Dubai Golden Visa Through Real Estate Investment (2026 Complete Guide)

Buying property worth AED 2 million or more in Dubai can make you eligible for the UAE Golden Visa — a 10-year, renewable residence permit that lets you live in the country without an employer or national sponsor, and sponsor your family. The rules were eased in 2024 to include mortgaged properties, making the route more accessible than before. Here is exactly how it works in 2026.

The essentials

A property — or a portfolio — worth AED 2,000,000 or more qualifies you for a 10-year Golden Visa.
You can sponsor your spouse, children and parents.
Mortgaged properties qualify; the value is confirmed by an official DLD certificate.

What is the Golden Visa, and who qualifies through property?

The Golden Visa is a long-term UAE residence permit. Through the real-estate route, owning a property valued at AED 2,000,000 or more entitles you to a 10-year residency that renews as long as you still meet the conditions. You can qualify with a single property or several that together reach the threshold, and the property's certified value is what counts — not just the price on the title deed. You do not need an employer or a national sponsor.

Do mortgaged or off-plan properties qualify?

Yes — and this is the part that changed. Dubai's General Directorate of Residency and Foreigners Affairs (GDRFA) states that a mortgaged property is acceptable and "includes all types of properties." The value is certified by a Dubai Land Department status certificate, so you qualify as long as the certified value reaches AED 2 million. Off-plan purchases from approved developers can also be eligible; because the criteria were eased in 2024, confirm the current requirements with the DLD or GDRFA when you apply.

How do you apply (the Dubai route)?

The process runs through Dubai's GDRFA and the Dubai Land Department:

Obtain a property valuation or status certificate from the DLD.
Place a lien on the property at the DLD, which keeps your ownership stable for the life of the visa.
Apply through GDRFA Dubai, the Dubai REST app, or the ICP.
Take a medical fitness test.
Receive your Emirates ID and your 10-year Golden Residency.

Government fees come to roughly AED 10,000 in total; confirm the current schedule when you apply.

What does the Golden Visa give you?

The benefits go well beyond a long visa:

A 10-year residency that renews, with no employer or national sponsor required.
The right to sponsor your spouse, children and parents.
The freedom to stay outside the UAE for extended periods without your residency lapsing — unlike a standard visa, which expires after six months abroad.
100% ownership of a mainland UAE business.

You must keep the qualifying property to keep the visa.

Frequently Asked Questions

How much property do I need for a Dubai Golden Visa?

A property or portfolio with a certified value of at least AED 2,000,000 qualifies you for a 10-year, renewable Golden Visa.

Can I qualify with a mortgaged property?

Yes. Dubai's GDRFA accepts a mortgaged property — it includes all property types, with the value certified by a Dubai Land Department certificate.

Can I sponsor my family?

Yes — the Golden Visa lets you sponsor your spouse, your children, and your parents.

Related Guides

Sources

GDRFA Dubai — Golden Residency for property investors (AED 2M threshold, 10-year visa, mortgaged property accepted): https://www.gdrfad.gov.ae/en/services/8ea80da4-f43e-11eb-0320-0050569629e8
Dubai Land Department — Golden Visa Investor service (property certificate & lien): https://dubailand.gov.ae/en/eservices/request-for-golden-visa-investor/
ICP — Golden Residency (Federal Authority for Identity, Citizenship, Customs & Port Security): https://icp.gov.ae/en/services/golden-residency/
UAE Government portal (u.ae) — Golden Visa (eligibility & benefits): https://u.ae/en/information-and-services/visa-and-emirates-id/residence-visas/golden-visa