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UAE Golden Visa for Property Investors

The AED 2 million property route to a 10-year UAE Golden Visa in 2026: ready vs off-plan rules, mortgage treatment, cost breakdown and the exact documents checklist.

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  • AED 2M property minimum
  • Off-plan and mortgaged allowed
  • Can rent property out
  • Family on same 10-year term

Who the Property Golden Visa is for

The Property Golden Visa gives you 10 years of UAE residence through real estate ownership. The property must be worth AED 2 million or more at purchase and can be ready, off-plan from an approved developer, or financed through a UAE bank (subject to minimum paid portion).

Minimum property value: AED 2 million (single property or combined portfolio)
Ready, off-plan from approved developer, or mortgaged (minimum paid portion required)
Residential or commercial property both qualify
Dubai, Abu Dhabi and other emirates all qualify under DLD and equivalent authorities
Family sponsorship (spouse, children, parents) on the same 10-year term
No requirement to live in the UAE full time; visa stays valid

Documents required

The exact checklist for the Property route in 2026:

Passport with 2 to 3 years validity
Title deed (Oqood for off-plan, Title Deed for ready property) showing AED 2 million+ value
DLD valuation certificate confirming current market value
Mortgage letter and payment statement if property is financed
Developer NOC letter
Clean police clearance
UAE medical insurance
Current UAE visa and Emirates ID if resident

Step by step

A realistic Property Golden Visa timeline:

DLD title deed verification against AED 2 million threshold (we check first)
Submit nomination through ICP or GDRFA Dubai portal with title deed and valuation
Entry permit issued if outside UAE, or move to medical if resident
Medical fitness test and biometrics in UAE
Golden Visa stamping and 10-year Emirates ID
Typical total: 25 to 40 working days once documents are complete

Cost

Realistic 2026 Property Golden Visa costs, excluding the property purchase itself:

DLD property verification fee: AED 1,020
Government application fee: AED 2,800 to AED 3,500
Medical fitness test: AED 500 to AED 1,000
Emirates ID issuance (10 years): AED 1,000 to AED 1,500
Visa stamping fee: AED 1,100
Medical insurance: AED 1,500 to AED 7,000 per year
Professional fees: AED 5,000 to AED 15,000

Frequently asked questions

Does off-plan property qualify for the Golden Visa?

Yes, provided the property is purchased from an approved developer and the Oqood (off-plan registration certificate) shows AED 2 million or more. Some authorities also require a minimum paid portion of the purchase price.

Can I combine multiple properties to reach AED 2 million?

Yes. ICP and DLD both accept a portfolio of properties totalling AED 2 million or more. The valuation certificate must confirm the combined value.

Does the property have to be fully paid off?

No. Mortgaged properties qualify provided you have paid a minimum portion (typically 50 percent of value or AED 1 million, whichever is higher) and the mortgage is with a UAE bank.

Can I rent out the property while holding the Golden Visa?

Yes. Rental income is yours; the Golden Visa continues as long as you own the property. If you sell before the end of the 10 years and do not replace with another AED 2 million property, the visa can be cancelled.

Can both spouses apply together on one property?

The primary visa goes to the registered owner. The spouse is sponsored on the same 10-year term as a dependent. Joint ownership can be structured so both qualify as owners, which Breeo advises on at purchase stage.

Verify your property qualifies

Send us your title deed and we will confirm Golden Visa eligibility against the AED 2 million threshold.

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