The Golden Visa through property: how the AED 2M rule works
Own — or plan to own — AED 2 million of Dubai property, and you may qualify for a 10-year renewable residence visa. Here’s what actually counts.
What the Golden Visa is
The UAE Golden Visa is a long-term, renewable residence visa — 10 years for the property-investor category — that does not require an employer or other sponsor. For landlords, the property route is the natural one: qualify through the real estate you already hold.
The AED 2 million threshold
The core requirement is property in the UAE worth at least AED 2 million, evidenced through the Dubai Land Department. In practice:
- The value is assessed on the DLD’s records or valuation — not simply what you say the property is worth today
- The threshold can generally be reached across more than one property, and jointly owned property between spouses is commonly counted — confirm the current treatment for your case with the DLD
- The property must be retained — the visa is tied to the qualifying investment, so selling below the threshold puts renewal at risk
Mortgaged and off-plan property
Both can qualify. Mortgaged property is eligible — earlier rules required a minimum amount to have been paid down, but that requirement has been relaxed, and applications now generally turn on the property’s value, with a no-objection letter from the lending bank among the paperwork. Off-plan property can also count, evidenced through its pre-registration (Oqood) record rather than a title deed. The exact conditions are applied by the DLD and federal immigration authority at the time you apply, so treat any threshold detail as something to verify, not assume.
How to apply
Property-based applications run through the Dubai Land Department (its Taskeen programme and service centres) together with the federal immigration system. Expect a valuation or ownership check, medical fitness test, and Emirates ID biometrics. Fees apply at several steps; budget a few thousand dirhams beyond the property itself and check the current schedule when you apply.
Pillar OS shows a Golden Visa progress card against your portfolio’s cost basis, so you can see how far you are from the AED 2M line before you speak to the DLD.