UAE Golden Visa Through Property (2026): AED 2M Rule, Off-Plan, Mortgages, Fees & Steps

The 10-year UAE Golden Visa is the main reason many of our clients buy property in Dubai. At Imperial Realty, the most common question we hear is simple: what exactly do I need to buy to qualify? This guide answers it using only the official rules from the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) and the Dubai Land Department (DLD), as of October 2026.

The AED 2 million rule in one sentence

If you own one or more properties in the UAE worth at least AED 2,000,000 in total, fully registered in your name, you can apply for a 10-year renewable Golden Visa.

Three details matter:

• It can be more than one property. Two apartments worth AED 1.1M each count together.
• The full ownership must be in your name. Check how joint purchases are registered before you buy.
• It is renewable. As long as you keep qualifying property, you can renew the visa.

Does off-plan property qualify?

Yes. ICP states that the investor may hold one or more off-plan units with a total value of at least AED 2,000,000, provided the purchase is made from an approved local real estate developer authorised by the competent authority.

In practice this means:

1. Buy from a developer registered with the land department (in Dubai, the DLD).
2. Make sure your sale agreement is registered. In Dubai off-plan sales are registered through Oqood.
3. Keep the registration document, because it is what proves the property value.

According to Gulf News, a federal policy circular in February 2026 removed an earlier requirement for an AED 1 million upfront payment, so eligibility now rests on the total property value recorded in the title deed or Oqood contract. Confirm the current position for your specific case when you apply.

Does mortgaged property qualify?

Yes. ICP allows the property to be financed by a loan from an approved local bank. In Dubai, the Dubai Land Department asks for a no-objection letter from the bank that states the amount you have paid and the outstanding balance.

This is important for cash flow: you can qualify on an AED 2M property without paying the full AED 2M yourself, as long as the bank agrees.

What it costs and how long it takes in Dubai

These are the visa service fees only. Buying the property has its own costs, including the 4% DLD transfer fee. Use our purchase cost calculator to see the full figure for a specific price.

Documents you need

The Dubai Land Department lists:

• Passport
• e-Title deed or title deed (for off-plan, the registered sale contract)
• Personal photo
• Emirates ID, if you have one
• Current residence permit, if you have one
• For a mortgaged property: the bank's no-objection letter

You must be inside the UAE when you apply, and you and your family need valid health insurance for the residency period.

Step by step: from property to Golden Visa

1. Set your budget at AED 2M or more, across one or more properties.
2. Shortlist eligible projects from approved developers. Imperial Realty checks this for every project we recommend.
3. Reserve and register the purchase (title deed, or Oqood for off-plan).
4. If you use a mortgage, ask your bank for the no-objection letter early.
5. Apply through the DLD (or the relevant emirate's land department) while you are in the UAE.
6. Add your family: spouse, children of any age and parents can be sponsored under the Golden Residency programme.

Golden Visa-eligible projects on our site

These projects start at or above the threshold. Prices update automatically from each developer's latest price list:

Just under the line, Golf Vale at Emaar South starts from AED 1.99M and Valia at Dubai Creek Harbour from AED 1.96M. A larger unit in the same project, or a second small unit, takes you over AED 2M.

Emaar Properties · Dubai Creek HarbourCreek Haven at Dubai Creek HarbourFrom AED 2.72M · Handover Mar 2030

You can filter more than 1,600 projects by price on our All Projects page to see every option from AED 2M.

Common mistakes to avoid

• Buying just below AED 2M and hoping the value rises. Eligibility is based on the recorded value, so plan for it from the start.
• Buying jointly without checking the registration. Full ownership must sit in the applicant's name.
• Leaving the bank letter to the last minute on a mortgaged property.
• Choosing a developer that isn't approved for off-plan sales.

Get your Golden Visa property with Imperial Realty Dubai

Imperial Realty Dubai has helped buyers from more than 50 countries choose property that meets the Golden Visa rules. We shortlist eligible projects, compare payment plans so your AED 2M works hardest, and guide you through registration and the visa application. For most off-plan purchases the developer pays the agency, so our advice usually costs you nothing.

Message Imperial Pacific Real Estate on WhatsApp at +971 58 584 4383, call +971 4 452 8881, or visit our office at The Exchange Tower in Business Bay. You can also book a free discovery call on imperialrealty.ae.

This guide summarises the official ICP and Dubai Land Department rules as published in October 2026. Visa rules can change; confirm your case with the authorities when you apply. It is not legal advice.

Frequently asked questions

Sources: ICP: UAE Golden Residency guide · Dubai Land Department: Golden Visa application (Investor) · GDRFA Dubai: Issuing a golden residence permit (investors) · Gulf News: Dubai property visa guide 2026

Written by Anand R. Maheshwari

Founder, Imperial Pacific Real Estate L.L.C · RERA-certified real estate professional · BRN 53847

Imperial Realty (Imperial Pacific Real Estate L.L.C) is a Dubai real estate agency at The Exchange Tower, Business Bay. Prices quoted are starting prices published by developers on the date of writing and can change; an advisor confirms the latest figures before you reserve.