ENENFRRU中文عربي
Contact us
ProjectsDevelopersCommunitiesGuidesContact us
← All guides

Golden visa through Dubai property, the 2,000,000 AED rule explained

Guide 06 · Updated 29 September 2026 · Property Radar

In short
  • The threshold is property worth 2,000,000 AED or more, from one or several properties.
  • Off plan units can count, if the purchase meets the conditions set by the authorities.
  • A mortgaged property can qualify, with a no objection letter from the bank.

To get the 10 year Dubai golden visa through property, you need property worth at least 2,000,000 AED, ready, off plan or mortgaged, and the Dubai Land Department lists 9,884.75 AED of fees.

The UAE golden visa is a long term residence permit that you can obtain through property. In Dubai, the property route rests on one figure, a property value of at least 2,000,000 AED. Around that figure there are conditions on ownership, mortgages and off plan purchases. Some of them are clearly written on official pages. Others are reported by the market but not yet visible on those pages.

This guide separates the two. It quotes the Dubai Land Department (DLD), the General Directorate of Residency and Foreigners Affairs Dubai (GDRFA), the federal authority ICP and the UAE government portal. Where they differ, we say so.

The threshold, 2,000,000 AED

The DLD service page for the investor golden visa sets the rule plainly. The applicant must own property with a purchase value equal to or more than 2 million AED at the time of purchase.

The value can come from one property or several. The DLD page describes a property worth 2 million AED, wholly owned by the investor, one or more properties, in the name of the applicant. The GDRFA page uses similar words, a property or a group of properties with a total value of no less than 2 AED million.

Below that figure, the golden visa property route does not apply. A smaller purchase can still lead to a different, shorter residence permit, described further down.

The test is the purchase value of the property. Registration fees are a separate payment made to DLD, so do not assume they count towards the threshold. If your purchase sits close to 2,000,000 AED, confirm the value that DLD will use before you sign.

How long the visa lasts, and where sources differ

The GDRFA page for the golden residence permit for real estate investors states that the permit is valid for 10 years. It can be extended if the same conditions are still met. The DLD fee table also refers to a 10 year permit. The ICP golden residency guide describes 10 years for real estate investors.

The UAE government portal, u.ae, shows a different figure. Its golden visa comparison table lists 5 years for real estate investments.

The Dubai authorities that issue the permit describe 10 years. Ask the issuing authority which duration applies to your file when you apply.

Off plan purchases

What the official pages say

This is the point where buyers are most often misinformed, so it deserves care.

The ICP golden residency guide addresses off plan purchases directly. It says the investor may have purchased one or more off plan units with a total value of at least 2,000,000. AED It adds a condition. The purchase must be made from an approved local real estate company authorised by the competent local authority.

The DLD service page does not mention off plan units by name. Among its required documents it lists an e-certificate of title or a title deed.

So an off plan purchase can qualify under the federal description, provided the developer is approved. How DLD processes the file in Dubai is a practical question to confirm with DLD.

What the market reports

For several years, market sources described a rule requiring buyers to have paid a share of an off plan unit before applying. Reports describe it as at least 50% of the price.

Gulf News reported in February 2025 that the requirement for a 50% payment to start processing a golden visa had been removed. Some broker guides describe the change differently. They link it to a DLD policy circular dated 20 February 2026. They say that the full value registered on the Oqood now counts, whatever share has been paid, with a no objection certificate from the developer.

These accounts do not agree on the date, and we could not find the circular on an official page. Our reading is this. The 50% payment condition is reported by the market as removed. Confirm with DLD before you rely on it, and ask the developer whether it issues the no objection certificate and at what cost.

Mortgaged property

A mortgage does not rule you out. The DLD page states that the property may be mortgaged. You must submit a no objection letter from the bank. It must confirm that the bank does not object to a residence permit on the property, and show the amount paid and the balance.

ICP says purchases may be financed through loans from approved local banks. The full property value must still meet the 2,000,000 AED minimum.

GDRFA adds a condition that matters for every owner. A lien is placed on the property to ensure ownership continues throughout the residency. The same page states that the investment cannot be withdrawn during the 10 year period.

In practical terms, the visa follows the property. If you sell and your holding falls below the threshold, your position changes.

What it costs, official fees

The DLD investor golden visa page lists the service fees for a 10 year permit.

ItemAmount, AED
Medical examination700
Emirates ID1,153
Confirmation of residency permit2,856.75
Dubai Land Department fees4,020
Administrative fees1,155
Total listed by DLD9,884.75

Source, DLD service page, Golden Visa application, Investor, read September 2026. Processing time is stated as 7 to 10 business days.

Gulf News reported in 2025 that applicants could expect to pay approximately 8,000 AED to 12,000 in total, depending on the level of support used. The DLD figure is the official one for the listed items.

The DLD page also says only the applicant attends. Companions are not allowed to apply, and applying through a representative is not permitted.

Worked example, which purchases reach the threshold

Here are four situations, using the rules quoted above.

