Buying guide
Dubai Golden Visa Through Property: What the AED 2 Million Route Means for Buyers
A property purchase can lead to long-term residency. Here is how the route works and what to confirm first.
Buying guide
Dubai Golden Visa Through Property: What the AED 2 Million Route Means for Buyers
Downtown Dubai at sunrise. Photo: David Rodrigo / Unsplash
A property purchase can lead to long-term residency. Here is how the route works and what to confirm first.
By Staff Writer
Last reviewed
5 min read
One of the most common questions from overseas buyers is whether a Dubai property can lead to residency. It can, in defined cases. This guide explains how the property route works and what to check, using the official service descriptions.
How the property route works
The Dubai Land Department’s Golden Visa service for investors (Dubai Land Department, opens in a new tab) is for owners of real estate bought for AED 2 million or more at the time of purchase. It describes a renewable residence permit, and says that a spouse, children and parents can be sponsored. The UAE Government portal (The Official Portal of the UAE Government (u.ae), opens in a new tab) lists the wider Golden Visa categories, including investors.
The AED 2 million threshold
The test is the purchase value, not the current market value. For a mortgaged property, the Dubai Land Department says a bank letter confirming AED 2 million paid is the required proof. That means a buyer using a mortgage still has a route, but you must plan the down payment and the paperwork with this in mind.
The process in outline
- Buy and register a qualifying property in your name.
- Gather the title deed or, for a mortgaged property, the bank letter showing the paid amount.
- Apply through the Dubai Land Department's service channels and pay the fees.
- Complete the medical examination at the centre.
- Receive the residence permit by email.
The steps above follow the published service description. The detailed documents list and fees are on the service page, and they are updated from time to time.
If your budget is below AED 2 million
Many buyers purchase below the threshold and still choose Dubai for ownership and rental returns. A property-owner residence route exists at lower values, administered by the General Directorate of Residency and Foreigners Affairs. Check the current criteria on the official service page (General Directorate of Residency and Foreigners Affairs, Dubai, opens in a new tab) before you buy, and do not rely on a verbal assurance.
Plan the purchase, then the visa
A visa should be a benefit of a purchase you would make anyway, not the reason to stretch a budget. Pick the area and the home first, using the questions to ask before you buy, then check how the visa rules apply. Read the full cost guide so the visa fees and the transaction costs are in your budget.
Frequently asked questions
Can I get a Golden Visa by buying property in Dubai?
Yes, it is one of the routes. The Dubai Land Department's investor service is for owners of a property whose purchase value is AED 2 million or more at the time of purchase. Approval is decided by the authorities, so treat the visa as something to confirm, not to assume.
What is the minimum property value for the Golden Visa?
AED 2 million at the time of purchase, according to the Dubai Land Department's investor service. Confirm with the authority how it counts the value if you are buying more than one property.
Can I qualify if I buy with a mortgage?
The Dubai Land Department states that for a mortgaged property, a bank letter showing AED 2 million paid is the proof required. Ask the authority and your bank how this applies to your purchase.
Can my family be included?
The investor service states that a spouse, children and parents can be sponsored. Conditions apply, so confirm the current rules with the authority.
How long does the Golden Visa last?
Official sources describe it as a long-term, renewable residence permit. The stated term has differed between government pages, so confirm the current term with the Dubai Land Department or GDRFA before you rely on it.
Can off-plan property qualify?
Eligibility for off-plan purchases depends on the authority's current criteria and on how much has been paid. Ask the Dubai Land Department before you plan around it.
Is there a visa option below AED 2 million?
There are other residence routes for property owners, including property-owner visas that apply at lower values. The criteria and fees are set by the General Directorate of Residency and Foreigners Affairs, so check their service page for the current terms.
Sources
- Golden Visa application, Investor (opens in a new tab)Dubai Land Department. Checked 16 October 2026.
- Golden visa (opens in a new tab)The Official Portal of the UAE Government (u.ae). Checked 23 September 2026.
- Property owner residence visa (opens in a new tab)General Directorate of Residency and Foreigners Affairs, Dubai. Checked 16 October 2026.
This guide has been prepared by SkyBuild Real Estate for general information only. It is not investment, legal, tax or financial advice, and should not be relied on as the sole basis for a transaction decision. Rules, fees and eligibility criteria change. Confirm current requirements with the relevant authority, and take independent professional advice on your own circumstances. Sources were checked on the dates shown.
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