Until this spring, a studio in Dubai Silicon Oasis couldn’t get you a residence visa. The rule was simple and a little brutal: your property had to be worth at least AED 750,000, or you didn’t qualify.
That rule is gone.
In April 2026, the Dubai Land Department (DLD) updated its guidance, in coordination with the General Directorate of Residency and Foreigners Affairs (GDRFA). If you are the sole owner of a property in Dubai, you can now apply for the 2-year residence visa with no minimum property value. If you own it jointly, each owner needs a share worth at least AED 400,000 (Gulf News, April 2026).
It’s one of the biggest changes to Dubai’s property-residency rules in years, and a surprising number of buyers, and even some agents, still quote the old figure.
What exactly changed with the Dubai property visa?
The 2-year property investor visa used to need a property worth AED 750,000 or more. Now a sole owner qualifies at any value, and joint owners qualify if each holds at least AED 400,000. The 10-year Golden Visa did not change: it still needs AED 2 million in property.
Here’s the new picture at a glance:
| Ownership | 2-year visa | 10-year Golden Visa |
|---|---|---|
| Sole owner | Any property value | AED 2,000,000+ |
| Joint owners | AED 400,000+ per owner | AED 2,000,000+ total |
Who does this actually help?
Mostly the people the old rule shut out. Think of a young professional buying a AED 600,000 studio in JVC as a first investment. Or a family from abroad who wants a foothold in the UAE without committing AED 2 million.
Before April, both of them owned property in Dubai and still had to find another route to residency. Now the property itself does the job.
We see this as the real headline. Dubai has made owning a home and living in the country the same decision, even at the entry level of the market.
Are there any conditions?
Yes, and they matter:
- Completed property. Guidance published after the change says the property should generally be completed and registered for the 2-year visa (Middle East Briefing, May 2026). Off-plan units are a Golden Visa conversation, not a 2-year visa one.
- Mortgaged property. If you bought with a mortgage, expect to need extra documents from your bank, usually a no-objection letter.
- Fees. The main applicant visa costs about AED 10,212, with spouse and children added at roughly AED 6,500–8,900 each, according to the same source. Medical tests and Emirates ID are part of the process.
What does a 2-year residence visa give you?
A UAE residence visa (the permit that lets a foreigner live in the UAE) gives you an Emirates ID. With it you can open a local bank account, sign a tenancy or utility contract in your own name, and sponsor your family. It’s renewable as long as you still own the property.
Should you aim for the 2-year visa or the Golden Visa?
If your budget sits under AED 2 million, the 2-year visa is now a clean, realistic option. Buy a completed unit in your sole name and you’re in.
If you’re between AED 1.5 and 2 million, pause before signing. Sometimes a slightly larger unit, or combining two properties, gets you to the 10-year Golden Visa, and that’s a very different level of security for your family. We’ll cover exactly what counts toward the AED 2 million in a separate article.
Our honest take: the price floor is gone, so the visa is no longer the reason to overpay. Buy the property that makes sense as an investment. The visa now comes with it.
Frequently asked questions
Is there still a minimum property value for a Dubai residence visa?
Not for sole owners applying for the 2-year visa. The AED 750,000 minimum was removed in April 2026. Joint owners each need at least AED 400,000, and the 10-year Golden Visa still needs AED 2 million.
Can I get the 2-year visa with an off-plan property?
Generally no. Current guidance says the property should be completed and registered. Approved off-plan units can count toward the AED 2 million Golden Visa instead.
Can I use a mortgaged property?
Yes, but the bank will usually need to issue a no-objection letter, and extra paperwork may apply.
How long is the visa valid?
Two years, and it can be renewed while you continue to own the property.
Thinking about which property gets you the right visa? Message our team on WhatsApp and we’ll walk you through your options, or explore our Dubai market overview.
This article is for general information only and isn’t legal or immigration advice. Visa rules and fees change; confirm current requirements with DLD and GDRFA before you apply.