Golden Visa Guide
10-year UAE residency through Dubai property
A plain-English guide to the AED 2M property route — what generally qualifies, how off-plan fits in, and the steps from purchase to visa.
Criteria are indicative and change — verify current requirements with official channels. Not legal or financial advice.
What the 10-year Golden Visa is
The UAE Golden Visa is a long-term residence visa — typically ten years and renewable — granted to investors, entrepreneurs and certain professionals. Unlike a standard residence visa, it generally does not require an employer or national sponsor, and holders can usually remain outside the UAE for extended periods without losing residency.
For property buyers, the headline route is real-estate investment: ownership of qualifying property in Dubai at or above a value threshold has been one of the most used paths. Holders can generally sponsor family members for residence tied to the same validity. Categories, thresholds and benefits are set by the federal and emirate authorities and are updated from time to time — always confirm the current position through official channels such as the GDRFA, ICP or the Dubai Land Department.
The AED 2M property route
The criteria below reflect how the property route has generally worked. They are indicative — verify current requirements with official channels before making decisions; this is not legal or financial advice.
AED 2M minimum property value
Real estate valued at AED 2,000,000 or more, evidenced by the title deed and DLD valuation, has generally qualified for the 10-year route.
Off-plan can qualify
Off-plan purchases from approved local developers have generally been accepted, typically evidenced by the Oqood (pre-registration) and payment records.
Mortgaged property, with conditions
Financed purchases have generally been considered subject to bank confirmation (NOC) and paid-amount conditions that change from time to time.
Joint ownership rules
Shared ownership is generally assessed per applicant share; spouses have in some periods been allowed to combine, subject to conditions.
Hold the qualifying asset
The visa is tied to the qualifying investment — selling or restructuring the property can affect visa validity and renewal.
Off-plan eligibility notes
Off-plan buyers do not hold a title deed until handover, so eligibility has generally been assessed on the Oqood (pre-registration with the DLD), the purchase value in the sale agreement, and the amounts actually paid to the developer’s escrow.
Purchases from approved local developers have generally been accepted, while requirements around minimum paid amounts and completion status have shifted over the years. Payment-plan structure matters in practice: a heavily back-loaded plan may delay the point at which an application is viable.
Because these conditions are revised without much notice, treat any off-plan eligibility statement — including this one — as indicative, and confirm the current rules with the DLD or a licensed advisor before purchasing with the visa as a goal.
Step-by-step timeline
The typical sequence, from qualifying purchase to visa in hand. Durations are indicative and vary by channel and case.
Confirm eligibility
Check that the property (or portfolio) meets the current value threshold and ownership conditions before committing to a purchase.
Prepare documents
Title deed or Oqood, passport, photographs, health insurance and proof of payment are the usual core set — the exact list varies by channel.
Property valuation and approval
The Dubai Land Department assesses the property value against the threshold and issues its approval for the visa application.
Submit the application
Applications are generally filed through official channels such as the DLD (Cube), ICP or GDRFA / AMER centers, in person or online.
Medical and Emirates ID
A medical fitness test and Emirates ID biometrics appointment follow once the application is accepted.
Visa issuance
The 10-year residence visa and Emirates ID are issued — end-to-end timelines of roughly two to four weeks are commonly reported, but vary.
Frequently asked questions
Does an off-plan purchase qualify for the Golden Visa?
Off-plan property from approved local developers has generally been accepted for the property route, typically evidenced by the Oqood registration and payments made. Conditions on minimum paid amounts have changed over time — confirm the current position with the DLD or an official channel before relying on it.
Can I combine more than one property to reach AED 2M?
Combining multiple properties to meet the threshold has generally been possible when the combined titled value meets the requirement. How portfolios and joint ownership are assessed varies, so verify the current rules for your exact ownership structure.
What if the property is mortgaged?
Mortgaged properties have been considered subject to conditions — commonly a bank no-objection certificate and evidence of the amount paid. The paid-amount requirement has changed several times; treat any figure you read as indicative and confirm it officially.
Can my family be included?
Golden Visa holders can generally sponsor their spouse and children, and in some categories domestic staff, for residence linked to the same validity. Sponsorship rules and fees are set by the authorities and change — check the current requirements.
What happens if I sell the property?
The visa is linked to the qualifying investment. Selling the property, or letting its qualifying value lapse, can affect the visa's validity or renewal. Take advice on sequencing before selling a qualifying asset.
See launches at the AED 2M threshold
We flag launches whose entry pricing sits at or above the Golden-Visa property threshold, so you can shortlist with the visa in mind. Eligibility is indicative — always verify against current official requirements.
Talk it through with an advisor
Tell us your budget and timeline — we’ll shortlist qualifying options. No pressure, no obligation.
This guide is general information only. Golden Visa categories, thresholds and procedures are set by the UAE authorities and change without notice. Nothing here is legal, tax, immigration or financial advice — verify current requirements with official channels (GDRFA, ICP, Dubai Land Department) or a licensed advisor before acting.