The short answer
Own one or more UAE properties worth at least AED 2,000,000 and you can apply for a 10-year, renewable Golden Visa. It covers your spouse and children, needs no local sponsor or employer, and you do not lose it by living outside the UAE for long periods.
The threshold is the same across the emirates, but how the AED 2 million is counted differs between Dubai and Abu Dhabi, especially for off-plan homes. That difference decides when your visa can start.
Dubai vs Abu Dhabi: how the AED 2 million is counted
| Dubai | Abu Dhabi | |
|---|---|---|
| Minimum value | AED 2M (DLD valuation or contract value) | AED 2M |
| Off-plan | Counts at the full contract (Oqood) value, with no minimum paid since February 2026. The project must be DLD-approved. | Counts once you can show at least AED 2M paid to the developer. |
| Mortgaged | Yes, no minimum equity since February 2026 | Yes, through UAE banks, conditions apply |
| Several properties | Yes, values can be combined | Yes, values can be combined |
| Holding period | Visa is tied to owning qualifying property | Keep the property at least 2 years after the visa is issued |
| Who processes it | Dubai Land Department, then ICP/GDRFA | Abu Dhabi Residents Office, then ICP |
Off-plan: when does your visa start?
This is where buyers get caught out. On a typical 60/40 plan for an AED 2.5M home, you have paid about AED 1.5M by the end of construction. In Dubai that does not matter: the full contract value counts, so you can apply as soon as the purchase is registered. In Abu Dhabi, an off-plan unit counts only when AED 2M has actually been paid, which on this plan is at handover.
If you need the visa quickly and are buying in Abu Dhabi, choose a ready home, a plan that front-loads payments, or a unit large enough that the early instalments pass AED 2M.
Below AED 2 million: your options
- Combine units. Two homes worth AED 1.1M each reach the threshold together.
- Dubai 2-year property investor visa. For completed homes; in 2026 Dubai removed the minimum value for sole owners. Renewable, but more limited than the Golden Visa.
- Upgrade later. Buy now, add a second unit or move up once you are ready.
Avoid buying at AED 1.95M when the Golden Visa is your goal: the small saving can cost you the visa.
How to apply, step by step
- Buy and register. Title deed for a ready home, Oqood (Dubai) or registered sale agreement (Abu Dhabi) for off-plan.
- Apply for the nomination. Dubai: through the Dubai Land Department's Golden Visa service. Abu Dhabi: through the Abu Dhabi Residents Office.
- Entry permit and status change if you are outside the UAE or on another visa.
- Medical test and Emirates ID biometrics.
- Visa issued, then add your family.
Expect government fees of a few thousand dirhams per person. We send the current fee list with every project brief.
Your family
The Golden Visa covers your spouse and children, and Golden Visa holders can also sponsor parents and domestic staff under the residency rules. Each family member needs their own medical and Emirates ID.
Five mistakes that cost people the visa
- Buying just below AED 2M.
- Assuming Abu Dhabi off-plan works like Dubai.
- Buying in a project that is not registered or approved.
- Selling the property before the visa is moved to another qualifying property.
- Joint purchases with a non-spouse where each share is below the threshold.
Projects where one unit can qualify
Dubai
Abu Dhabi
Starting prices from developer and broker releases, checked 13 Nov 2026. For Abu Dhabi off-plan, the AED 2M paid rule applies.
Quick answers
How much property do I need for the UAE Golden Visa?
At least AED 2 million (about US$545,000), in one property or several combined.
Does off-plan property qualify for the Golden Visa?
Yes. In Dubai the full contract value counts with no minimum paid since February 2026. In Abu Dhabi you need proof that at least AED 2 million has been paid to the developer.
Can I get the Golden Visa with a mortgage?
Yes. In Dubai there is no minimum equity requirement since February 2026; in Abu Dhabi mortgages through UAE banks are allowed with conditions.
How long is the property Golden Visa?
10 years, renewable while you keep qualifying property.
Do I have to live in the UAE to keep the Golden Visa?
No. Golden Visa holders do not lose the visa for long stays outside the UAE.
Can my family get the Golden Visa too?
Yes. Your spouse and children are covered, and parents can be sponsored.
Get advice for your situation
Tell us where you live and what you want to achieve. A JP World adviser replies personally, in your language.
Sources
- Abu Dhabi Residents Office, Golden Visa for real estate investors
- Aldar, Golden Visa FAQs
- Property Finder, Golden Visa through Dubai property (2026)
- Metropolitan, mortgage down-payment rule change 2026
- Betterhomes, Dubai investor visa 2026
Rules change; this guide is reviewed weekly. Last updated 13 November 2026. General information, not legal, tax or financial advice.
Also read: UAE property tax for investors · The UAE dream · All projects, scored