The Golden Visa Through Property
AED 2 million buys ten-year renewable residency. The rules moved twice in 2026 — here is where they stand.
A property purchase can carry a ten-year renewable UAE residency. The threshold is AED 2 million, and the rules around it moved twice during 2026.
The threshold
The Land Department's assessed value of your property — or of several properties combined — must reach AED 2 million, and the property must sit in a designated freehold zone where foreign ownership is permitted.12
The assessed value is the one that counts, not the price on your contract. Those can differ.
What changed in 2026
- Off-plan property now counts, with the Oqood certificate sufficient to qualify.2
- Mortgaged property is accepted — the previous requirement to hold AED 1 million in upfront cash was removed.2
- Multiple properties can be aggregated to reach the threshold, with no cap on how many.1
Verify before you commit
This area has changed repeatedly. Confirm current requirements with the Land Department or ICP directly before buying on the basis of visa eligibility — including against this page.
What it does and does not give you
| Includes | Does not include |
|---|---|
| Ten-year renewable residency | Citizenship or a path to it |
| Sponsorship of spouse and children | Automatic right to work for any employer |
| No local sponsor requirement | Exemption from property service charges |
| Continued validity while the property is held | Validity if the property is sold below threshold |
Common questions
Does the AED 2 million have to be one property?
No. Multiple freehold properties in your name can be combined, and there is no cap on the number aggregated, provided the combined Land Department valuation clears AED 2 million.
Does off-plan count?
Yes, under the 2026 rules, purchased from a registered developer, with the Oqood certificate qualifying.
Can the property be mortgaged?
Yes. The earlier requirement for AED 1 million in upfront cash was removed in 2026.
Sources
- 1Sarmat — UAE Golden Visa real estate investor 2026: AED 2 million rules and ICP process. sarmat.ae/resources/uae-real-estate-golden-visa-2-mi…
- 2Astra Terra — UAE Golden Visa property investment threshold 2026. www.astraterra.ae/blogs/uae-golden-visa-property-inv…
- 3Dubai Land Department — Open data and services. dubailand.gov.ae/en/open-data/real-estate-data/…
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