The AED 2M rule & the 2026 change
The UAE's 10-year property Golden Visa requires real estate valued at AED 2,000,000+ (about USD 545,000), confirmed by a Dubai Land Department (DLD) valuation. You can reach it with one property or several combined.
What changed (20 Feb 2026): the old rule requiring 50% — or at least AED 1M — paid in cash, mortgage-free, was scrapped. Now only the total value matters. A buyer with a AED 2.5M property and a 75% mortgage (AED 625k equity) qualifies, as long as the DLD valuation clears AED 2M.
Off-plan (Oqood): off-plan purchases in RERA-approved freehold projects qualify for the 10-year visa once registered with DLD via an Oqood certificate — the full purchase price counts, not your paid equity. (Note: the separate 2-year investor visa still has stricter equity rules.)
Benefits: no tax, no stay, no sponsor
- No minimum stay: a standard residence visa lapses after 6 months abroad; the Golden Visa stays valid even if you live overseas all year.
- 0% personal income tax on salary, rental, dividends, and capital gains for individuals.
- No sponsor: you hold residency in your own right and can sponsor family.
- 10-year Emirates ID: resident banking and full financial access, not non-resident accounts.
How to apply: steps, fees & timeline (2026)
The UAE property Golden Visa is processed through the Dubai Land Department (DLD) and GDRFA. Post-February 2026, the flow is fast — most of it is online, with only medical and biometrics needing your presence.
Government fees (2026, approximate, AED)
| Fee | Amount |
|---|---|
| Golden Visa issuance + processing (main applicant) | ~AED 4,630 |
| Medical fitness test | ~AED 320–700 |
| Emirates ID (10 years) | ~AED 1,153 |
| Each dependent (visa + ID + medical) | ~AED 3,500 |
| DLD property transfer fee | 4% of price |
Government fees are separate from the property price and the 4% DLD transfer fee. Express processing (≈ AED 1,000 extra) speeds things up. Figures change periodically — confirm on the ICP/GDRFA portals. The calculator above uses these to estimate your transaction + visa cost.
How long does it take?
In 2026, processing from submission to visa stamping is commonly 2–4 weeks (down from ~30 days in 2023). Express/premium services can finish in 5–7 business days. The property purchase and DLD registration happen before this and add their own time.
Common rejection reasons to avoid
- DLD valuation comes in below AED 2M despite a higher contract price.
- Property is outside a designated freehold (foreign-ownership) zone.
- Missing mortgage NOC, or balance figures that don't match between lender and DLD.
- Incomplete source-of-funds documents, or an expired/un-apostilled police clearance.
Sources and official references: UAE Government Portal — Golden Visa; Dubai Land Department (DLD); GDRFA and ICP procedures. The 10-year property Golden Visa threshold remains AED 2 million (≈ US$545,000) for 2026; a federal policy circular of February 2026 removed the upfront down-payment requirement, so mortgaged and off-plan units now qualify on the DLD valuation alone. AED/USD conversion is approximate (peg ≈ 3.6725). Government and transaction fees are estimates and change periodically; property value is market-dependent. Estimate, not legal or investment advice — confirm with a licensed UAE property/immigration advisor.