Residence Guide
The 2026 Guide to the Dubai Golden Visa Through Real Estate
10 years of residency in the UAE with real estate assets worth at least 2 million AED, without a sponsor
The Golden Visa has become the primary motivation for many investors to purchase property in the Emirates, and 2026 marked a turning point: a federal reform opened the program to off-plan buyers and allowed for the purchase of multiple properties. This guide details the rules currently in effect, the complete application process, strategies for meeting the eligibility threshold, and the mistakes that cause applications to be rejected.
Updated in August 2026: Includes the federal reform of February 2026The Dubai Real Estate Golden Visa: Updated Rules for 2026
The United Arab Emirates Golden Visa is a 10-year, renewable residence permit that can be obtained, in particular, through real estate investment: Applicants must own real estate assets worth at least 2 million AED (approximately 500,000 €), valued based on the official appraisal on file with the Dubai Land Department. Following a federal circular issued in February 2026, the requirement to have already paid 50% of the price has been eliminated: a property purchased off-plan becomes eligible as soon as the contract (Oqood) is registered, even if paid for through a developer’s payment plan or a loan, and multiple properties can be combined to meet the threshold. The visa does not require a local sponsor or a minimum length of stay, allows for the sponsorship of a spouse and children, and remains valid as long as the eligible assets are maintained. Applications are submitted through official channels (federal identity authorities or the emirate’s residency services), along with a medical examination, health insurance, and an Emirates ID.
renewable
(official valuation)
minimum length of stay
sponsored
The Issue
Why the Golden Visa Changes the Nature of Your Investment
A standard visa for the UAE depends on an employer, a company, or frequent renewal: the Golden Visa turns that logic on its head. Ten years of renewable residency, with no sponsor required and no minimum stay requirement: you can live in Europe and maintain your status, or move to the UAE overnight. The holder can sponsor their spouse and children, access local banking services under resident terms, and establish a long-term presence in a jurisdiction with no income tax or capital gains tax on real estate.
For real estate investors, this offers a twofold benefit: the same capital generates rental income and qualifies as a long-term residence. It is precisely this combination that has made the 2 million AED threshold a standard in wealth management—far beyond a simple investment.
What Has Changed
The February 2026 Reform: The Golden Visa Program Is Now Open to Off-Plan Projects
Until early 2026, a barrier kept thousands of buyers out: buyers had to have already paid at least 50 % of the property’s price (or a minimum of one million AED) to submit an application. Under traditional developer payment plans, a buyer of a 2.5 million AED apartment who had paid a 10 % reservation deposit was ineligible, even though the property’s value was well above the threshold. A federal circular issued in February 2026 eliminated this requirement: applications are now assessed based on the property’s official appraised value, regardless of the amount already paid. Specifically:
- Off-plan properties become eligible as soon as they are registered. A pre-construction property registered with the Dubai Land Department (Oqood certificate) can be used as the basis for an application, even at the very beginning of the payment plan.
- Ownership of multiple properties is permitted. A studio apartment priced at 900,000 AED and a two-room off-plan apartment priced at 1.2 million AED together push the total past the 2 million mark: it’s the portfolio that counts, not just the individual property.
- Funding is no longer a disqualifying factor. Whether the property is fully mortgaged or being paid off in installments by the developer: the recorded value is what counts, not the portion already paid.
At the same time, the requirements for the 2-year investor visa—which has historically been available for as little as 750,000 AED—have been relaxed, creating an intermediate entry point for those with budgets below the Golden Visa threshold.
The criteria
Eligibility Requirements in Practice
The program is federal: equivalent pathways exist through the land authorities of other emirates, including Ras Al Khaimah and Sharjah, where we also distribute eligible projects.
Featured Selection
What properties qualify for the Golden Visa within your budget?
A unique property for 2 million AED, combining two assets, off-plan with a payment plan: Tell us about your situation, and we’ll send you a selection of eligible properties along with payment schedules and the associated visa process.
Receive an eligible selectionThe Course
From Purchase to Visa: The 5 Steps of the Application Process
Designated area, approved developer, value above the threshold with a safety margin: the selection process determines the entire application. Our guide to investing in Dubai lays the groundwork for the market.
