Golden Visa via property: the AED 2M rules, explained for 2026

The five rules that matter in 2026

1. The threshold is purchase value, not equity

A property bought at AED 2M with a 50% mortgage still qualifies, the registered purchase value is what counts. Since the 2023 rule change, no minimum down-payment applies to visa eligibility (bank LTV rules still apply separately).

2. Off-plan qualifies from Oqood registration

You don’t need to wait for handover. An off-plan unit registered at AED 2M+ qualifies once Oqood (Dubai) or the ADREC equivalent (Abu Dhabi) registration is complete, with a payment plan in progress.

3. Multiple properties can be combined

Two AED 1M apartments qualify together. All must be registered in the applicant’s name; jointly-owned property counts your share only, unless spouses combine shares in one property.

4. Dubai and Abu Dhabi apply the threshold differently

Dubai (DLD/GDRFA, Cube centre) qualifies you on registered purchase value, a mortgaged AED 2M purchase counts in full. Abu Dhabi (ADREC/ICP) in practice requires AED 2 million to have actually been paid: unpaid mortgage balances and future instalments don’t count towards the threshold. Same federal visa, different arithmetic, check which side of the line your structure falls on before you apply.

5. Selling below the threshold ends eligibility

The visa remains valid while you hold qualifying property. Sell down below AED 2M and the visa isn’t renewed, plan exits around your renewal cycle.

Costs, 2026

Application fees run AED 9,500–13,500 including medicals and Emirates ID, per applicant. Add the standard property costs (4% DLD transfer fee in Dubai; 2% in Abu Dhabi per the current ADREC schedule).