Buy property worth AED 2 million or more in Dubai and you can qualify for a 10-year renewable UAE Golden Visa - long-term residency for you, your spouse, and your children, with no sponsor and no requirement to stay employed in the UAE. In 2026 the rules are more flexible than they have ever been, and several long-standing obstacles were removed.
Here is the current playbook, step by step.
What the Golden Visa gives you
- 10-year residency, renewable as long as you hold qualifying property
- Family sponsorship: spouse, sons of any age, unmarried daughters of any age, and domestic staff - unlike standard visas, which cap sons at 25
- No minimum stay to keep the visa itself valid - unlike a standard residence visa, it does not lapse after six months outside the UAE
- A path to the 90-day domestic tax residency route (see our companion article on UAE tax residency)
The AED 2M threshold: what actually counts in 2026
The rule sounds simple - own property worth AED 2 million - but the details decide whether your purchase qualifies.
| Question | 2026 answer |
|---|---|
| Does mortgaged property count? | Yes - the full property value counts, not your equity. An AED 3M apartment with an AED 2.4M mortgage qualifies. |
| Does off-plan count? | Yes - from RERA-registered developers, evidenced by your Oqood (DLD-registered sale contract). |
| Do I need to have paid 50% of an off-plan property? | No - this requirement was removed in February 2026. The payment schedule is no longer a deciding factor. |
| Can I combine multiple properties? | Yes. An AED 750K studio plus an AED 1.3M apartment (AED 2.05M total) qualifies. |
| Which valuation applies? | The DLD valuation on the day you apply must reach AED 2M - not your purchase price. |
That last row matters more than people realise. If you bought at AED 1.9M and the market has moved up, a fresh DLD valuation can carry you over the line. The reverse is also true: a property bought at AED 2.05M in a softening building can fall under the threshold. Before you commit, check what comparable units in the building have actually transacted for - our Explorer shows registered DLD prices per building, not asking prices.
Step-by-step process
- Buy qualifying property. Freehold, in your own name (jointly with a spouse is possible with a marriage certificate). Keep the title deed or Oqood.
- Get the DLD valuation. Apply through Dubai REST or a DLD service centre. This is the document that proves the AED 2M value.
- Apply through the DLD's Cube or ICP/GDRFA channels. Medical fitness test, Emirates ID biometrics, health insurance.
- Receive the 10-year visa, then sponsor family members as dependents.
Government fees for the property route run around AED 9,400–10,000 (including the DLD charges); with the medical test, 10-year Emirates ID, mandatory health insurance, and typing-centre costs, budget roughly AED 10K–15K per adult all-in - on top of the standard property transaction costs (4% DLD transfer fee plus registration and agent fees).
Common failure modes
- Buying leasehold or in a non-freehold zone. Only freehold ownership qualifies. Verify the zone before you sign.
- Relying on asking prices for the valuation. The DLD values against registered transactions. If the building's actual sale prices are 10% below asking, your AED 2.1M purchase may value below 2M.
- Assuming the visa is tax residency. It is not. The Golden Visa gives you the right to reside; tax residency depends on days physically present. They are two separate applications to two separate authorities.
Where AED 2M actually buys well
The threshold shapes demand: buildings priced just above AED 2M attract visa-driven buyers, which supports liquidity. Communities where AED 2M currently buys a well-sized apartment - rather than the smallest unit in a premium tower - tend to offer better long-term value. Compare price per square foot and momentum across all 263 tracked communities on our Communities pages before choosing where to commit.
This article describes rules as of July 2026. Visa regulations change; verify current requirements with the DLD/ICP or a licensed advisor before purchasing. This is not legal or immigration advice.