When Dubai scrapped the minimum property value for its 2-year investor visa in April 2026, one number didn’t move: AED 2 million. That’s still the property investment you need for the UAE’s 10-year Golden Visa (VisaHQ, May 2026).
What has become clearer is how you can reach that number. And it’s more flexible than many buyers think.
What is the UAE Golden Visa?
The Golden Visa is a 10-year, renewable UAE residence visa. You don’t need an employer or local sponsor. Through the property route, you qualify by owning real estate worth at least AED 2 million (about USD 545,000). There’s no minimum stay requirement, so the visa stays valid even if you spend more than six months a year outside the UAE (Gulf News, April 2026).
Does off-plan property count toward the Golden Visa?
Yes. Approved off-plan units count, as long as the total value reaches AED 2 million, and you don’t need an issued title deed at the time you apply. This is the single biggest point of confusion we hear. Many buyers still believe they have to wait until handover. For approved projects, they don’t.
Check with the developer that the project is eligible before you rely on it. Your purchase must be registered with the Dubai Land Department through Oqood, the interim register for off-plan sales.
Can I use a mortgaged property?
Yes, if the property’s total purchase value is at least AED 2 million and your bank issues a no-objection certificate (NOC). The bank’s letter confirms it’s aware of the application. Ask your bank early, because this paperwork is often what slows the process down.
Can I combine two or more properties?
Yes. Several properties can be added together to reach AED 2 million. Two AED 1.1 million apartments qualify, and so do an AED 1.3 million apartment plus an AED 750,000 studio.
This opens up a smart strategy: instead of one AED 2 million unit, some investors buy two smaller apartments in higher-yield areas. They get the visa and a stronger rental income, and they can sell one unit later without losing everything at once. (Selling below the threshold would affect renewal, so plan your exits.)
Who can I sponsor on a Golden Visa?
Your spouse, your children regardless of age, and up to three domestic staff, according to Gulf News’ April 2026 guide. VisaHQ notes Golden Visa holders can also sponsor parents. Once medicals and biometrics are done, investors typically receive their Emirates ID within about ten business days.
What if my budget is below AED 2 million?
You now have real options:
| Budget | Visa route |
|---|---|
| Any value, sole owner, completed property | 2-year renewable investor visa |
| AED 400,000+ per owner, joint ownership | 2-year renewable investor visa |
| AED 1 million+ in property, aged 55+ | 5-year retirement visa (other conditions apply) |
| AED 2 million+ | 10-year Golden Visa |
Our honest advice: if you’re at AED 1.7–1.9 million, it’s worth checking whether a slightly different unit or a second small property gets you over the line. The jump from a 2-year to a 10-year visa is a big one for family planning, schooling and peace of mind. If you’re at AED 1 million, don’t stretch into a bad purchase just for the Golden Visa. The 2-year visa is now a perfectly good route.
Frequently asked questions
What is the minimum property investment for the UAE Golden Visa in 2026?
AED 2 million, from one property or several combined. This threshold did not change in the April 2026 visa reforms.
Can I get a Golden Visa with an off-plan property in Dubai?
Yes. Approved off-plan units count toward the AED 2 million, and the title deed doesn’t need to be issued when you apply.
Can I get a Golden Visa with a mortgage?
Yes, if the property’s total purchase value is at least AED 2 million and your bank issues a no-objection certificate.
How long is the property Golden Visa valid?
Ten years, renewable, with no minimum stay requirement in the UAE.
Want to know if your purchase plan qualifies? Ask us on WhatsApp. Read also: Dubai Scrapped the AED 750K Visa Floor.
This article is general information, not legal or immigration advice. Rules and fees change; confirm current requirements with the Dubai Land Department and GDRFA before applying.