How much property do I need to buy for a Dubai Golden Visa?

AED 2 million in Dubai property value qualifies you for the renewable 10-year Golden Visa. A lower AED 750,000 threshold gives a 2-year investor visa instead.

Can I combine multiple properties to reach AED 2 million?

Yes. The threshold applies to your total property holding, so two apartments worth AED 1 million each qualify exactly as a single AED 2 million property would.

Does off-plan property qualify for the Golden Visa?

Yes, but only the amount you have actually paid to the developer counts toward the AED 2 million threshold. Future instalments under a payment plan do not count until they are paid.

Can I get a Golden Visa if my property is mortgaged?

Yes. Mortgaged properties are eligible and the full purchase price counts toward the threshold. You do not need to own the property outright, though you may be asked for a letter from your lender.

Does the Dubai Golden Visa expire if I live abroad?

No. Unlike the 2-year investor visa, which can lapse after six months outside the UAE, the 10-year Golden Visa is not cancelled by extended absence — making it well suited to investors who do not live in Dubai full time.

Is the Golden Visa permanent residency?

No. It is a renewable 10-year residency, not citizenship or permanent residency. It renews indefinitely as long as you continue to meet the qualifying criteria, such as retaining the property.

Dubai Golden Visa Eligibility Checker

Updated 6 August 2026 · Built by the Cresco Real Estate market team · Figures based on Dubai Land Department and UAE Central Bank published rules.

Check instantly whether your Dubai property qualifies you for the 10-year UAE Golden Visa — including how off-plan payments and mortgages are treated, and exactly how far you are from the threshold.

Check whether your Dubai property qualifies you for the 10-year Golden Visa.

Total value of Dubai property you own or plan to buy (AED)

Property status

Amount already paid to the developer (AED)

Is the property mortgaged?

Number of properties combined

The AED 2 million property rule, explained

Since the threshold was reduced from AED 10 million in October 2022, buying Dubai property worth AED 2 million or more qualifies you for a renewable 10-year UAE Golden Visa. It is the most accessible property-linked residency programme of any major global financial centre, and it is the single biggest reason many international buyers choose Dubai over competing markets.

Route	Property value	Visa granted
Golden Visa	AED 2,000,000+	10 years, renewable indefinitely
Investor visa	AED 750,000+	2 years, renewable

Four rules people get wrong

You can combine properties. The threshold applies to your total Dubai property holding, not to a single unit. Two apartments at AED 1 million each qualify just as well as one at AED 2 million.

A mortgage does not disqualify you. The full purchase price counts toward the threshold, not just the equity you hold. There is no requirement to own the property outright.

Off-plan counts only to the extent you have paid. This is the most common misunderstanding. If you have bought a AED 2 million off-plan unit but paid only AED 800,000 so far, you do not qualify yet. Unpaid future instalments do not count.

The Golden Visa is not tied to residency days. Unlike the 2-year investor visa, which lapses if you stay outside the UAE for more than six months, the 10-year Golden Visa does not expire on absence. That flexibility matters enormously for investors who do not intend to live in Dubai full time.

Who you can sponsor

A Golden Visa holder can sponsor a spouse, children of any age with no upper age limit, and domestic workers — all on the same 10-year validity. This is a meaningful difference from standard employment residency, where adult children age out of sponsorship.

Frequently asked questions

How much property do I need to buy for a Dubai Golden Visa?: AED 2 million in Dubai property value qualifies you for the renewable 10-year Golden Visa. A lower AED 750,000 threshold gives a 2-year investor visa instead.
Can I combine multiple properties to reach AED 2 million?: Yes. The threshold applies to your total property holding, so two apartments worth AED 1 million each qualify exactly as a single AED 2 million property would.
Does off-plan property qualify for the Golden Visa?: Yes, but only the amount you have actually paid to the developer counts toward the AED 2 million threshold. Future instalments under a payment plan do not count until they are paid.
Can I get a Golden Visa if my property is mortgaged?: Yes. Mortgaged properties are eligible and the full purchase price counts toward the threshold. You do not need to own the property outright, though you may be asked for a letter from your lender.
Does the Dubai Golden Visa expire if I live abroad?: No. Unlike the 2-year investor visa, which can lapse after six months outside the UAE, the 10-year Golden Visa is not cancelled by extended absence — making it well suited to investors who do not live in Dubai full time.
Is the Golden Visa permanent residency?: No. It is a renewable 10-year residency, not citizenship or permanent residency. It renews indefinitely as long as you continue to meet the qualifying criteria, such as retaining the property.

Related Cresco tools & guides

Planning a purchase around the Golden Visa threshold?

We can shortlist properties that clear the AED 2 million mark efficiently and walk you through the application process end to end with our government-relations partners.

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Disclaimer: This calculator provides indicative estimates based on published Dubai Land Department fees and UAE Central Bank lending rules current at the time of writing. Actual costs vary by developer, bank, property and transaction structure. Figures are not financial, legal or tax advice. Speak to a licensed advisor and confirm all figures with your bank and the DLD before committing to a purchase.