How to get the UAE Golden Visa through Dubai property in 2026 — the AED 2M rule, the February 2026 changes, full costs, the application process, and off-plan vs ready comparison.
16 July 2026
Quick answer: You qualify for the UAE’s 10-year Golden Visa by owning Dubai property with a DLD-certified value of AED 2,000,000 or more — a single home or a portfolio, ready or off-plan, cash or mortgaged. For golden visa dubai property investment, since February 2026 no minimum down-payment applies. Government fees are roughly AED 9,400–10,400, and approval typically takes 2–4 weeks.
Golden Visa Dubai property investment is the most popular pathway to 10-year UAE residency for international investors. Dubai’s property market recorded AED 252 billion in Q1 2026 transactions — up 31% year on year, according to the Dubai Land Department, and closed the first half of 2026 with 86,005 sales worth AED 286.4 billion. This golden visa dubai property investment guide covers the AED 2M route, what changed in February 2026, the exact application process, true costs, and how to choose between off-plan and ready property. For eligibility basics, see our UAE Golden Visa guide.
A federal policy update dated 20 February 2026 simplified the property route significantly. Two long-standing restrictions were removed:
The AED 2,000,000 threshold itself was reconfirmed and survived the April 2026 rule revisions unchanged.
Follow this sequence for a smooth golden visa dubai property investment application from offer to Emirates ID.
Budgeting accurately is the first step of any golden visa dubai property investment plan — here is the full fee breakdown.
Beyond the property itself, budget for these government fees (main applicant, property-investor category):
| Item | Approximate cost (AED) |
|---|---|
| Immigration & visa issuance | 2,710 |
| Emirates ID (full 10-year term) | 1,154 |
| Medical fitness test (standard) | 273 |
| DLD & administrative fees (property route) | 5,284 |
| Total government fees | ≈ 9,400–10,400 |
Family sponsorship: about AED 4,137 per adult dependant and AED 3,864 per child under 18. Fees are paid once at issuance and cover the full 10-year term. Figures compiled July 2026 from published UAE fee schedules; confirm current amounts at application. For golden visa dubai property investment families, these fees apply per dependent.
Remember the one-off purchase costs too: the standard 4% DLD transfer fee, plus registration trustee and agency fees, apply to the property transaction itself.
Our team confirms whether your target property — or portfolio — qualifies, and handles the full application end to end.
Chat with a Golden Visa advisor on WhatsAppBoth routes support golden visa dubai property investment equally under the current rules — the right choice depends on your timeline.
Off-plan accounted for 72% of Dubai’s residential transactions in Q1 2026 — and since the February rule change, both routes qualify from day one. The trade-offs:
| Off-plan | Ready property | |
|---|---|---|
| Golden Visa eligibility | Yes — Oqood value AED 2M+, approved developer | Yes — title deed value AED 2M+ |
| Entry price | Launch prices, typically below ready equivalents | Market price, immediate |
| Payment | Staged plans (commonly 60/40 or 70/30) | Cash or mortgage |
| Rental income | After handover only | Immediate |
| Best for | Capital growth + visa at lower entry | Income + visa immediately |
Browse current off-plan launches or ready properties for sale. The AED 2 million threshold is aggregate — a single apartment, a villa, or two smaller units combined all work — and the communities below are where our investors most often meet it. Prefer a lagoon-community villa? Tilal Al Ghaf is another strong option, or compare every community in our Dubai area guides.
Common questions about golden visa dubai property investment, answered.
Yes. Since 20 February 2026, a mortgaged property qualifies as long as its DLD-certified value is AED 2,000,000 or more, regardless of how much you have paid off. The old 50% equity requirement no longer applies. You will need a No Objection Certificate from your bank.
Yes. Off-plan property from DLD-approved developers qualifies, using the Oqood (initial registration) value. Payment-plan schedules do not affect eligibility — you can qualify from day one at launch prices, before handover.
For property investors, government fees total approximately AED 9,400–10,400, covering immigration and visa issuance (AED 2,710), a 10-year Emirates ID (AED 1,154) as part of the standard u003cstrongu003egolden visa dubai property investmentu003c/strongu003e fee schedule, medical fitness test (AED 273), and DLD administrative fees (AED 5,284). Dependants cost about AED 4,137 per adult and AED 3,864 per child. Fees are paid once and cover the full 10-year term.
Yes. The AED 2,000,000 threshold is an aggregate: two or more properties whose combined DLD-certified value meets or exceeds AED 2 million qualify, giving investors the option to build a diversified rental portfolio instead of buying a single unit.
The visa is linked to your qualifying investment. If you sell without replacing it with another qualifying asset, your residency can be affected and renewal at the end of the 10-year term would not be approved. Most investors either hold the property or replace it with another AED 2M+ holding before selling. Confirm your specific situation with ICP or a licensed advisor before selling.
Fidu Properties specializes in golden visa dubai property investment, helping local and international investors secure qualifying properties with confidence. Backed by 250+ multilingual property consultants, we verify property eligibility with the Dubai Land Department (DLD) and guide you through every step, from purchase to Emirates ID.
Get a shortlist of eligible propertiesSources: Dubai Land Department, Khaleej Times, published UAE government fee schedules. Visa policy can change — figures verified July 2026.
The property route is the most popular pathway to long-term UAE residency for international investors. Own Dubai property with a DLD-certified value of AED 2 million or more — as a single home or a combined portfolio — and you qualify for a renewable 10-year Golden Visa. Below is why investors choose this route, and the communities where that budget goes furthest.
Why the property route
A full decade of UAE residency, renewable as long as you still hold qualifying property worth AED 2 million or more.
Unlike standard work visas, the property route requires no company sponsor u2014 your investment is your sponsor.
Bring your spouse, children, and parents onto the visa, and sponsor domestic staff under your residency.
Keep your residency active even if you spend more than 180 days a year outside the UAE u2014 ideal for global investors.
Dubai's highest-yield mid-market community. AED 2 million can cover one spacious unit or a two-unit portfolio u2014 a popular way to combine strong rental income with Golden Visa eligibility.
Explore Jumeirah Village Circle (JVC) Properties
A central business and lifestyle address next to Downtown Dubai, with consistent tenant demand. Premium one- and two-bedroom apartments here regularly clear the AED 2 million threshold.
Explore Business Bay Properties
A family masterplan of villas, townhouses, and apartments with schools, parks, and a proven capital-growth record u2014 a favourite for relocating families securing residency.
Explore Dubai Hills Estate Properties
A waterfront off-plan hub with launch-price entry points near AED 2 million, letting investors lock in Golden Visa eligibility from day one at pre-handover prices.
Explore Dubai Creek Harbour Properties
