The 10-Year Golden Visa, Through Property
AED 2M of registered property = a 10-year renewable UAE residency for you and your family. Here's exactly how the 2026 rules work, whether you qualify, and how to do it without overpaying for the property itself.
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The rules, in plain English
AED 2M, registered
The threshold is the registered purchase value at DLD/ADREC, not your equity. In Dubai a mortgaged AED 2M purchase qualifies in full; Abu Dhabi counts what you’ve actually paid.
Off-plan counts
Off-plan qualifies from Oqood/ADREC registration. You don’t need to wait for handover. Multiple properties can combine to reach AED 2M.
Family included
Spouse and children are included under your visa, and it renews as long as you hold qualifying property. No sponsor, no employer.
Under AED 2M? Since May 2026 Dubai also grants a 2-year investor visa with no minimum property value: any completed residential property you solely own qualifies, and joint owners need a registered share of at least AED 400,000 each. The checker above covers both routes.
Indicative summary of the published 2026 rules, final decisions sit with GDRFA (Dubai) / ICP (Abu Dhabi). Application costs typically run AED 9,500–13,500 per applicant. Full detail in our Golden Visa guide.
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Questions people actually ask
What if my property is under AED 2M?
Since May 2026 Dubai has no minimum property value for the 2-year investor visa. Any completed residential property you solely own qualifies, whatever it cost, and joint owners qualify with a registered share of at least AED 400,000 each. It renews every two years while you hold the property. The 10-year Golden Visa keeps its AED 2M threshold.
Does a mortgage disqualify me?
Not in Dubai, the threshold is registered purchase value, so a mortgaged AED 2M purchase qualifies in full. Abu Dhabi (ICP practice) counts the amount actually paid, so unpaid mortgage balances don't count there.
Can I combine two cheaper properties?
Yes, multiple registered properties combine towards the AED 2M threshold. Joint owners count their registered share only; spouses can combine shares in one property.
Do I have to live in the UAE?
No minimum stay applies to keep the visa valid. It's residency when you want it. You keep it as long as you hold qualifying property, and it renews on the same basis.
How long does the application take?
Typically a few weeks once the property is registered, via GDRFA (Dubai) or ICP (Abu Dhabi), medicals, Emirates ID and the visa stamp are part of the process. When we handle the property side, we hand you over with the paperwork ready.
What does the visa itself cost?
Application costs typically run AED 9,500–13,500 per applicant across fees, medicals and Emirates ID, this is the cost we cover for the buyer on qualifying off-plan purchases through Equity Edge.