  1. One ready apartment at 1,500,000 AED. Below 2,000,000 AED. The golden visa property route does not apply. The two year investor residence may apply instead.
  2. Two ready apartments, 1,200,000 AED and 850,000 AED, both in your sole name. Together they total 2,050,000 AED. Both DLD and GDRFA accept one or several properties, so this combination reaches the threshold.
  3. One apartment at 1,950,000 AED. The DLD fee on it is 4%, so 78,000 AED. Price plus fee comes to 2,028,000 AED, but the test is the purchase value. At 1,950,000 AED, the purchase is below the threshold.
  4. An off plan unit at 2,100,000 AED from an approved developer, 20% paid. Under the ICP description, the purchase value is above the threshold. Whether DLD will process the file at this stage depends on the payment rule reported as removed. Confirm with DLD and obtain the developer no objection certificate first.

In example 4, the 4% DLD registration fee alone is 84,000 AED. Add the visa fees of 9,884.75 AED listed by DLD. Our guide to Dubai property fees lists the other costs.

Below 2,000,000 AED, the two year investor residence

DLD also runs a shorter investor residence service, called Taskeen. The current DLD page says an individual owner may apply regardless of the property value. For joint ownership, each owner's share must be worth at least 400,000. AED The visa runs for two years, and the page lists a cost of 10,212.50. AED

Khaleej Times reported in May 2026 that the former minimum of 750,000 AED had been scrapped for individual investors. It quoted a cost of 10,545 AED for a new application. The two figures for the cost differ, so check the fee at the time you apply.

Many older guides still quote 750,000. AED That figure no longer matches the DLD page.

Why Property Radar is cautious about the label

Projects are often advertised as golden visa eligible because their largest units cross 2,000,000 AED. That may be true of the penthouse. It is false of the one bedroom you were shown at 950,000 AED.

On Property Radar, a project is marked golden visa eligible only when its starting price is at or above 2,000,000 AED. Every other project says nothing on the subject. You can filter projects by price and read how we build each page in our methodology.

Checking the developer matters too, since ICP requires an approved company for off plan purchases. Our guide on how to check a Dubai developer shows where to look.

Mistakes to avoid

  • Trusting a project label. Eligibility depends on the value of your unit, not on the most expensive unit in the building.
  • Counting fees or furniture. The official test is the purchase value of the property.
  • Buying jointly without checking. The DLD page describes property wholly owned by the investor in the applicant's name. If you co-own, confirm how your share is assessed before you buy.
  • Assuming the off plan rule without checking. The removal of the payment condition is reported by the market. Get written confirmation.
  • Selling too soon. GDRFA places a lien on the property and does not allow the investment to be withdrawn during the permit.
  • Forgetting the bank letter. A mortgaged property needs a no objection letter from the bank showing the amount paid and the balance.

This is general information, not immigration or legal advice. Residence rules are set by the UAE and Dubai authorities and can change without notice. Confirm your own situation with DLD, GDRFA, ICP or a licensed adviser before making a purchase decision based on residency.

Questions

What is the minimum property value for a Dubai golden visa?

The DLD investor golden visa page requires a property with a purchase value of at least 2,000,000 AED. The value can come from one property or several, owned by the applicant.

Can an off plan property qualify?

The federal ICP guide says yes, if the units total at least 2,000,000 AED and are bought from an approved local real estate company. The DLD page does not mention off plan units by name. Market sources report that the earlier 50% payment condition was removed, so confirm the current practice with DLD.

Can I get the golden visa on a mortgaged property?

Yes, according to DLD, with a no objection letter from the bank. The letter must show the amount paid and the balance. ICP says the full property value must still reach 2,000,000. AED

How long is the property golden visa valid?

GDRFA and ICP describe 10 years, renewable if the conditions are still met. The UAE government portal table shows 5 years for real estate investments, so confirm the duration with the issuing authority.

How much does the golden visa cost through DLD?

The DLD page lists a total of 9,884.75 AED for the 10 year investor permit, covering the medical test, Emirates ID, residency confirmation, DLD and administrative fees. This is separate from the fees on the purchase itself.

See the total cost on any projectCost calculator

Off plan projects to compare

Compared on official Dubai Land Department figures

From 2,000,000 AED

The Edit at D3from 2,000,000 AEDHandover Q1 2030The Symphonyfrom 2,000,000 AEDHandover Q2 2029Binghatti Aquarisefrom 2,000,000 AEDHandover Q4 2027

Villas and townhouses

Golf Fields at Emaar Southfrom 1,260,000 AEDHandover Q1 2030Masaar 3 by Aradafrom 1,980,000 AEDHandover On requestVindera at The Valleyfrom 3,170,888 AEDHandover Q4 2029
See all 6 projects

Under 2 million AED

Azizi Waresfrom 555,000 AEDHandover Q1 2028Azizi Gabrielfrom 564,000 AEDHandover Q4 2028Azizi Nourafrom 570,000 AEDHandover Q4 2027
See all 59 projects

Sources

Compare the projects All guides