Golden Visa through property
The AED 2M property route to a 10-year UAE residency: what counts, joint owners, mortgages and off-plan.
Figures updated with data through 22 October 2026.
General information, not legal advice. For a decision about your own case, check the official sources or speak to a lawyer.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
The UAE Golden Visa is a 10-year residence visa that renews. One route is property: own Dubai property worth at least AED 2 million. It lets you live in the UAE, sponsor your family and stay outside the country for long periods without losing the visa. The rules have changed several times, so treat this page as an overview and confirm the details before you buy.
What counts towards AED 2M
- The property value must be at least AED 2,000,000. One property or several can be combined.
- Joint owners: each owner's own share must reach AED 2M. A couple buying a AED 2M home together does not both qualify through it.
- Mortgaged property: accepted with a no objection letter from the lending bank, which must be a UAE bank. Older rules required a large part of the loan to be repaid first; reports from 2026 say this changed. Check the current position.
- Off-plan: accepted from approved developers. The authorities may look at the amount already paid, not only the price. Ask the developer for a statement of payments.
- Freehold areas: the property must be in an area where foreigners can own.
Where AED 2M buys a home with a yield
Using DLD sales and Ejari contracts, 93 area and unit type pairs in 52 areas have a median ready price at or above AED 2M. These have the highest estimated net yield:
| Area | Unit | Ready price | Net yield |
|---|---|---|---|
| Living Legends | 3 bed | AED 2.00M | 5.43% |
| Jumeirah Golf Estates | 3 bed | AED 4.19M | 5.31% |
| Dubai Marina | 4 bed | AED 3.88M | 5.30% |
| Bluewaters Island | 2 bed | AED 6.85M | 5.30% |
| Rukan | 3 bed | AED 2.10M | 5.26% |
| Jumeirah Village Triangle | 3 bed | AED 2.60M | 5.21% |
| Motor City | 3 bed | AED 2.40M | 5.20% |
| Al Furjan | 3 bed | AED 2.45M | 5.17% |
| Al Barari | 4 bed | AED 8.16M | 5.13% |
| Mohammed Bin Rashid Al Maktoum City District 1 Community | 3 bed | AED 4.08M | 5.09% |
A median is a midpoint. Half of the homes of that type sold for less, so check the price of the actual unit. A bank or DLD valuation may be asked for.
How to apply in Dubai
- Apply through the Dubai Land Department's Golden Visa service or the GDRFA (General Directorate of Residency and Foreigners Affairs).
- Typical documents: title deed (or developer statement for off-plan), passport, photo, and for a mortgaged property the bank's letter.
- After approval: medical test, Emirates ID and visa fees. Budget a few thousand dirhams per person.
- Keep the property. If you sell and drop below AED 2M, the visa basis ends.
Before you buy for the visa
Buy a property that works as an investment first. Compare the net yield and the cost to sell, not only the visa level. Official overview: u.ae Golden Visa.