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Golden Visa Dubai Property Requirements: The AED 2 Million Rule Explained

Buying property in Dubai can do more than give you a home or an investment. It can also lead to long-term residency. The golden visa Dubai property route gives investors a 10-year residence visa when they own real estate above a set value, currently AED 2 million.

This guide explains who qualifies, what documents you need, how the rules treat mortgages and off-plan units, and the steps to apply. It also lists the questions you should settle with the authorities before you pay for a property.

The short answer

Minimum value: AED 2 million in Dubai real estate.
Visa length: 10 years, renewable while you continue to meet the conditions.
Ownership: the property must be in your name, and the value is confirmed by the Dubai Land Department (DLD).
More than one property: holdings can be combined to reach the AED 2 million total.

Who can apply

The route is open to investors who own qualifying property in Dubai. Your nationality does not matter for the property side, but you must be able to buy in a freehold area, which most major communities are. If you are still choosing where to buy, see our page on properties in Dubai for investment.

How the AED 2 million is calculated

The threshold is measured against the value of the property, shown by your purchase price or by a valuation certificate from DLD. Two points often cause confusion:

Combining properties. Several units can add up to AED 2 million, as long as each is registered in your name.
Joint ownership. If you own a property with someone else, your own share is what counts toward the threshold. Check how your share is recorded before you rely on a joint purchase.

Documents you will usually need

A valid passport and passport photos.
The title deed for the property, in your name.
A DLD letter or valuation confirming the property value.
A bank letter showing the amount paid and the outstanding balance, if the property has a mortgage.
Medical and Emirates ID steps once the visa is approved.

Requirements are updated by the authorities from time to time, so confirm the current list with the Dubai Land Department and the Federal Authority for Identity, Citizenship, Customs and Port Security before you apply.

Mortgaged property

A property bought with a mortgage can sometimes qualify, but the details matter. Authorities and advisers look at how much of the AED 2 million you have actually paid, and the lending bank usually has to confirm the position in writing. Do not assume a mortgaged unit qualifies until DLD has confirmed it for your exact case. Our mortgage and loans service can help you structure the purchase.

Off-plan property

Off-plan units are where advice differs most between sources. Some treat units from approved developers as eligible, while others say the property must be completed and registered first. A sale agreement alone is generally not enough. Before you buy off-plan with the visa in mind, ask DLD whether the specific project and your stage of registration qualify. Read how Oqood registration and escrow accounts work, and browse our off-plan properties.

Steps to apply

Choose a property that meets the AED 2 million threshold, and have it checked first. Our guide on how to verify a title deed shows what to look for.
Complete the purchase and register the property in your name.
Obtain the DLD documents that confirm ownership and value.
Submit the golden visa application through the official channels.
Complete the medical test, biometrics and Emirates ID steps once approved.

Budget for government fees on top of the property price. See our guide to the full cost of buying property in Dubai for purchase costs.

Common mistakes

Buying at AED 1.9 million and assuming a later valuation will lift it over the line.
Relying on an off-plan sale agreement before registration is in place.
Putting a joint property in two names without checking each person’s share.
Selling or transferring part of a property later and dropping below the threshold, which can affect renewal.

Frequently asked questions

What is the minimum property value for a golden visa in Dubai?

The headline requirement is AED 2 million in Dubai real estate, which can be one property or several combined.

How long does the property golden visa last?

It is a 10-year residence visa, renewable as long as you continue to meet the conditions.

Can I get a golden visa with a mortgage?

It can be possible, but the paid amount and the bank’s confirmation matter. Check your case with DLD before you buy.

Does an off-plan property qualify?

It depends on the project and its registration stage. Ask DLD to confirm before you commit.

Can two people combine ownership to reach AED 2 million?

Joint ownership is treated carefully. Your own recorded share is what counts, so confirm the rules for your situation.

Related Dubai property guides

Talk to VVS Estate

Our team can match you with properties that suit the golden visa route and check the paperwork before you commit. Contact VVS Estate or see our legal due diligence service.