AED 2 million in property. Ten years of residency. No employer, no sponsor, no minimum stay. That is the deal Dubai offers investors in 2026 — and it survived the April rule changes untouched. Here is exactly how it works, without the agent folklore.
What the Golden Visa through property actually is
The UAE Golden Residence is a 10-year, renewable residence permit issued by the Federal Authority for Identity, Citizenship, Customs & Port Security (ICP). The real-estate route is the simplest of all its categories: own property worth at least AED 2 million, and you qualify. You do not need a job in the UAE. You do not need to run a business here. And unlike a standard residence visa, you can stay outside the UAE for more than 180 days without losing it.
One update matters in 2026: the old AED 750,000 two-year investor visa route was scrapped in April. The AED 2M Golden Visa threshold stayed. If a listing promises “residency” below AED 2M, ask harder questions.
The rules that actually decide your application
- AED 2M is the DLD-recorded purchase value — the price on your SPA or title deed, not a broker’s “market valuation” of an older unit
- Off-plan qualifies — approved off-plan counts, and the title deed does not need to be issued at application time
- Mortgaged property qualifies — provided the purchase value is AED 2M+ and your bank issues a No-Objection Certificate
- You can combine properties — two or three units adding up to AED 2M work
- Family comes with you — spouse, children, parents and household staff can be sponsored
What it costs beyond the property
| Item | Typical cost |
|---|---|
| DLD transfer fee | 4% of purchase price |
| Trustee office fee | AED 4,000–5,000 |
| Golden Visa application, medical, Emirates ID | ~AED 10,000–15,000 all-in |
| Bank NOC (if mortgaged) | AED 500–5,000 depending on bank |
Budget roughly 5–6% on top of the property price and you will not be surprised by anything.
The mistake I see most often
Buyers chase “Golden Visa eligible” stickers instead of good assets. Wrong order. Buy the property that makes investment sense — the right developer, the right area, the right entry price — and let the visa be the bonus it is. A bad AED 2M apartment with a visa attached is still a bad AED 2M apartment. I have turned clients away from exactly those deals.
🏗️ Recommended projects right now
- Everly Place — Ellington, MBR City — 1–3BR on the Meydan Horizon lagoon from AED 1.9M; pair with a studio elsewhere to cross AED 2M, or take a 2-bedroom and qualify outright
- Ellington Cove — Dubai Islands — Beachfront Ellington quality on the emerging Dubai Islands
- Browse all curated projects — Every listing personally underwritten before it reaches you
📌 Official sources — verify everything yourself
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Let’s talk — no pressure, just real numbers.
Sofiene has closed AED 1.8B+ in sales and underwrites every project personally. A 15-minute call could save you months of research.
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