The property route to the UAE Golden Visa changed in February 2026: eligibility now rests on the valuation of the property rather than on how much of the price has been paid.
Before February 2026, a buyer using a mortgage or buying off-plan was generally required to show that a minimum share of the price (cited in legal commentary as 50%, or AED 1,000,000) had already been paid. According to legal summaries of a federal circular dated 20 February 2026, that requirement was removed. Eligibility now rests on the Dubai Land Department (DLD) valuation of the property on the day of application. If the property is valued at AED 2,000,000 or more, the full value is assessed whether it was bought with cash, a mortgage, or on a developer payment plan. A mortgaged property needs a No Objection Certificate from the lender, and an off-plan property needs to be bought from a DLD-approved developer. The February 2026 wording is reported by law-firm and advisory summaries rather than the circular itself, so check the current text with the ICP or the DLD.
Below are the two property routes, the costs involved, and the Dubai projects listed on this site that reach each threshold at their entry price, followed by points to check before buying.
| Golden Visa | Investor residence visa | |
|---|---|---|
| Property threshold | AED 2,000,000 (~USD 545,000) | AED 750,000 (~USD 204,200); commonly cited, confirm the current DLD/GDRFA rule |
| Duration | 10 years, renewable | 2 years, renewable |
| Sponsor required | No — self-sponsored | No — self-sponsored |
| Family | Spouse and children (parents in many cases) | Spouse and children |
| Mortgaged property counts? | Yes, at full value, with a bank NOC | Conditions apply — confirm before relying on it |
| Off-plan counts? | Yes, on DLD valuation, if bought from a DLD-approved developer | Generally requires a completed, habitable unit |
| Combine several properties? | Yes — several properties can be combined | Normally a single property |
| Minimum stay to keep it | None — it does not lapse for time spent abroad | Must not remain outside the UAE more than six months |
The last row is a practical difference: a standard UAE residence visa can be cancelled if the holder stays outside the country for more than six months, while the Golden Visa is not subject to that rule. The guides what is the Dubai Golden Visa and Golden Visa updates for investors go through the mechanics, and the relaxation of the 10-year visa conditions covers the direction of the rules.
In July 2025 reports circulated in several countries that the UAE had launched a nomination-based lifetime Golden Visa for a one-off payment of around AED 100,000, initially for Indian and Bangladeshi nationals. The claims were linked to a Dubai-based consultancy.
The UAE’s Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) rejected the claims as false and without legal basis, stating that Golden Visa categories, conditions and regulations are set out in official laws and decisions and are published on its website and app, and warning of legal action against those spreading misinformation or collecting money under false pretences (reported by Gulf News and other outlets). The consultancy involved subsequently apologised for the confusion.
The official routes are those published by the authorities. A residency offer that does not match the thresholds published by the ICP or the DLD should be checked with those bodies directly.
The prices below are the entry prices shown on each project’s listing page on this site, in US dollars, converted at the pegged rate of AED 3.6725 to the dollar, which makes AED 2,000,000 ≈ USD 545,000 and AED 750,000 ≈ USD 204,200. Entry price is the cheapest unit type; larger units in the same development can fall in a higher tier. A purchase price is not a DLD valuation, and the valuation decides eligibility.
