UAE Golden Visa through property

The Golden Visa is a long-term UAE residence visa with no local sponsor. You can get it by owning property worth at least AED 2 million. Below are the current 2026 conditions and a step-by-step application guide.

Who can apply

Owners of one or more properties in the UAE with a combined value of at least AED 2 million. What counts is not the contract price but the value on the Dubai Land Department (DLD) valuation certificate at the time of application. The property must be registered in the applicant's name.

Off-plan property

Properties under construction qualify if bought from a developer approved and registered with DLD and valued at AED 2 million or more. The application includes the Oqood contract and proof of payments or a developer statement.

Mortgages

The property may be mortgaged, but only with a bank operating in the UAE, which issues a no-objection certificate (NOC). Dubai used to require at least AED 1 million or half of the price paid up front — as of 2026 this requirement has been removed; the property simply needs to be valued at AED 2 million or more.

Family and residence

You can include your spouse and children. The Golden Visa does not require living in the UAE: it stays valid even if you are abroad longer than the usual six months.

How to apply: step by step

1. Get the valuation certificate and ownership documents from DLD (for off-plan — Oqood and a developer statement; for a mortgage — the bank NOC). 2. Apply through DLD services (Cube centres) or through ICP and GDRFA. 3. Pass the medical test and get health insurance. 4. Complete biometrics and receive the visa and Emirates ID.

If you sell the property

The visa is based on owning property worth AED 2 million. If after a sale the remaining property falls below the threshold, the basis for the visa no longer applies — check the consequences and deadlines with ICP.

Golden Visa or the 2-year visa

If your budget is below AED 2 million or you own a completed home, look at the 2-year investor visa: since 2026 it has no minimum property value for a sole owner. See the article on the 2-year visa.

What it costs to apply

Government fees depend on the emirate, the application channel and your family, plus the medical test, insurance and Emirates ID. Check current amounts in DLD, ICP or GDRFA services when you apply.

Valuation in other emirates

The AED 2 million threshold is checked against the official valuation of the land department of the emirate where the property is: the DLD in Dubai, ADREC in Abu Dhabi, and the local real estate departments in Sharjah, Ajman, Ras Al Khaimah and Umm Al Quwain. If you own property in several emirates, each one is valued separately. Check the documents and valuation procedure with the emirate's department before applying.

How PromptEstates helps

PromptEstates project cards carry a Gold visa tag, making it easier to find AED 2M+ properties from approved developers. Confirm the conditions for a specific property with the developer or DLD.

Frequently asked questions

Can several properties be combined?

Yes. The combined DLD-assessed value of the property you own counts.

Does an apartment under construction qualify?

Yes, if the developer is approved and registered with DLD and the property is valued at AED 2 million or more.

Can I buy with a mortgage?

Yes, through a UAE bank, which issues a NOC. The AED 1M up-front payment rule no longer applies.

Do I have to live in the UAE?

No. The Golden Visa stays valid even if you are abroad for more than six months.

Who can I include?

Your spouse and children. Each family member takes a medical test and gets an Emirates ID.

Sources: ICP — Federal Authority for Identity, Citizenship, Customs & Port Security, UAE Government portal — Golden visa, Dubai Land Department, GDRFA Dubai — residency services

Find your project first.

Describe the apartment or villa you want to buy in your own words — AI matches off-plan real estate projects in Dubai, Abu Dhabi and other emirates and shows the analytics: price per m², area trends and rental yield.

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Updated: 2026-10-07