Owning property in the UAE can give you residency without an employer. Two routes matter. A property with a certified value of AED 750,000 or more qualifies you for a 2-year renewable investor visa in Dubai. A property with a certified value of AED 2,000,000 or more qualifies you for the 10-year Golden Visa anywhere in the UAE. Since February 2026 the Golden Visa no longer requires any minimum paid equity, so a mortgaged or off-plan property counts at its full certified value provided the bank or developer issues a No Objection Certificate. This guide sets out who qualifies, what each visa gives you and does not give you, the documents, the cost of about AED 6,000 to 7,500 per applicant, and the traps that cause rejections.
At a glance
| Item | 2-year property investor visa | 10-year Golden Visa (property route) |
|---|---|---|
| Minimum certified value | AED 750,000 in Dubai (Abu Dhabi has applied AED 1,000,000; confirm with ICP) | AED 2,000,000, UAE-wide |
| Legal basis | Cabinet Resolution No. 65 of 2022 and emirate-level rules | Federal Decree-Law No. 29 of 2021 and Cabinet Resolution No. 65 of 2022, Article 8 of the Annex |
| Mortgaged property | Accepted, subject to the emirate's paid-equity rule; confirm current position with GDRFA Dubai or ICP | Accepted at full certified value since February 2026, with a bank NOC |
| Off-plan property | Generally not accepted for the 2-year visa until completion; confirm | Accepted at DLD-certified value on Oqood, since February 2026 |
| Joint ownership | Spouses can combine to reach the threshold | Spouses can combine; each co-owner's share must be at least AED 2,000,000 for both to qualify, or one applies as principal |
| Multiple properties | Can be combined in Dubai | Can be combined if total certified value is AED 2,000,000 or more |
| Family sponsorship | Spouse and children | Spouse, children of any age, parents, and unlimited domestic workers |
| Minimum stay | Cannot be outside the UAE for more than 6 months at a time | No minimum stay requirement |
| Holding requirement | Must retain the property while the visa is valid | Retain for at least 3 years in Dubai (2 years applied in Abu Dhabi); selling earlier can cancel the visa unless replaced |
| Processing time | 2 to 4 weeks | 14 to 21 business days from complete submission |
| Cost per applicant | About AED 4,000 to 6,000 | About AED 6,000 to 7,500 including DLD valuation letter, ICP fees, medical, Emirates ID |
| Where to apply | GDRFA Dubai via Amer centres or the DLD Cube; ICP in other emirates | DLD Cube service in Dubai; TAMM in Abu Dhabi; ICP smart services elsewhere |
Sources: ICP, GDRFA Dubai, DLD, ADREC, Cabinet Resolution No. 65 of 2022, Federal Decree-Law No. 29 of 2021. Reviewed September 2026. Fees and thresholds change; confirm before applying.
Until February 2026 a mortgaged property could support a Golden Visa only if the applicant had paid a minimum amount, historically AED 1,000,000 or 50 percent of the value. That rule is gone. The eligibility test is now the certified value alone. If the DLD or the relevant emirate authority certifies your property at AED 2,000,000 or more, you qualify, whether you paid cash, took an 80 percent mortgage, or bought off-plan on a payment plan. The bank or developer must issue a No Objection Certificate, and the DLD registers a note on the title.
The practical effect: an expat with AED 560,000 in cash (20 percent down plus fees on an AED 2,000,000 apartment, see Guide 6) can now obtain a 10-year residency that does not depend on an employer. Before the change the same person needed AED 1,000,000 or more in equity.
If you are using the visa to leave your home country's tax net, read our UAE Taxation Guide and take advice. Holding a visa and holding tax residency are different things.
Who it suits: buyers between AED 750,000 and AED 2,000,000, and anyone who wants residency for themselves and immediate family without committing to the Golden Visa threshold.
Requirements in Dubai:
Renewable every two years while you own the property. Sponsored family members' visas run with yours.
Who it suits: buyers at AED 2,000,000 or more, retirees and remote workers who want long-term security, business owners who do not want a visa tied to a company, and families who want to sponsor adult children and parents.
Requirements:
Application in Dubai runs through the DLD's dedicated Golden Visa service, commonly called the Cube, at the DLD headquarters, which combines property verification, medical, biometrics and visa issuance. In Abu Dhabi the application runs through TAMM and the ICP. Processing is typically 14 to 21 business days from a complete, correctly attested submission.
| Item | AED, approximate |
|---|---|
| DLD valuation letter | 800–1,200 |
| ICP or GDRFA application, issuance and residency fees | 2,500–4,000 |
| Medical fitness test | 300–700 |
| Emirates ID, 10-year | 1,000–1,150 |
| Typing and service centre fees | 300–600 |
| Health insurance, per year | 1,500–8,000 depending on age and cover |
| Total per principal applicant, excluding insurance | About 6,000–7,500 |
| Each dependant | About 3,000–5,000 excluding insurance |
Express services can shorten the approval stage for an additional fee.
Residents and non-residents aged 55 and over can apply for a 5-year renewable retirement visa in Dubai if they own property worth at least AED 1,000,000, or hold savings of AED 1,000,000, or have a monthly income of AED 20,000 (AED 15,000 in Dubai under the Retire in Dubai programme; confirm current figures). Property and savings can be combined. It is a useful route for retirees below the Golden Visa threshold.
For anyone whose main reason to buy is residency, the February 2026 change lowers the cash needed for a 10-year visa from AED 1,000,000 or more to roughly AED 560,000 on an AED 2,000,000 purchase with a mortgage. That makes buying in year one rational for a specific group: remote workers, business owners, retirees and anyone who does not want their right to live in the UAE tied to a job.
For everyone else, Guide 1 still applies. Rent first, buy when you know the city.
Frequently asked questions
We will tell you which visa you qualify for and what to gather. Free. For the purchase, our verified partner Altura Property. For the application and any attestation, Davidson and Co.
Trust
Relocate2UAE, Abu Dhabi, reviewed against ICP, GDRFA and DLD residence-rule sources by immigration and conveyancing specialists.
ICP, GDRFA Dubai, DLD, ADREC, Cabinet Resolution No. 65 of 2022, Federal Decree-Law No. 29 of 2021.
Independent. Relocate2UAE does not earn from your visa application or your choice of lawyer.
What changed since the last version: first publication, incorporating the February 2026 removal of the minimum paid-equity rule for mortgaged and off-plan property. Thresholds and fees reviewed September 2026.
Disclaimer: This guide is for general information and is not legal or immigration advice. Rules, fees and thresholds change. Confirm the current position with the ICP, GDRFA Dubai or a qualified lawyer before applying.
