Overview: property as a route to UAE residency
The Dubai Golden Visa is a 10-year renewable residence permit granted to investors who acquire property worth at least AED 2 million (approx. USD 545,000). Since April 2022 the scheme has been dramatically simplified: no minimum down-payment requirement, off-plan units count, and joint owners can each qualify if their share exceeds AED 2M. The visa is self-sponsored โ no employer needed โ and covers spouse, children of any age, and domestic staff.
The AED 2M threshold in practice
The threshold is measured on the purchase price recorded at the Dubai Land Department (DLD), not the current market value. A single unit above AED 2M qualifies; two or more units totalling above AED 2M also qualify as long as they are held simultaneously. Off-plan payments count from the moment you sign the SPA and pay the first instalment โ you do not need to wait for handover.
- AED 2,000,000 minimum recorded purchase price
- Multiple properties can be combined to reach the threshold
- Joint owners: each spouse needs AED 2M share independently
- Off-plan and completed properties both qualify
Off-plan properties and the Golden Visa
Off-plan buyers can apply as soon as the Oqood (initial title certificate) is registered at DLD and the first instalment is paid โ typically 20% of purchase price. The visa is valid for 10 years regardless of construction schedule, and you keep it after handover with no re-application required. This is by far the most efficient route: you get residency years before completion.
Mortgaged properties
Since 2022, mortgaged properties qualify with no minimum down payment โ the AED 2M is measured on total price, not equity. However, the mortgage must be from a UAE-licensed bank and you'll need a No Objection Certificate (NOC) from the lender to apply.
Application process โ 8 steps
- Complete the property purchase and register the SPA at Dubai Land Department (DLD)
- Obtain the Oqood / Title Deed showing your name and the purchase price
- Apply for an entry permit via GDRFA or ICP portal โ issued in 3โ5 days
- Enter (or activate status from within UAE) and complete medical fitness test
- Submit biometrics and Emirates ID application
- Receive Golden Visa stamped in passport within 2โ3 weeks
- Sponsor family members using the same application (spouse, children, parents)
- Renew after 10 years โ provided property is still held above threshold
Benefits of the Golden Visa
- 10 years renewable โ no re-application required
- No minimum stay โ retain residency while living abroad
- Sponsor spouse, children of any age, parents, and domestic workers
- Open UAE bank accounts and access AED-denominated mortgages
- Tax residency for 183+ days per year (0% personal income tax)
- Free education for children in tax-free environment
Frequently asked questions
Can I sell the property and keep the visa?
No. If you sell below the AED 2M threshold or your total holdings fall below it, the Golden Visa is cancelled at the next renewal. You may replace the asset within a reasonable period without losing status.
Does inherited property qualify?
Yes โ provided the transferred value at DLD registration is AED 2M or above.
Is there a minimum stay requirement?
No. Unlike most UAE visas which cancel after 6 months abroad, the Golden Visa has no minimum stay.
Can commercial property qualify?
Yes โ offices, retail units and warehouses all count if registered residential-eligible under DLD.
Explore Dubai off-plan projects that qualify
Every project we list above AED 2M is Golden Visa-eligible. Filter by handover year and payment plan to find your route to residency.
See Dubai properties