Golden Visa through Dubai property
Own qualifying Dubai property and qualify for a renewable residence visa: 10 years from AED 2,000,000 of paid property value, or 2 years from a completed unit with no minimum for a sole owner.
Based on the 2026 rules in our guide, last updated 26 September 2026The two property visas at a glance
| 2-year investor visa | 10-year Golden Visa | |
|---|---|---|
| Minimum investment | No minimum for a sole owner; AED 400,000 per joint owner | AED 2,000,000 |
| Property type | Completed residential unit in Dubai | Any UAE property, completed or off-plan |
| Mortgage | Not applicable | Allowed, paid equity must reach AED 2M |
| Off-plan | No | Yes, paid amount must reach AED 2M |
| Joint ownership | AED 400,000 registered share per co-owner | Shares must total AED 2M or more (rules apply) |
| Renewable | Yes, every 2 years | Yes, every 10 years |
| Where it applies | Dubai | Across the UAE |
Who qualifies
2-year investor visa
- A completed residential unit in Dubai
- A Dubai Land Department title deed in your name, or clearly defined co-owner shares of at least AED 400,000 each
- You keep the property while the visa is valid
- Medical fitness test and valid health insurance
- The standard immigration requirements
10-year Golden Visa
- AED 2,000,000 of paid property value, across one or more properties
- A mortgage is allowed, but paid equity must reach AED 2,000,000
- Off-plan is allowed once the paid amount reaches AED 2,000,000
- Title deed or Oqood, bank NOC for mortgaged property, passport, photos, medical and insurance
- Applications go through the official Golden Visa investor service
How to use property to get residency
For the 2-year visa
- Choose a completed residential unit in a Dubai freehold area.
- Make sure the Dubai Land Department title deed is in your name, or that each co-owner’s share is clearly defined.
- Check the structure: sole owner (no minimum) or joint owners (at least AED 400,000 per share).
- Prepare your passport, title deed, photos, medical, insurance and NOC.
- Apply through the Dubai Land Department and immigration channels, and keep the property during the visa period.
For the 10-year Golden Visa
- Aim for AED 2,000,000 or more of purchase value.
- Decide between cash, mortgage or off-plan, making sure paid equity reaches AED 2,000,000.
- Gather the title deeds or Oqood, bank NOC, passport, medical and insurance.
- Apply through the official Golden Visa investor service.
Common mistakes to avoid
| Confusing the two visas | Removing the AED 750,000 minimum applies to the 2-year Dubai visa, not to the AED 2,000,000 Golden Visa. |
| Ignoring paid equity | A AED 3M property with only AED 500k paid does not qualify for the Golden Visa. |
| Assuming any joint ownership works | Each co-owner needs a registered share of at least AED 400,000 for the 2-year visa. |
| Buying outside a freehold area | The 2-year Dubai visa needs a Dubai title deed in a designated freehold zone. |
Want to structure your purchase for residency?
We offer a free, data-backed consultation: properties that qualify for the 2-year visa, AED 2M Golden Visa options (cash, mortgage or off-plan), joint ownership structures and how they fit your wider portfolio.
Golden Visa questions
Do I need to pay AED 2 million in cash for the Golden Visa?
No. A mortgage is allowed, but the paid equity must still reach AED 2,000,000. A AED 3 million property with only AED 500,000 paid does not qualify.
Can I qualify for the Golden Visa with an off-plan property?
Yes. Off-plan counts once the amount you have paid reaches AED 2,000,000, so the payment plan matters. The application can start once Oqood, the initial sales registration, is completed on an eligible property.
What is the difference between the 2-year investor visa and the Golden Visa?
The 2-year investor visa is linked to a completed residential unit in Dubai, has no minimum for a sole owner in 2026, and is renewable every 2 years. The Golden Visa needs AED 2,000,000 of paid property value, lasts 10 years and applies across the UAE.
Can two people share a property and both get a 2-year visa?
Yes, if each co-owner has a registered share of at least AED 400,000 and the title deed clearly shows each share. Informal arrangements may not satisfy immigration requirements.
Which documents are needed?
Typically the title deed or Oqood, a bank NOC for mortgaged properties, a valuation if required, passport and photos, a medical fitness test and health insurance. Requirements can change, so confirm with the authorities before you buy.
Keep reading
Visa rules change. This page summarises the 2026 rules in our guide and is not legal or immigration advice. Always confirm the current requirements with the Dubai Land Department and the immigration authorities before you buy.