| Project | From (USD) | Approx. AED |
|---|---|---|
| Ovelle, The Valley | USD 2,423,000 | ~AED 8.9m |
| Oceanmare House | USD 2,280,149 | ~AED 8.4m |
| Ellie House | USD 1,895,000 | ~AED 7.0m |
| Alana, The Valley | USD 953,000 | ~AED 3.5m |
| Electra House | USD 680,350 | ~AED 2.5m |
| Dreamz by Danube, Al Furjan | USD 650,000 | ~AED 2.4m |
| Valia, Dubai Creek Harbour | USD 582,700 | ~AED 2.1m |
| Project | From (USD) | Approx. AED |
|---|---|---|
| JLT Residences | USD 440,000 | ~AED 1.62m |
| Terra Woods, Expo Living | USD 435,600 | ~AED 1.60m |
| Hansburg | USD 408,000 | ~AED 1.50m |
| Esma View | USD 402,360 | ~AED 1.48m |
| Chestmark | USD 388,000 | ~AED 1.42m |
| Diamondz by Danube | USD 330,000 | ~AED 1.21m |
| The Royal Oceanic, Dubai Marina | USD 265,500 | ~AED 0.98m |
| Sportz by Danube, Sports City | USD 210,000 | ~AED 0.77m |
| Project | From (USD) | Approx. AED |
|---|---|---|
| Eleganz by Danube, JVC | USD 190,000 | ~AED 0.70m |
| Oceanz by Danube, Maritime City | USD 150,000 | ~AED 0.55m |
| Oxford Terraces, JVC | USD 123,900 | ~AED 0.46m |
| Celestia, Dubai South | USD 119,000 | ~AED 0.44m |
| Timez by Danube, Silicon Oasis | USD 115,000 | ~AED 0.42m |
| Glamz by Danube, IMPZ | USD 110,000 | ~AED 0.40m |
Combining properties. The third table is not a list of properties that cannot count toward a Golden Visa. Because several properties may be combined, units from different tables can add up to the threshold. For example, three units at USD 190,000 total USD 570,000 (about AED 2.09 million), which is above AED 2,000,000. Whether combined properties are accepted depends on the DLD valuation, so confirm with the DLD before relying on this.
Dubai is made up of many communities with different price levels, property types and amounts of new supply. The notes below describe them neutrally.
Jumeirah Village Circle (JVC) is a large residential community with many apartment projects. Dubai Marina and Downtown are established central districts, compared in Downtown vs Marina. Business Bay is a mixed-use district next to Downtown. Palm Jumeirah is an artificial island with villas and apartments; see Palm Jumeirah apartments.
Dubai South, Dubai Creek Harbour, Arjan, Al Furjan and The Valley are communities where development is ongoing. Related guides: villa communities and affordable villa communities; for apartments, areas to buy an apartment and apartments in JVC. Broader pieces: areas to invest in Dubai and property types to invest in.
The table lists the Dubai communities in which projects are listed on this site, with the entry price shown on the listings.
| Community | Character | Entry price listed |
|---|---|---|
| The Valley | Master-planned villa and townhouse community on the Al Ain road | from USD 953,000 |
| Dubai Creek Harbour | Waterfront community by Dubai Creek, under phased development | from USD 582,700 |
| Al Furjan | Residential community with apartments and townhouses | USD 650,000 (Dreamz by Danube) |
| Dubai Marina | Waterfront district of high-rise towers | from USD 265,500 |
| Jumeirah Village Circle | Large residential community, mainly apartments and townhouses | from USD 123,900 |
| Dubai South | Area around Al Maktoum International Airport and the Expo site | from USD 119,000 |
| Dubai Silicon Oasis | Technology-park community | from USD 115,000 |
Prices in the table are entry prices for the cheapest listed unit type and do not describe the other units in each community.
Residency is what allows the ordinary administrative steps of living in the UAE. Typical items include:
Holding a Golden Visa does not by itself make a person tax-resident in the UAE, and it does not end tax residency in the home country. Those are determined by separate tests (days present, permanent home, centre of vital interests) and by any treaty between the two states. A buyer whose main reason is tax should take advice in the home jurisdiction before committing.
| Cost | Amount | Notes |
|---|---|---|
| DLD transfer fee | 4% | Normally paid by the buyer; confirm in the sale agreement. A small admin charge is added. |
| Trustee office fee | AED 4,000 + 5% VAT | AED 2,000 + VAT where the price is under AED 500,000 |
| Agency commission | 2% + 5% VAT | Standard on resale purchases |
| Developer NOC | AED 500–5,000 | Varies by developer |
| Mortgage registration | 0.25% of the loan | Only if financing |
| DLD valuation certificate | Set by the DLD; check the current fee | Required for the Golden Visa application |
| Service charges | Annual, per sq ft | Not a purchase cost; it reduces net rental income — see below |
The 4% DLD fee and 2% commission alone add about 6% to the purchase price, before trustee, NOC and any mortgage charges. None of it counts toward the AED 2,000,000. Detailed treatment is in rules for buying property in Dubai and how much it costs to buy an apartment. For financing see mortgages in Dubai for foreigners, buying without a down payment and buying on a low budget.
