Thresholds, eligibility, costs and the February 2026 down-payment reform
The UAE's property-investor Golden Visa remains the most direct residency route for overseas buyers: a 10-year, renewable UAE residency permit tied to owning real estate worth AED 2,000,000 or more, with no sponsor, no minimum stay requirement, and the right to sponsor a spouse, children and parents. The biggest change this year landed in February 2026, when the old requirement to pay 50% of a property's price upfront before applying was removed — eligibility now runs off the Dubai Land Department's certified valuation, not how much of the mortgage has been paid down. That one reform opened the visa to a much larger share of financed and off-plan buyers.
Under the old rule, a mortgaged buyer needed to have paid at least 50% of the price (or AED 1 million, whichever applied) before they could apply. Since the reform, the DLD's certified valuation of the property is what counts — the financing structure behind it no longer matters.
On a AED 2.5 million property bought with a 25% down payment (AED 625,000), an investor can apply immediately. Under the pre-reform rule, they would have needed AED 1.25 million in before the visa was even on the table.
A bank No Objection Certificate and the title deed (or, for off-plan, a registered sale-and-purchase agreement) are still required, but neither a completed handover nor a cleared mortgage is a precondition. Multiple properties can also be combined to reach the AED 2 million threshold.
Note: a separate April 2026 change removed the AED 750,000 minimum for the short-term 2-year investor visa — a different, lower-tier permit. It did not alter the AED 2 million threshold for the 10-year Golden Visa described on this page.
Overseas buyers remain the core audience for the property-investor route - the visa requires no UAE employment or sponsor.
| Requirement | Detail |
|---|---|
| Minimum value | AED 2,000,000, confirmed by a Dubai Land Department valuation certificate — a private valuation is not accepted |
| Ownership structure | Sole ownership, joint ownership, or multiple properties combined to reach the threshold |
| Mortgaged property | Eligible once total value reaches AED 2M, with a bank No Objection Certificate |
| Off-plan property | Eligible from approved developers; a registered sale-and-purchase agreement can stand in for a title deed |
| Employment | Not required — holders need no job or business in the UAE to keep the visa |
| Minimum stay | None — holders can remain outside the UAE beyond 180 days without losing status |
| Sponsorship | Spouse, children of any age, dependent parents, and domestic staff |
Property is the most common path for overseas buyers, but it is one of several. These other categories carry their own thresholds, which the UAE updates from time to time independently of the property rule above.
| Category | Typical threshold |
|---|---|
| Entrepreneurs | Capital or company value of AED 500,000+, with endorsement from an accredited UAE business incubator |
| Specialised talent | Scientists, doctors, engineers, architects, select IT specialists, creatives and athletes with recognised achievements, endorsed by a relevant UAE authority |
| Senior executives & skilled professionals | Senior/C-level role, salary generally cited around AED 30,000/month, bachelor's degree, valid employment contract |
| Outstanding students | High GPA at an accredited UAE university, or a recent graduate of a top-ranked global university |
Get a Dubai Land Department valuation certificate on the property (or combined properties) you own or are buying, confirming it reaches AED 2,000,000.
If mortgaged, obtain the bank's No Objection Certificate alongside the title deed. For off-plan, have the registered sale-and-purchase agreement ready.
Apply through ICP Smart Services, GDRFA Dubai, or a GDRFA-approved typing centre, with the valuation certificate and ownership documents attached.
A medical fitness test is required, along with biometrics if not already on file from a previous UAE visa or Emirates ID.
Once approved, a 10-year Emirates ID and the Golden Visa are issued. Processing typically runs 5–15 working days once the file is complete.
| Item | Approximate cost |
|---|---|
| Visa application & issuance | AED 2,850 |
| DLD fee | AED 4,020 |
| Emirates ID (10-year) | AED 1,150 |
| Medical fitness test | AED 700 |
| Administrative & service fees | AED 1,150 |
| Total (excl. health insurance) | ~AED 9,700–10,250 |
Figures are indicative and vary by case. Annual health insurance is required separately and is not included above.
No. Since the February 2026 reform, what matters is the Dubai Land Department's certified valuation of the property reaching AED 2 million — not the amount actually paid. A mortgaged or part-paid off-plan property can qualify as long as the total value clears the threshold and the required bank or developer documentation is in place.
Yes. Multiple properties can be combined to meet the threshold, provided each is backed by a DLD valuation.
No. There is no minimum stay requirement, and holders can remain outside the UAE beyond 180 days without losing their residency status.
Selling the qualifying property typically affects the visa's validity, since the residency is tied to continued ownership meeting the threshold. Anyone planning a sale should confirm the current treatment with ICP or GDRFA before proceeding.
No. Only a Dubai Land Department valuation certificate is accepted for the property route.
The Ananta Prime team can help you find a property that clears AED 2 million and walk you through the valuation and documentation steps.
Figures and rules on this page reflect publicly reported UAE Golden Visa policy as of October 2026, including the 20 February 2026 removal of the 50% upfront-payment requirement for the property-investor route. Non-property category thresholds are updated periodically. This page is general information, not legal or immigration advice — confirm current requirements with ICP, GDRFA Dubai, or a licensed immigration adviser before applying.