The Golden Visa is the UAE’s long-term residence: ten years, renewable, with no need for a sponsor or employer. For many of my clients it is what turns a property investment into a life plan: living in Dubai, opening a bank account, enrolling the children in school and bringing the family.
The main requirement: AED 2 million in value
To obtain the Golden Visa through Dubai property, the value of the property registered in your name with the Dubai Land Department must be at least 2 million dirhams. It can be a single property or several units that together reach the threshold. With joint ownership, your own share must be worth at least 2 million on its own.
Off-plan and mortgages: what has changed
Until recently, buyers using a mortgage had to have paid a substantial part of the price before applying. Since 2026, according to the guidance communicated to the market, what counts is the property value certified by the DLD rather than how much has been paid: off-plan and mortgaged properties can qualify, with a bank NOC where there is financing.
These rules change often, so I always check the latest requirements with the Dubai Land Department before a client signs, especially when residence is the main goal of the purchase.
Documents and steps
- Title deed (or registered off-plan contract) showing a value of at least AED 2 million
- Passport and photo
- Bank NOC, only if the property is mortgaged
- Medical test and Emirates ID biometrics, after approval
The application goes through the Dubai Land Department’s Golden Visa service; the residence, medical and Emirates ID steps are handled by the immigration authorities. DLD fees for issuance are in the region of a few thousand dirhams, plus the medical test and Emirates ID.
Your family
Golden Visa holders can sponsor close family members such as a spouse and children. It is one of the most valued benefits for people relocating to Dubai: the residence remains valid even if you spend long periods outside the UAE.
Be careful when you sell
The Golden Visa is tied to the investment. If you sell the property and fall below the threshold, renewal may be at risk. Buyers planning a short-term resale should decide carefully which unit to keep and which to sell.
How I choose the right property for a Golden Visa
The same budget allows very different choices: a single premium unit to hold for the long term, or two apartments in high-rental-demand areas that together exceed the threshold. My advice is to start from the goal: residence for the family, income or capital growth. Everything else follows.
Want to know which property qualifies you for the Golden Visa and performs best? Book a private call or browse the projects I follow.
