The UAE Golden Visa through property: the 2026 rules, from the official sources

By Ansh Virmani, CEO20 January 2026Residency

The property route to a 10-year UAE residence visa is the single most common reason overseas clients call us. It is also the subject of more inaccurate blog posts than any other topic in this market. So this guide sticks to what the official platforms say.

The rule, as published by the UAE government

The official UAE government portal (u.ae) states that real estate investors who own a property with a purchase value of at least AED 2 million at the time of purchase can apply for a 10-year renewable residence permit. The visa holder can sponsor a spouse and children, plus domestic staff; parents are sponsored under the standard residence rules.

Applying in Dubai

In Dubai the application runs through the Dubai Land Department, which offers a dedicated Golden Visa application service for investors. The DLD verifies the title deed value and issues the recommendation that feeds the residency application. In Abu Dhabi the equivalent process is run through the Abu Dhabi Residents Office.

The questions we are asked most

Can I combine two properties?

Yes. The threshold applies to the total purchase value across title deeds held by the applicant. Two AED 1.1 million units qualify; one AED 1.9 million unit does not. We regularly structure purchases as two units for exactly this reason, and it often improves the rental picture too.

Does off-plan count?

Off-plan property from approved developers can qualify, with the DLD assessing the amount paid against the threshold. Because the rules on off-plan have moved over the years, we confirm the current position with the DLD for each client before they commit rather than relying on a general statement.

What about a mortgaged property?

Mortgaged properties can qualify, subject to the bank's documentation and the equity position. Again, this is a case-by-case check, and it is part of the underwriting we do before recommending a financed purchase to a visa-motivated buyer.

Do I have to live in the UAE?

Golden Visa holders enjoy more flexible residency conditions than standard residence visas, which is a large part of their appeal for investors who split time between countries. Check the current rules on u.ae, as they are updated by the authorities from time to time.

Common mistakes

• Buying at AED 1.95 million because "it is basically two million". It is not. The DLD assesses the value on the title deed and, in some cases, its own valuation; we confirm the current test with the DLD before you commit.
• Assuming a joint purchase automatically qualifies both owners. Shares matter. Get advice before adding a second name to the deed.
• Relying on a developer's marketing that a project is "Golden Visa eligible" without confirming the paid amount and the developer's approval status.

If residency is one of your goals, tell us at the brief stage. We will structure the purchase to clear the threshold cleanly and handle the DLD application alongside the transfer.

This article summarises publicly available government guidance as at the date of publication and is not legal or immigration advice. Rules change; confirm the current position on u.ae or with the relevant authority before relying on it.

Three questions clients ask

How long does the application take?

Once the title deed is issued and the DLD has verified the value, the residency application typically completes within weeks. Timelines vary with documentation, so we prepare the file alongside the transfer.

Can my family be included?

Yes. The official u.ae guidance states that the visa holder can sponsor a spouse and children, plus domestic staff. Parents can be sponsored under the standard residence rules.

Does renting the property out affect the visa?

No. The visa is based on ownership and purchase value. You can lease the property and still hold the residency.

Ansh Virmani

CEO of TVG Realtors and The Virmani Group. Boston University mathematics and economics graduate, licensed Dubai broker and Country Director of BRICS CCI UAE. He publishes weekly at virmaniviews.com.

TVG Realtors is an independent brokerage. Market figures are quoted from the named third-party sources as published on the dates cited and may have been revised since. Nothing here is investment, legal or tax advice.