Signature, payment according to the selected method (cash, credit, or developer payment plan), a registration fee of 4 % in Dubai, and registration of the title or off-plan contract with the land registry authorities.
The official document certifying that your net worth meets the AED 2 million threshold: this has been the cornerstone of the application since the 2026 reform.
Through official channels (federal identity authorities or the emirate’s residency services), with a passport, proof of ownership, a medical examination, and valid health insurance.
Issuance of the Golden Visa and the Emirates ID, followed by sponsorship of the spouse and children. For comprehensive relocation services (banking, structuring, taxation), our partner Certified Public Accountant in Dubai takes over.
No Taboos
Mistakes That Cause Applications to Be Rejected
- Aim for the target to the nearest dirham. The official appraisal value may differ from the negotiated price: a property purchased for exactly 2 million AED may be appraised at a lower value. Allow for a margin, or a total that clearly exceeds the threshold.
- Purchase outside the designated area. Only properties held in full ownership in areas open to foreign buyers qualify for consideration: verification takes place before the purchase, not at the time of filing.
- Resell without planning ahead. The visa remains tied to the eligible assets: selling the property without reinvesting above the threshold jeopardizes renewal. Incorporate the Golden Visa into your exit strategy from the moment of purchase.
- Confusing visas. The 2-year investor visa and the 10-year Golden Visa have different eligibility requirements and fees: check which one applies to your situation before determining the size of your purchase.
- Believing in shortcuts. In the summer of 2026, authorities denied rumors of «lifetime» Golden Visas being sold by private agencies: the only reliable way to obtain one is through official criteria and government channels. Be wary of anyone who promises otherwise.
Your Questions
FAQ: Golden Visa and Real Estate in Dubai
What is the minimum amount required to obtain the Golden Visa through real estate?
AED 2 million in real estate assets (approximately €500,000), based on the official appraised value recorded with the land registry authorities. As of February 2026, this amount can be met by combining multiple properties, including off-plan properties, with no requirement regarding the percentage already paid.
Is a property purchased off-plan eligible?
Yes, according to the federal circular issued in February 2026: an off-plan property registered with the Dubai Land Department (Oqood certificate) qualifies for the program as soon as it is registered, even at the start of the developer’s payment plan. This is the major change to the system: the previous requirement to have paid 50 % has been eliminated.
Do you have to live in the UAE to keep your Golden Visa?
No: The Golden Visa does not require a minimum length of stay, unlike traditional residence visas. You can live abroad year-round and retain your status as long as you maintain the required eligible assets.
Is my family covered under my Golden Visa?
Yes: The permit holder can sponsor their spouse and children, who receive their own residence permits linked to the holder’s. This is one of the program’s major advantages for families planning to settle in or enroll their children in school in the Emirates.
What happens if I sell my property?
The visa is contingent on holding eligible assets: a sale that reduces your assets to below 2 million AED jeopardizes the maintenance and renewal of your status, unless you reinvest to bring your assets back above the threshold. The exit strategy should therefore be planned from the moment of acquisition: this is a point we systematically include in our recommendations.
Double Dividend
An investment, a return, a 10-year residence
Browse our real estate projects eligible or contact us via the Contact Page : personalized selection, timelines, and visa guidance—at no cost to you.
Talk to an advisorOfficial sources and references
- Official website of the government of the United Arab Emirates (UAE) : Golden Visa Criteria and Categories
- Federal Authority for Identity, Citizenship, Customs, and Port Security (ICP) : Federal Application Submission Channel
- Dubai Land Department (DLD) : registration of assets and valuation certificates
The information provided on this page is general and for informational purposes only, and is current as of the date of the last update shown; visa criteria, thresholds, and procedures are determined by the Emirati authorities and are subject to change: only official channels are authoritative, and this page does not constitute immigration advice or personalized legal or tax advice. We act as a business introducer for real estate matters; all reservations are made directly with the developer, and visa applications are processed through the relevant authorities. All investments involve risks.