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UAE Golden Visa Through Property: The AED 2 Million Rule

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You can apply for a UAE Golden Visa as a real-estate investor if you own one or more properties in the country with a total value of at least AED 2 million, registered in your name. A mortgage is allowed if it is from an approved local bank, and certain off-plan purchases of the same value also qualify. The residency is for 10 years, according to the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) Golden Residency Guide, last updated 10 September 2026.

This guide summarises the official ICP rules as they stood when we checked them on 16 Nov 2026. Visa policy can change. It is not immigration advice. Confirm the current conditions and fees on ICP before you apply.

What is the property threshold?

ICP’s Golden Residency Guide, last updated 10 September 2026, sets two property routes:

  • You own one or more properties in the UAE with a total value of at least AED 2,000,000, with full ownership registered in your name. The property may be financed by a loan, provided the financing is from an approved local bank.
  • Or you have purchased one or more off-plan units with a total value of at least AED 2,000,000, provided the purchase is from an approved local real-estate company authorised by the competent local authority.

In both cases, you and your family members must have comprehensive, valid health insurance for the duration of the residency.

The Ministry of Economy and Tourism publishes the same AED 2 million, full-ownership, local-bank mortgage and off-plan conditions on its official FAQ.

The AED 2 million figure is a total value, not a per-emirate minimum. Two units that together meet the threshold can qualify if the land-registration letter confirms the combined value. Do not rely on a developer’s brochure price; the letter from DLD, ADREC/DARI or ADGM is what ICP asks for.

How long does the property Golden Visa last?

The property Golden Visa is for 10 years. ICP’s Golden Residency Guide, last updated 10 September 2026, lists a 10-year residency for investors in the UAE’s real estate sector, with no sponsor. The ICP entry-permit service card for a real-estate investor also describes the visa as completing the procedures for a 10-year Golden Residency.

Other benefits listed by ICP include residence for family members (spouses and children, regardless of age, and parents) and comprehensive health insurance for the investor and family throughout the residency. Eligible applicants who are outside the UAE may be granted a six-month, multiple-entry visa, renewable for a further six months, to complete the procedures.

What documents will I need?

The ICP service for “issuing an entry permit for a real-estate investor’s residency” (as read on 16 Nov 2026) lists:

  • A passport valid for at least six months
  • A personal photograph
  • A letter from the real-estate registration department in the relevant emirate confirming that the investor owns one or more properties with a total value of at least AED 2,000,000
  • Valid health insurance in the UAE
  • The property must be fully owned by the investor

In practice, that letter is issued by DLD in Dubai, by ADREC/DARI in most of Abu Dhabi, or by ADGM for property on Al Reem Island or Al Maryah Island. Take your title deed, or your off-plan sale certificate (Oqood or DARI certificate), and follow that registry’s current request process.

After the entry permit, you still complete the usual medical test, Emirates ID and residence issuance. Those are separate services with their own official fees.

What official fees are published?

The same ICP entry-permit card lists:

Fee Amount
Application AED 100
Issuance AED 100
Smart services AED 100
Total on this card AED 300

Medical testing, Emirates ID and residence stamping cost extra. Those amounts are to be confirmed on the ICP channels when you apply; they are not printed on the entry-permit card we checked.

What steps should I follow?

  1. Buy, or already own, qualifying property. If you are still choosing, look at units that can meet the AED 2 million total, including off-plan projects in Dubai and Abu Dhabi. Examples on our site include Kaia on Dubai Islands and Baheen Tower on Al Reem Island. Starting prices on those pages can change and do not, by themselves, prove the ICP valuation.
  2. Register the purchase properly. Off-plan buyers in Dubai need Oqood; in Abu Dhabi the sale is registered on DARI or AccessRP. See buying off-plan in Dubai and buying off-plan in Abu Dhabi.
  3. If you are using a mortgage, use an approved local bank. ICP allows a loan only from an approved local bank. Off-plan lending is capped at 50% LTV by the Central Bank. See mortgages for expats and non-residents and the mortgage calculator.
  4. Obtain the land-registry letter confirming a total value of at least AED 2,000,000.
  5. Arrange UAE health insurance for yourself and any family members you will sponsor.
  6. Apply through ICP (smart services website or ICP app, typically with UAE Pass) for the real-estate investor entry permit, then complete medical testing, Emirates ID and residence issuance.
  7. Keep the property and insurance in place. If you sell below the threshold or let insurance lapse, you risk the residency. Confirm current compliance rules with ICP.

Your Key can help you select and register a qualifying property. We cannot issue the visa; only ICP can do that.

Frequently asked questions

How much property do I need for a UAE Golden Visa?

ICP requires one or more properties in the UAE with a total value of at least AED 2,000,000, fully owned and registered in the investor’s name. A mortgage is allowed if the finance comes from an approved local bank. Off-plan units of the same total value can also qualify if bought from an approved local developer authorised by the competent local authority.

How long does the property Golden Visa last?

Ten years. ICP’s Golden Residency Guide, last updated 10 September 2026, states a 10-year residency for investors in the UAE’s real estate sector.

Can I use an off-plan property?

Yes, under the ICP guide, if you have purchased one or more off-plan units with a total value of at least AED 2,000,000 from an approved local real-estate company authorised by the competent local authority.

What documents does ICP ask for?

A passport valid for at least six months, a personal photograph, a letter from the real-estate registration department confirming ownership of property worth at least AED 2,000,000, and valid UAE health insurance. The property must be fully owned by the investor.

How much are the official ICP entry-permit fees?

The ICP service card lists AED 100 for the application, AED 100 for issuance and AED 100 for smart services, a total of AED 300. Medical testing, Emirates ID and residence stamping involve further official fees, which you should confirm when you apply.

Can I include my family?

Yes. ICP states that holders may obtain residence permits for spouses and children, regardless of age, and for parents, and must hold comprehensive health insurance for themselves and family members throughout the residency. Confirm current family rules on the ICP application.

Official sources (as of 16 Nov 2026)

Last updated: 16 Nov 2026

Abdul Shakoor, Founder & CEO, Your Key — RERA certified (Dubai) and ADREC certified (Abu Dhabi)

Your Key Property Management LLC is a licensed brokerage, not an immigration consultancy. For help choosing a property that may support an application, contact us, call or message +971 54 451 7999, or email main@yourkey.ae. Offices: Abu Dhabi, M01, Al Mansouri Building, Al Gheel Street, Al Danah; Dubai, Office 17, 35th Floor, Al Saqr Business Tower, DIFC.