UAE Golden Visa Through Property in 2026: Requirements, Eligibility & Step-by-Step Process
Merryl 
For many international buyers, a Dubai property is more than an investment. It can also be the route to long-term UAE residency through the Golden Visa.
This guide explains how the UAE Golden Visa through property works in 2026, who qualifies, which properties count, and the steps to apply. Rules are updated from time to time, so always confirm the latest requirements with the Dubai Land Department (DLD) before you apply.
What Is the UAE Golden Visa?
The Golden Visa is a long-term residence visa, issued for 10 years and renewable. Unlike a standard residence visa, it is not tied to an employer, and holders can sponsor eligible family members.
Real estate investors are one of the main eligible categories, which is why the Golden Visa is a key consideration for many people buying in Dubai.
Golden Visa Property Requirements in 2026
1. Minimum property value: AED 2 million
Your property must have a DLD-certified value of at least AED 2 million. This can be one property or a portfolio of several properties, as long as their combined value reaches the threshold.
2. Joint ownership
If you own a property jointly, your own share must be worth at least AED 2 million. A AED 3 million apartment split 50/50 between two owners would not qualify either of them on its own.
3. Mortgaged properties
Mortgaged properties can qualify based on their DLD-certified value. Recent updates have removed the earlier requirement to have paid down a large share of the price before applying. You will need a No Objection Certificate (NOC) from your bank.
4. Off-plan properties
Off-plan properties can also qualify, provided the unit is registered in your name with the DLD (through Oqood registration) and the registered value meets the threshold. Eligibility conditions for off-plan can vary, so check the project and payment status with your broker before relying on it for a visa.
| Requirement | What you need to know |
|---|---|
| Minimum value | AED 2 million (DLD-certified), single or multiple properties |
| Joint ownership | Your individual share must be AED 2 million or more |
| Mortgage | Allowed, with a bank NOC |
| Off-plan | Allowed when registered in your name and meeting the value threshold |
| Visa duration | 10 years, renewable |
Documents You Will Typically Need
- Title deed(s) or Oqood certificate showing a value of AED 2 million or more
- Valid passport copy and a personal photo
- Bank NOC or liability letter if the property is mortgaged
- Medical fitness test and Emirates ID biometrics (completed during the process)
How to Apply: Step by Step
- Buy and register the property. Complete the purchase and make sure the title deed or Oqood is registered in your name.
- Confirm the certified value. The DLD value is what counts, not the advertised price.
- Submit the application. Apply through the DLD’s Golden Visa service, which works with the General Directorate of Residency and Foreigners Affairs (GDRFA) in Dubai.
- Complete medical and biometrics. Attend the medical fitness test and Emirates ID biometrics.
- Receive your visa and Emirates ID. Once approved, you can start sponsoring eligible family members.
Which Properties Make Sense for a Golden Visa?
The visa should not be the only reason you buy. The best Golden Visa purchase is one that also works as an investment: good location, a reliable developer, a realistic payment plan and solid rental demand.
Many investors combine the two goals by buying an off-plan unit from an established developer with a payment plan, or a ready unit that generates rental income from day one. If you are still deciding, read our comparison of off-plan vs ready property in Dubai and our guide to the best areas to invest in Dubai.
You can also browse current off-plan projects such as Binghatti Spectre and Samana Portofino.
Common Mistakes to Avoid
- Relying on the asking price. Only the DLD-certified value counts toward AED 2 million.
- Splitting ownership without checking shares. Each applicant’s share must meet the threshold.
- Forgetting the bank NOC. Mortgaged buyers cannot apply without it.
- Not budgeting for extra costs. Factor in the DLD transfer fee, agency fees, visa fees and medical costs.
Frequently Asked Questions
Can I get a Golden Visa with an off-plan property?
Yes, an off-plan property registered in your name with a DLD value of AED 2 million or more can qualify. Confirm the project’s registration status before applying.
Can I combine several properties to reach AED 2 million?
Yes. The combined DLD-certified value of the properties you own can be used to reach the threshold.
Does a mortgaged property qualify?
Yes, with a No Objection Certificate from the lending bank.
How long is the Golden Visa valid?
It is issued for 10 years and can be renewed as long as you continue to meet the requirements.
Can I sponsor my family?
Yes, Golden Visa holders can sponsor eligible family members. Check the latest conditions with GDRFA.
Talk to a Golden Visa Property Specialist
Jet Horizon Properties helps investors shortlist Golden Visa-eligible properties across Dubai and the UAE, from off-plan launches to ready homes. Contact our team to get a shortlist that matches your budget and visa goals.
This article is for general information only and is not legal or immigration advice. Requirements can change; confirm with the Dubai Land Department before applying.
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