The UAE Golden Visa through property. What qualifies in 2026.
How to apply for the 10-year UAE Golden Visa through property in 2026: the AED 2 million threshold, off-plan and mortgaged property, the removed down-payment rule, family sponsorship and the process.
The short answer
- Property valued at AED 2 million or more can support an application for the 10-year, renewable UAE Golden Visa.
- In 2026 the minimum down-payment requirement was removed: off-plan and mortgaged property can qualify, provided the value is at least AED 2 million.
- Mortgaged property needs a no-objection certificate from the lending bank.
- Golden Visa holders can sponsor their spouse, children and parents, and there is no minimum stay requirement.
- Eligibility and approval are decided by the UAE authorities; buying a qualifying property does not guarantee a visa.
What is the UAE Golden Visa?
The Golden Visa is a long-term UAE residence visa, valid for 10 years and renewable. It does not require an employer or sponsor. One of the routes to it is real estate investment.
The property requirements in 2026
| Requirement | Current position |
|---|---|
| Minimum property value | AED 2 million or more, based on the value recognised by the Dubai Land Department (or the relevant land department in other emirates) |
| Off-plan property | Can qualify |
| Mortgaged property | Can qualify, with a no-objection certificate from the bank |
| Minimum down payment | No longer required (previously 50% of the price or AED 1 million for financed and off-plan purchases) |
| Visa length | 10 years, renewable |
| Family | Spouse, children and parents can be sponsored |
| Minimum stay | None |
The change to the down-payment rule was reported in early 2026. Before it, buyers using a mortgage or an instalment plan had to have paid at least AED 1 million, or 50% of the value, before applying. Now the key test is the value of the property: it must be at least AED 2 million.
Off-plan property
Off-plan purchases can qualify when the property value is at least AED 2 million and the sale is registered with the Dubai Land Department. Requirements on documents differ between off-plan and completed property, so confirm what the authorities need for your case before relying on an off-plan unit for a visa application.
Joint and multiple properties
Applicants sometimes combine more than one property, or buy jointly with a spouse. How these cases are assessed can change and depends on the authority reviewing the file — check your structure before you buy if it matters to the visa.
The process
- Buy and register a property valued at AED 2 million or more.
- Obtain the documents: title deed or Oqood registration, bank NOC if mortgaged, passport and photographs.
- Apply through the relevant authority’s channels — in Dubai, the property route is commonly handled through the Dubai Land Department’s services together with the immigration authority.
- Complete the medical test and biometrics in the UAE, then receive the residence visa and Emirates ID.
Processing times and government fees change; we confirm the current steps when you are ready to apply.
Choosing a property with residency in mind
If the Golden Visa is part of your plan, choose a property that makes sense on its own terms first — location, quality, rental demand, holding costs — and then check that its value and paperwork support an application. Many projects in our collection have published starting prices of AED 2 million and above; a selection is shown below.
Visa eligibility and approvals are determined by the relevant UAE authorities. Victory House helps you understand the requirements and prepare; it cannot guarantee an outcome.
Frequently asked.
How much property do I need to buy for a UAE Golden Visa?
Property valued at AED 2 million or more can support a Golden Visa application. The value is the one recognised by the land department.
Can I get a Golden Visa with off-plan property?
Yes. Off-plan property can qualify if its value is at least AED 2 million and the sale is registered. Document requirements differ from completed property.
Can I get a Golden Visa with a mortgage?
Yes. Mortgaged property can qualify with a no-objection certificate from the bank. In 2026 the earlier requirement to have paid at least 50% or AED 1 million was removed.
Do I have to live in the UAE to keep a Golden Visa?
There is no minimum stay requirement for Golden Visa holders.
Is the Golden Visa guaranteed if I buy a qualifying property?
No. Eligibility and approval are decided by the UAE authorities.
Sources
- AGBI — UAE scraps minimum payment for property golden visa
- Metropolitan Premium Properties — UAE Golden Visa mortgage down-payment rule change 2026 (11 May 2026)
- Arabian Business — Dubai real estate expects boost as minimum down-payment rule dropped
Reviewed on 2 November 2026. This guide is general information, not legal, tax or financial advice. Fees, rules and approvals are set by the relevant authorities, banks and developers and can change. Returns are not guaranteed.
