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uae golden visa property 2026

UAE Golden Visa property rules: the 2026 change

From February 2026, the UAE no longer requires investors to have already paid AED 1 million toward a property. You now qualify on a Dubai Land Department valuation confirming a total property value of AED 2 million, mortgages included, with a bank no-objection certificate. The threshold amount did not change; the paid-in rule did.

Black and gold before-and-after infographic showing the UAE property Golden Visa change from the AED 1 million paid rule to an AED 2 million valuation rule from February 2026.
The AED 2 million threshold stayed the same. What changed is that a mortgaged property can now qualify without AED 1 million already paid.

What actually changed in February 2026

The headline threshold for the property Golden Visa did not move: it is still a total property value of AED 2 million. What changed is the paid-in requirement. Previously, an investor generally needed to have already paid around AED 1 million, roughly half, before a mortgaged property counted toward the route.

From February 2026, that paid-value rule was removed. You now qualify on a Dubai Land Department valuation confirming the property is worth AED 2 million or more, regardless of the mortgage balance, provided the financing bank issues a no-objection certificate.

  • Threshold unchanged: AED 2 million total property value.
  • Removed: the requirement to have paid AED 1 million first.
  • Still required: a bank no-objection certificate on mortgaged property.
  • Allowed: combining more than one property to reach the total.

Why this widens who can apply

The old rule effectively required a large amount of equity before the route opened. For financed buyers, that meant waiting until half the value was paid. The change lets investors use a mortgaged property much earlier, so long as the valuation and bank paperwork line up.

It does not make the visa cheaper in fees, and it does not remove due diligence. It widens eligibility on the property side, which is a meaningful shift for buyers using UAE bank financing.

Rules and official fees in this area change. Confirm the current Dubai Land Department requirements before you rely on any figure or buy on the assumption of qualifying.

What still costs money

The qualifying property value is separate from the government charges. Dubai Land Department publishes a fee breakdown for its 10-year investor residence permit, including medical examination, Emirates ID, residence confirmation, DLD, and administrative items, with a published main-applicant total in the region of AED 9,885.

Family permits, mortgage documentation, valuation, and any provider service fees are on top. Ask for those to be itemised so a low headline number does not hide the real total.

Next steps

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A UAE Golden Visa is a 5 or 10 year self-sponsored residence with more flexibility if you leave the country. A standard residence visa is shorter, usually tied to an employer or property, and can lapse faster when you are away. The right one depends on your route, stability, and family plans.

Common questions

Did the UAE Golden Visa property threshold drop in 2026?

No. The threshold is still a total property value of AED 2 million. What changed is that you no longer need to have paid AED 1 million first; you qualify on a Dubai Land Department valuation, mortgage included.

Can I get the Golden Visa with a mortgaged property now?

Yes, since February 2026 a mortgaged property can qualify if a Dubai Land Department valuation confirms AED 2 million total value and the financing bank issues a no-objection certificate.

Can I combine two properties to reach AED 2 million?

Yes, multiple properties can be combined to reach the AED 2 million total. Confirm the current evidence requirements with the Dubai Land Department or a licensed provider.

Is the Golden Visa approved automatically once I hit AED 2 million?

No. Meeting the valuation is necessary but not a guarantee. Approval depends on documents, medical and identity steps, and official processing.

How much are the government fees on the property route?

Dubai Land Department publishes a main-applicant total in the region of AED 9,885 for the 10-year investor residence permit, with family permits and service fees on top.

Sources to verify before applying

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Get a line-item quote before you pay. Ask providers to separate government charges, document costs, and service fees.

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