The 10-year Golden Visa is the UAE’s longest standard residency, and property is the most direct route to it: own real estate worth AED 2 million or more and you qualify — no employer, no company setup, no minimum stay in the country to keep it valid.
The threshold is based on the property’s purchase value as recorded with the land department, not today’s market estimate. One property or several combined can make up the AED 2 million.
One caveat before you read on: the official sources currently disagree on the term. The Dubai Land Department’s investor service describes a 10-year renewable permit at AED 2 million; the UAE Government Portal’s summary table lists five years for real-estate investors. We flag it where it matters below — verify your own case with DLD or ICP.
Off-plan counts — and the rules just got friendlier
Off-plan purchases from approved developers can qualify, provided the AED 2 million threshold is met on the registered value. In Dubai the unit must be recorded on the interim register (Oqood) — the Land Department’s own investor service defines eligibility by the property’s purchase value, not by how it is delivered. In Abu Dhabi you need a purchase agreement from an approved developer.
Until recently, Dubai’s off-plan route carried a gate: at least 50% paid to the developer (or a bank guarantee) and 50% construction progress. In February 2026, multiple industry reports — citing a DLD circular — say that upfront-payment requirement was removed, so Dubai off-plan buyers can now qualify on the full Oqood-registered value of AED 2M+ regardless of how much has been paid in.
Two cautions, and we would rather flag them than let you find out later. First, the February 2026 change is widely reported but we have not seen the circular published on an official page. Second, the government sources are not currently consistent on duration: the Dubai Land Department’s own investor service describes a 10-year renewable permit for a property of AED 2 million or more, while the UAE Government Portal’s summary table currently shows five years for real-estate investors. Confirm both points at a DLD Cube centre or with ICP before you commit — it takes one visit.
Dubai vs Abu Dhabi: the difference that matters
The two emirates read “AED 2 million” differently, and it changes your planning:
- →Dubai looks at the property’s total recorded value. Mortgaged purchases qualify (a bank no-objection letter is required), and press reporting since 2024 confirms the old minimum-equity condition was dropped.
- →Abu Dhabi looks at your own money: ADRO requires AED 2 million “outside a mortgage” — the investor’s paid capital must itself reach AED 2M. Financing through UAE banks is allowed only on property worth more than AED 2M, with your contribution still at the threshold.
- →Jointly owned property: in Dubai, if a couple’s property is worth under AED 4M, one owner applies (equal shares required) and sponsors the other as a dependent.
What the visa actually gives you
- →Ten years of residency, renewable as long as you still qualify at renewal.
- →Sponsorship for your spouse and children — with no age cap on children — plus domestic staff.
- →No minimum days in the UAE: unlike a normal residence visa, it does not lapse if you stay abroad more than six months.
- →If the primary holder passes away, family members keep their permits until expiry.
The process and the cost
Dubai: apply through the Dubai Land Department’s Golden Visa service at a Cube centre (Al Manara, Dubai World Trade Centre) or via dldcube.com. DLD verifies the property, GDRFA issues the residency. Official service time is 7–10 business days. Government fees total roughly AED 10,000 for the main applicant (medical, Emirates ID, residency and DLD fees), with dependents around AED 5,800 each. Health insurance is extra.
Abu Dhabi: residents apply through the TAMM platform; overseas applicants are routed via ADIO nomination. The federal ICP issues the visa. Allow more time than Dubai — a few weeks end-to-end is the realistic norm.
Keeping it — and what happens if you sell
The visa is tied to the qualifying investment. Sell below the threshold without replacing the value and the basis for renewal — or the visa itself — falls away. Plan exits around it: many owners sell one qualifying asset only after another is registered.
Questions buyers ask
Does off-plan property really qualify for the Golden Visa?+
Yes — off-plan from an approved developer can qualify once the registered value reaches AED 2 million. In Dubai the sale must be Oqood-registered; in Abu Dhabi you need an approved-developer purchase agreement. Reports from February 2026 say Dubai also dropped the old 50%-paid requirement — confirm the current treatment at DLD Cube before relying on it.
Can I combine two properties to reach AED 2 million?+
Yes. The rules refer to “one or more properties” whose combined value is not less than AED 2 million, supported by a letter from the land department. DLD’s Cube service explicitly accepts multiple properties under one applicant.
Does a mortgaged property qualify?+
In Dubai, yes — with a bank no-objection letter; reporting since 2024 confirms the old minimum-payment condition was dropped. In Abu Dhabi the bar is different: AED 2 million of your own paid capital, outside the mortgage.
Do I have to live in the UAE to keep the visa?+
No. The Golden Visa has no minimum-stay requirement — it stays valid even if you remain outside the UAE for more than six months at a time.
How long does it take to get?+
Dubai’s official DLD service time is 7–10 business days once your file is complete. Abu Dhabi typically takes a few weeks end-to-end including medicals and Emirates ID biometrics.
What does it cost beyond the property?+
Dubai government fees are roughly AED 10,000 for the main applicant and about AED 5,800 per dependent, plus health insurance. Budget a similar order of magnitude in Abu Dhabi.
Sources
- · Dubai Land Department — Golden Visa investor service (10-year permit at AED 2M)
- · ICP — Golden Residence (federal issuing authority)
- · UAE Government Portal — Golden Visa overview
- · DLD Cube — 10-year property residency
- · ADRO — Abu Dhabi Golden Visa for investors
- · The National — Golden Visa rule updates
- · Khaleej Times — down-payment condition dropped
This guide is general information, not legal, tax or immigration advice. Rules change — verify current requirements with the relevant authority or a licensed advisor before acting. Last reviewed 6 September 2026.