The UAE Golden Visa through Dubai property.
What AED 2 million actually has to cover, how mortgaged and off-plan homes are treated, and what the application costs.
If you bought property in Dubai for AED 2 million or more, you can apply for a 10-year renewable residence permit for yourself, your spouse, your children and your parents. The details that matter sit around that number.
Who qualifies
The Dubai Land Department's investor service sets out the conditions.
The AED 2 million test is about the price you paid, not what the property is worth today.
Mortgaged and off-plan property
A mortgage does not rule you out. The DLD asks for a letter from your bank saying it has no objection, and showing how much has been paid and how much is still outstanding.
The rules on mortgaged and off-plan property have changed more than once, and market reports in 2026 describe further relaxation. Off-plan units registered with the DLD have generally been accepted, but treatment can depend on the project. We confirm the current position with the DLD for the specific property before a client commits.
What it costs
Government fees for the main applicant's 10-year permit, as published by the DLD.
Each family member's 10-year permit is AED 5,774.50, plus AED 318.75 to open a family sponsorship file. Health insurance is required and is extra.
How to apply
Get your paperwork in order
Your title deed or e-certificate of title, passport and photo, plus your Emirates ID and current residence permit if you have them. If the property is mortgaged, the bank's no-objection letter.
Apply through the DLD
Submit the investor application through the Dubai Land Department's service channels. Supporting documents can be uploaded to the DLD's document vault.
Medical and Emirates ID
Complete the medical examination and biometrics. The DLD lists 7 to 10 business days to process the permit.
Add your family
Sponsor your spouse, children and parents with certified marriage and birth certificates and health insurance for each.
Check the purchase price before you choose. Because the DLD's test is the purchase value, a property bought just under AED 2 million may not qualify even if it is worth more today.
Combining properties works, but each must be in your name. Property held through a company can be treated differently, so ask before you structure a purchase that way.
Plan any future sale with the visa in mind. Your residence is linked to the property you own, so selling it can affect your status unless you hold other qualifying property.
Common questions
Can I get a Golden Visa with a mortgaged property in Dubai?
Yes, with a no-objection letter from your bank showing what has been paid and what remains outstanding.
Does off-plan property qualify for the Golden Visa?
Off-plan units registered with the Dubai Land Department have generally been accepted. Confirm for the specific project before you buy.
Can I combine two properties to reach AED 2 million?
Yes. The DLD accepts one or more properties, as long as each is owned in your name.
How long does the application take?
The DLD lists 7 to 10 business days once the application and documents are complete.
Is the property Golden Visa really 10 years?
The Dubai Land Department's service describes a 10-year renewable permit. Some federal pages have described the real estate route differently, so check the current wording when you apply.
Federal Authority for Identity, Citizenship, Customs and Port Security (ICP): Golden Residency
General information, correct as of November 2026. Visa rules and fees change, so confirm the current position before you commit. AHR Real Estate is not an immigration adviser and does not give legal advice.
Planning a move to Dubai?
Tell us about your family and what you need from the move. We will show you which properties qualify, and what the full cost looks like.