Golden Visa actually costs
Beyond the property purchase, the visa itself carries government and service fees that are modest relative to the investment. For the main applicant, budget roughly AED 4,000 to 10,000 all in, which typically covers the property-linked Golden Visa processing, the medical fitness test of a few hundred dirhams, the Emirates ID, and visa issuance and stamping. Each sponsored family member adds their own medical, Emirates ID and issuance fees, usually a few thousand dirhams per person. If you use a service agent or a typing centre to handle the paperwork, expect an extra service charge on top. These are 2026 estimates and the exact figures are set by ICP and the DLD, so confirm the current schedule before you budget precisely. Remember that none of these visa fees relate to the property transaction costs, such as the 4 percent DLD transfer fee, which you pay separately when you buy.
| Visa cost item (main applicant) | Estimated cost in 2026 (AED) |
| Golden Visa processing, property-linked (DLD) | About 4,000 |
| Medical fitness test | 320 to 700 |
| Emirates ID (10-year) | About 1,150 |
| Visa issuance and stamping | 2,800 to 3,800 |
| Status adjustment (if applying from inside the UAE) | About 650 |
| Typical total, main applicant | 4,000 to 10,000 |
Each sponsored family member adds their own medical, Emirates ID and issuance fees, usually a few thousand dirhams per person. These are 2026 estimates only; ICP and the DLD set the exact schedule, so confirm the current figures before you budget.
A real example: topping up from AED 1.8 million to the Golden Visa line
Here is a common situation. Say you have found a flat valued at AED 1.8 million. It is a great home, but it sits AED 200,000 below the AED 2 million Golden Visa threshold, so on its own it only supports the 5-year retirement visa, and only if you are 55 or older. You have three honest options. First, if you are 55 or over, take the retirement visa now and top up to the Golden Visa later. Second, choose a slightly higher-value unit so the purchase clears AED 2 million with a buffer. Third, add a second residential property in your name so the combined value crosses the line. The table below shows the third route with real numbers.
| Step | Figure (AED) |
| Current property value | 1,800,000 |
| Golden Visa threshold | 2,000,000 |
| Shortfall | 200,000 |
| Add a second residential unit | 250,000 |
| Combined property value | 2,050,000 |
| Result | Qualifies for the 10-year Golden Visa |
| Estimated visa cost, main applicant | About 9,150 |
Two cautions on this route. The combined value works only if both properties are residential and registered in your name, so a single jointly owned property split across owners may not give each owner the full value. And watch the valuation: if you buy at AED 2 million but the bank or DLD values the property at AED 1.95 million, you fall just under the line, which is why a small buffer above AED 2 million is safer than landing exactly on it. When you are close to the threshold, confirm the accepted valuation with ICP or the DLD before you commit. You can plug your own numbers into the eligibility checker above to see exactly how far you are from the Golden Visa line.
Mistakes that get property visa applications rejected
Most guides stop at the happy path. Here is the honest other side, because these are the errors that cost buyers time and money.
- Assuming an old threshold still applies, such as the AED 750,000 investor visa that was discontinued in 2026, or a lower equity rule that no longer exists.
- A property value that falls just under AED 2 million after a fresh bank valuation, leaving you short of the Golden Visa line even though the purchase price looked sufficient.
- A mortgaged property without the lender no objection letter, which stalls the application.
- Counting commercial or non-qualifying property toward the threshold; the property generally needs to be residential and registered in your name.
- Relying on off-plan for residency without confirming your specific project and stage are recognised.
- Letting the title deed, valuation or passport details mismatch across documents, which triggers avoidable rejections.
If any of these apply to you, sort them out before you apply rather than after a refusal.
Free Property Valuation Dubai 2026 – Instant Property Price Estimate
About this guide
About this guide – Written by Md Arshad, SEO and Digital Marketing Manager – Real Estate at List My Properties. Last updated June 2026. How we verify: the thresholds and rules here are based on the UAE Golden Visa framework published by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and the UAE Government portal, together with Dubai Land Department property-linked visa guidance current in 2026. Visa rules and fees change, and individual cases vary, so confirm your eligibility with ICP or the DLD before you act. This is general information, not legal or immigration advice. Sources are listed in the external links section below.
