Property and the UAE Golden Visa

Long term residence is one reason international buyers consider property in the UAE. The Golden Visa allows a property owner who meets the published criteria to apply for a renewable residence permit without a local sponsor. The rules, however, are set and applied by several authorities, they differ between emirates, and they have changed over time. This article sets out what the official sources say as at 1 November 2026, highlights where they differ, and explains what to confirm before you buy.

This is general information, not immigration or legal advice. Residency is granted by the authorities, not by a developer or a broker, and no purchase guarantees a visa.

Who decides

Three layers of government are involved. The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) is the federal residency authority. In Dubai, residence permits are issued by the General Directorate of Residency and Foreigners Affairs (GDRFA Dubai), and the Dubai Land Department (DLD) runs a Golden Visa service for property owners. Other emirates have their own authorities and service pages. The federal portal, u.ae, summarises the categories nationally.

The property value

The Dubai service pages agree on the headline figure. As published by DLD on its Golden Visa investor service page, accessed on 1 November 2026, the property must have a purchase value equal to or more than AED 2 million at the time of purchase and be wholly owned by the investor, in one or more properties registered in the applicant's name. As published by GDRFA Dubai on its golden residence service for investors, accessed on the same date, the applicant must own a property or group of properties with a total value of no less than AED 2 million, certified by a DLD property status certificate.

ICP's service for real estate investor residency, also accessed on 1 November 2026, requires a letter confirming ownership of property worth at least AED 2 million and states that the property must be fully owned by the investor.

The duration

Here the official sources do not read the same way. The DLD and GDRFA Dubai pages each describe a 10 year residence permit, and ICP's service describes Golden Residency for 10 years. The federal u.ae Golden Visa page, updated on 28 July 2026, lists the investor category as 10 years for public investments and 5 years for real estate investments.

We cannot resolve that difference from the published pages. Anyone planning around a specific duration should ask the issuing authority, in writing if possible, which term applies to the property they intend to buy.

Mortgaged property

DLD states that the property may be mortgaged, with a no objection letter from the bank showing the amount paid and the balance. GDRFA Dubai states that mortgaged property is acceptable and that a lien is placed on the property to ensure continuity of ownership. GDRFA also states that the property may not be disposed of during the residency period.

The Ministry of Economy and Tourism, in its published answer on the conditions for real estate investors, states that a loan is acceptable provided it is from a local bank determined by the competent local authority.

The way the AED 2 million is measured for a mortgaged property, whether by value or by equity paid, has been the subject of changes and of differing descriptions. Abu Dhabi's published conditions, for example, require the investor's own capital to be at least AED 2 million. Confirm how the authority will measure your position before you rely on it.

Off plan property

Off plan purchases are where the published conditions are least uniform. The Ministry of Economy refers to purchases of off plan units with a total value of at least AED 2 million, provided they are made from local companies approved by the competent local authority. Abu Dhabi's Department of Economic Development requires a purchase agreement from an approved developer and payments to the developer of no less than AED 2 million to date. The DLD and GDRFA Dubai service pages we reviewed do not address off plan property directly.

For an off plan purchase in Dubai, ask the authority whether the property qualifies before signing, and what proof of payment or registration it will require.

Joint ownership

GDRFA Dubai states that where ownership is a share in a jointly owned property, the value of the applicant's share must not be less than AED 2 million. DLD's page requires the property to be wholly owned by the investor. If you intend to buy jointly with a spouse or partner, confirm how the authority will treat the arrangement.

The process in Dubai

As published by DLD on its Golden Visa investor service page, accessed on 1 November 2026, the application covers the medical examination, Emirates ID and residence permit, and family members can be added afterwards. DLD states that the applicant must be inside the UAE and attend in person, and gives a service time of seven to ten business days. Required documents include a passport, the title deed and a personal photograph.

What we recommend

1. Decide whether residency is a requirement or a benefit. If it is a requirement, confirm eligibility before you commit.
2. Write to the issuing authority describing the specific property, its value, how it will be financed and whether it is off plan or completed.
3. Keep a record of the response and the date.
4. Check again shortly before applying, because criteria change.

We can explain how a property's documentation is likely to be read, but the decision rests with the authorities.