UAE Golden Visa through property: rules in Abu Dhabi and Dubai
What is the minimum property value for a UAE Golden Visa?
The threshold is AED 2 million in UAE property, held in the applicant’s name. You can reach it with one unit or several. In Abu Dhabi and Dubai the real-estate Golden Visa is issued as a 10-year renewable residence permit. (The federal u.ae summary lists real-estate investors under a 5-year term, so I confirm the term with the issuing authority for each application.)
The value that counts is not always the price on your contract. Abu Dhabi asks for a registered purchase agreement or a Real Estate Unit Value Certificate; Dubai works from the value recorded by the Dubai Land Department. A unit bought at exactly AED 2,000,000 leaves no margin, so I check how the authority will read the value before you sign.
Can I get a Golden Visa with an off-plan or mortgaged property?
Yes in both emirates, but the rules are not identical, and this is where most confusion comes from.
| Abu Dhabi | Dubai | |
|---|---|---|
| Completed, fully paid | Eligible from AED 2M | Eligible from AED 2M |
| Mortgaged | Official guidance: your equity must be at least AED 2M (e.g. AED 5M unit, maximum AED 3M outstanding); mortgage from a national bank | Eligible on property value with a bank no-objection letter showing amounts paid and outstanding; since February 2026 a minimum paid share is reportedly no longer required |
| Off-plan | Purchase agreement with an approved developer plus proof of at least AED 2M paid to the developer | Reportedly eligible on registered value since February 2026, while the SPA remains active |
| Where to apply | TAMM for UAE residents; non-residents via Abu Dhabi’s investment office | Dubai Land Department / GDRFA channels |
The February 2026 change in Dubai removed the earlier requirement to have paid 50% of the price (or AED 1M) before applying. At the time of writing, Abu Dhabi’s published guidance still describes equity and paid-amount tests. Rules in this area move, so I verify the current position with the authority before you structure a purchase around the visa.
Who can I sponsor on a property Golden Visa?
- Spouse and children. In Dubai, for children over 18 you sign an undertaking that they are not married.
- Parents, in Dubai with a certified dependency certificate from the consulate.
Golden Visa holders do not need a local sponsor and can stay outside the UAE longer than the usual six months without losing the visa, which suits investors who live mainly abroad.
How does the process differ in Abu Dhabi and Dubai?
Abu Dhabi. The property must be registered (title deed or interim registration for off-plan). Residents apply through TAMM; non-residents go through the Abu Dhabi investment office route. For mortgaged units, a search certificate confirming there is no judicial seizure is required.
Dubai. The Dubai Land Department runs the “Golden Visa for Investors” service. The applicant must be inside the UAE and attend in person. The official processing time is 7–10 working days.
In both emirates you complete a UAE medical test and Emirates ID biometrics, so plan at least one trip.
What documents do I need?
- Passport (valid at least six months) and a recent photo.
- Title deed, interim registration or Oqood certificate, or the registered purchase agreement.
- For off-plan in Abu Dhabi: proof of payments to the developer.
- For mortgaged units: a bank no-objection letter showing paid and outstanding amounts.
- Current UAE visa and Emirates ID, if you have them.
- Health insurance, and for dependants: marriage and birth certificates, legalised and translated where required.
How long does it take and what does it cost?
Dubai’s official fee schedule for the 10-year investor permit totals AED 9,884.75 for the main applicant (medical, Emirates ID, residency, DLD and administrative fees), with additional fees per family member. Abu Dhabi fees are set through its own channels and vary by case. End to end, with document collection, medical and Emirates ID, plan for several weeks rather than days.
What are the most common mistakes?
- Assuming Dubai rules apply in Abu Dhabi, or the reverse, on off-plan and mortgaged units.
- Buying just under AED 2M or relying on a value the authority will not recognise.
- Joint ownership without a check. Each owner’s share is assessed; buying in two names can push both below the threshold.
- Forgetting the bank letter on a mortgaged unit.
- Unregistered contracts. An SPA that has not been registered with the land authority does not count.
- Relying on old articles. Many pages still describe the pre-2026 rules.
How I help
I am an ADREC-licensed broker in Abu Dhabi and also work in Dubai, with direct partnerships with developers such as Aldar, Modon, Emaar, Sobha, DAMAC and Eagle Hills. Most of my clients are investors from Kazakhstan, Russia and the CIS who buy remotely and want the visa as part of the purchase. I check eligibility before reservation, so the visa is designed into the deal rather than discovered afterwards. On developer off-plan sales the developer pays my commission.
FAQ
How much do I need to invest in UAE property for a Golden Visa?
At least AED 2 million in property held in your name, in one or several units. In Abu Dhabi and Dubai this gives a 10-year renewable residence permit.
Does an off-plan property qualify for the UAE Golden Visa?
Yes. In Abu Dhabi you need proof of at least AED 2 million paid to an approved developer. In Dubai, since February 2026, eligibility is reportedly based on the registered property value. Rules change, so verify before buying.
Can I get a Golden Visa with a mortgage?
Yes. Abu Dhabi requires at least AED 2 million of equity; Dubai requires a bank no-objection letter and assesses the property value. Both need the mortgage documents.
Can my family get the visa too?
Yes. Spouse and children can be sponsored, and parents can be sponsored with proof of dependency.
Do I need to be in the UAE to apply?
For Dubai’s DLD service the applicant must be inside the UAE. In both emirates you need a UAE medical test and Emirates ID biometrics, so plan at least one trip.
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