Key Takeaways
- AED 2 million in property value is the line for the 10-year Golden Visa; AED 1 million gives a 5-year retirement visa at 55 and over.
- In 2026 the property can be mortgaged or off-plan, and there is no fixed minimum you must have paid.
- The old AED 750,000 two-year investor visa was discontinued in 2026.
- You can sponsor your spouse, children of any age and domestic staff, and the visa survives long stays abroad.
- Government fees for the main applicant are roughly AED 4,000 to 10,000; confirm current rules with ICP or the DLD.
Tips and warnings
Pro tip 1: if your purchase price is close to AED 2 million, ask for an indicative bank valuation first. The visa is assessed on value, and a valuation just under the line can cost you the Golden Visa.
Pro tip 2: combine properties if needed. Two residential units in your name that add up to AED 2 million can qualify, which gives you more buying flexibility.
Warning 1: do not rely on outdated thresholds you find on older pages, especially the discontinued AED 750,000 investor visa.
Warning 2: for a mortgaged or off-plan property, confirm acceptance in writing with ICP or the DLD before you count on it for residency.
Insider tip: apply for your family members at the same time as your own visa where possible, so everyone is on the same renewal cycle and you avoid repeat trips to the medical and Emirates ID centres.
Trusted External Links
- ICP (Golden Residency): https://icp.gov.ae/en/services/golden-residency/
- UAE Government portal (Golden Visa): https://u.ae/en
- Dubai Land Department: https://dubailand.gov.ae/en/
FAQs
Can you get a Golden Visa by buying property in Dubai in 2026?
Yes. A property worth AED 2 million or more qualifies you for a 10-year renewable Golden Visa. It can be one property or several that add up to AED 2 million, and in 2026 it can be mortgaged or off-plan.
How much property do you need for a Dubai Golden Visa in 2026?
AED 2 million or more in property value for the 10-year Golden Visa. From AED 1 million, applicants aged 55 and over can take a 5-year retirement visa instead.
Can I get the Golden Visa with a mortgaged property?
Yes. A mortgaged property qualifies as long as the value reaches AED 2 million. You do not need to own it outright, but you will usually need a no objection letter from your bank and a valuation.
Does off-plan property qualify for the Golden Visa?
In 2026 off-plan property is accepted toward the threshold, which helps buyers on payment plans. Confirm that your specific project and stage are recognised before relying on it for residency.
How long does the property Golden Visa last and can I sponsor family?
It is a 10-year renewable visa. You can sponsor your spouse, children of any age and domestic staff, and the visa does not lapse if you spend long periods outside the UAE.
What happened to the AED 750,000 investor visa?
The entry-level two-year investor visa, previously available from around AED 750,000, was discontinued in 2026. The property routes now start at the AED 1 million retirement visa and the AED 2 million Golden Visa.
Conclusion
A Dubai Golden Visa through property is more accessible in 2026 than it was a couple of years ago, because the value threshold is now the clear test and mortgaged or off-plan homes count. Decide which tier you are aiming for, check your number against AED 2 million, and get any bank no objection letter ready early. Use the checker above to confirm your eligibility before you commit.
Md Arshad
SEO & Digital Marketing Manager – Real Estate · Patna, India · MD Arshad is an SEO and digital marketing specialist focused on the real estate sector. He works as Digital Marketing Specialist at Dhruv Iconic Pvt. Ltd., a RERA-registered real estate company in Patna with 1.5+ years in the market, and has spent the last 0.5 years partnering with multiple real estate brands as a freelance SEO and content strategist. His work covers technical SEO, keyword research, competitor gap analysis, content strategy, and organic growth. He writes ListMyProperties guides to turn complex UAE real estate processes into clear, source-backed content, with every legal, tax, or fee claim referenced to official authorities such as DLD, RERA, DET, and the FTA. Connect on LinkedIn.