Can I use a mortgage to reach the AED 2 million threshold?

Yes, provided the loan is from a UAE-licensed bank and your equity plus loan together equal AED 2 million.

Does off-plan property count for the Golden Visa?

Only after you have paid 50 % and received the Oqood certificate or title deed from the Dubai Land Department.

What happens if property prices fall below AED 2 million later?

Your visa stays valid for the full 10 years as long as you keep ownership; renewal is based on the original purchase value.

Can I sponsor my domestic helper on a Golden Visa?

No. The property route allows only spouse and children; domestic staff require a separate employment visa.

Is the AED 2 million minimum the same in Abu Dhabi or Sharjah?

Abu Dhabi matches Dubai at AED 2 million; Sharjah and Ajman still use AED 1 million for their local long-term visas.

Can I Get Golden Visa If I Buy Property in Dubai 2026

Quick answer

Yes. Buying a Dubai property worth at least AED 2 million gives you the right to apply for a 10-year Golden Visa. The property must be freehold, fully paid or financed by an approved UAE bank, and you must keep ownership for the visa’s full duration.

Who qualifies under the property route?

The UAE Cabinet Decision No. 65 of 2022 (still in force in 2026) lists four investor visa categories. The property route is the simplest for most expats: buy AED 2 million or more in a single freehold unit, or combine units that total AED 2 million if purchased at the same time from the same developer. The property must be residential or mixed-use and located in Dubai (or any other emirate that runs the scheme).

Step-by-step: how to apply in 2026

Choose and reserve a qualifying AED 2 million+ property with an RERA-registered developer.
Pay 10 % booking deposit and sign the Sales Purchase Agreement (SPA).
Arrange mortgage finance if needed—only loans from banks licensed by the Central Bank of the UAE count.
Obtain the Ejari tenancy contract once you receive the title deed (or the Oqood interim title for off-plan).
Book a medical fitness test and Emirates ID appointment via the ICA app or Amer centres.
Submit the Golden Visa file online through ICP or GDRFA Dubai; pay the AED 2,900 visa fee plus AED 100 knowledge fee.
Collect the Emirates ID and affix the visa sticker at Dubai International Airport or any Amer branch.

Common mistakes that delay or void the application

Buying a property under AED 2 million and hoping multiple owners can combine values—no, each investor must meet the threshold individually.
Using seller or developer finance that is not a recognised UAE bank loan; the visa is refused.
Forgetting to keep the property for the entire 10-year period; selling early automatically cancels the visa.
Submitting an off-plan unit without the 50 % payment milestone certificate; ICP requires proof of substantial payment.
Applying while the property is still under the developer’s escrow account—title deed must be in your name.

Property vs other Golden Visa routes: quick comparison

Route	Minimum investment	Renewal conditions
Property	AED 2 million freehold	Keep ownership; no further spend
Deposit in bank	AED 10 million deposit	Maintain deposit balance
Business	AED 2 million project or 5-year tax contribution AED 250k	Active trading, audited accounts
Outstanding talent	No cash threshold	Proof of continued achievement

Costs you should budget for

In addition to the purchase price, expect these one-time and recurring fees:

4 % Dubai Land Department (DLD) transfer fee on the property value
1–2 % agency commission (can be negotiated)
AED 540 title deed issuance
AED 2,900 Golden Visa fee + AED 100 knowledge fee per person
AED 370 medical fitness + AED 370 Emirates ID (valid 10 years)
Annual service charges (vary by building, often AED 15–30 per sq ft)

Tips from recent Dubai applicants

Pick a unit in a high-demand community—resale is easier if you ever need liquidity.
Use an ICP-approved typing centre to avoid form errors that trigger manual review.
If you already hold a valid UAE residency, you can convert it to Golden Visa without exiting the country.
Include spouse and children under 25 on the same application; each pays only the visa fee.
Keep digital copies of every document in the UAE ICP app—physical folders get lost.

Real-life timeline in 2026

Most buyers complete the entire process in 4–6 weeks once the title deed is issued. Off-plan purchases can take 12–18 months until the 50 % payment trigger is reached, so plan your move accordingly. The visa itself is issued within 5–10 working days after biometrics.

Key takeaway

AED 2 million in Dubai real estate remains the fastest, most transparent route to a 10-year Golden Visa. Buy from a licensed developer, finance only with approved UAE banks, and keep the asset for the full decade to enjoy uninterrupted long-term residency.