Buy Dubai property worth AED 2 million or more and you can apply for the 10-year renewable Golden Visa through the Dubai Land Department, including when the home is mortgaged or off-plan. Here’s who qualifies in 2026, what it costs, and how to apply.
Fee amounts in this guide are approximate and can change. Confirm the current figures with the Dubai Land Department and GDRFA before you apply. This guide is general information, not legal or immigration advice, and every application is decided by GDRFA and the DLD.
Who qualifies for the Golden Visa through property
- AED 2 million in Dubai property - one home or a portfolio, as long as the total DLD-certified value reaches AED 2M
- Joint owners - your own share must itself be worth AED 2M or more
- Mortgaged property counts - eligibility rests on the total certified value, backed by a liability letter or NOC from your bank
- Off-plan can qualify - subject to the DLD-certified value of the property registered in your name
The 10-year Dubai route vs the 5-year federal visa
This is where most guides contradict each other. The federal ICP listing shows a 5-year real-estate residence for property owned without loans. Dubai runs its own route through the Dubai Land Department and GDRFA: a 10-year renewable Golden Visa that accepts mortgaged property. If you’re buying in Dubai, the 10-year DLD route is the one that applies to you.
Can you get the Golden Visa with a mortgage?
Yes. Since January 2024, a mortgaged property can qualify based on its total DLD-certified value. There’s no minimum amount you need to have paid off first. Your bank provides the liability letter or NOC that goes into the application.
How to apply for the property Golden Visa
You apply through the Dubai Land Department’s Golden Visa service for property investors. The DLD fee is around AED 10,000 for a new visa or around AED 9,500 for renewal. Exact amounts can vary, so check the fee shown when you apply. Have ready:
- Title deed(s) - showing AED 2M+ in certified value
- Passport and photo - standard identity documents
- Bank letter - liability letter or NOC, only if the property is mortgaged
After approval you complete the usual residency steps, the medical fitness test and Emirates ID biometrics, through GDRFA.
What changed in 2026
The property Golden Visa rules themselves didn’t change. What did: the separate 2-year investor visa dropped its AED 750,000 property floor in early 2026. If you’ve seen “2026 visa change” headlines, that shorter track is usually the story. The 10-year Golden Visa still starts at AED 2M.
Sponsoring your family
Golden Visa holders can sponsor family members for residency. Confirm the eligible dependents and their requirements with GDRFA when you apply.
Find a qualifying home
If you’re buying with the visa in mind, browse homes from AED 2M on Property Finder and filter by price to see what qualifies in the areas you like.
Frequently asked questions
Search or browse questions about the Golden Visa through property.
Can I get the Golden Visa if my property is mortgaged?
Yes, a mortgaged home can qualify. Since January 2024, eligibility rests on the property’s total DLD-certified value, not on how much you’ve paid off. Your bank’s liability letter or NOC goes into the application.
Does off-plan property qualify?
It can, subject to the DLD-certified value of the property registered in your name reaching AED 2M.
Can I combine several properties to reach AED 2M?
Yes. The AED 2M threshold applies to the total DLD-certified value of your Dubai properties, whether that’s one home or a portfolio.
Why do some sites say 5 years, not 10?
The federal ICP listing describes a 5-year residence for property owned without loans. Dubai’s own route through DLD and GDRFA grants 10 years and accepts mortgaged property. That’s the one that applies to Dubai purchases.
How much does the application cost?
Around AED 10,000 for a new visa and around AED 9,500 for renewal, paid to the DLD. Standard medical test and Emirates ID charges are billed separately, and exact amounts can vary.
What happens if I sell the property later?
The visa is tied to your property investment, so selling can affect renewal. Check your position with DLD before you sell or before the renewal date.