| Tax | Position |
|---|---|
| Personal income tax | None |
| Annual property tax | None |
| Capital gains tax on personal property | None |
| Inheritance tax | None — but see the succession point below |
| VAT | 5%, with residential resale generally outside the charge |
| Corporate tax | 9% on business profits above the threshold — relevant if you hold through a company |
| DLD transfer fee | 4% on purchase |
One point the tax table does not capture is succession. Without a registered will, a foreign owner’s UAE assets may be handled under UAE court procedures that can differ from the owner’s home-country rules. A will can be registered with the DIFC Courts or Dubai Courts; see inheritance for foreign property owners in Dubai, property tax in Dubai and why there are no taxes in Dubai.
| Stage | What happens | Typical timing |
|---|---|---|
| 1. Objective | Decide whether the Golden Visa, the two-year visa or rental income is the objective; they point to different properties | |
| 2. Shortlist | Properties selected against the threshold, confirmed to sit in areas open to foreign ownership | |
| 3. Reservation and MOU | Form F signed, deposit placed. For off-plan, escrow arrangements verified first | |
| 4. NOC and transfer | Developer NOC obtained, transfer completed at a DLD trustee office, 4% paid, title deed issued | Varies |
| 5. Valuation certificate | DLD valuation obtained evidencing AED 2,000,000+ | |
| 6. Golden Visa application | Filed with ICP or through Dubai’s channels; medical, Emirates ID and biometrics follow | Varies |
Remote purchase under power of attorney is possible; the guide to buying property in Dubai from the USA covers the mechanics for overseas buyers. For off-plan purchases, read the off-plan buyer’s guide first: payment plans are common, but the risk profile differs from a completed unit. Can foreigners buy apartments in Dubai covers eligibility.
Rental income, service charges, supply and market cycles all affect the return on a Dubai property; the Golden Visa thresholds do not address them. Further reading: the Dubai market investment guide and is a Dubai apartment still a wise investment.
Three factors to check:
Service charges. These are levied annually per square foot and vary between buildings, depending on amenities and services. They reduce net rental income and can change over time. Ask for the current service charge per square foot for the specific building, in writing, before calculating any return.
Supply. New projects completing in the same district can affect rents and resale prices. Compare a building with others being delivered nearby.
Cyclicality. Dubai property prices have fallen in earlier cycles, and past performance does not indicate future prices. See will Dubai property prices rise, the time to buy and price per square metre for a check on any unit you are shown.
| Destination | Threshold | What you get | Route to citizenship? |
|---|---|---|---|
| UAE / Dubai | AED 2,000,000 (~USD 545,000) | 10-year renewable residency, no minimum stay | No investment route |
| Türkiye | USD 400,000 | Citizenship by investment | Yes |
| Oman | OMR 200,000 (~USD 520,000) | 10-year renewable residency | No |
| Northern Cyprus | No minimum | Renewable residence permit | No — and recognised only by Türkiye |
Summary: the UAE Golden Visa gives a 10-year renewable residency without a minimum stay, and the UAE has no citizenship-by-investment route; naturalisation exists only by exceptional nomination. For a second citizenship by investment, Türkiye operates a programme starting at USD 400,000 of real estate. The UAE dirham has been pegged to the US dollar at AED 3.6725 since 1997. The destinations are compared in Dubai vs Turkey and Oman vs Dubai.
The relocating family. The Golden Visa is self-sponsored for 10 years and carries no employer dependency or six-month absence rule. For a budget near AED 2,000,000, combining two properties is an option.
The part-time resident. A buyer who will spend a few months a year in the UAE should note that the two-year investor visa can be cancelled after six months abroad, while the Golden Visa is not subject to that rule.
The rental investor. The thresholds are not the only criteria: building quality, service charge per square foot, community, tenant demand and resale liquidity all matter. See finding below-market-value property and distressed property in Dubai.
The Golden Visa is tied to the qualifying investment. Selling the property below the threshold without a replacement could affect renewal eligibility. Confirm the position with the authorities before selling.
When choosing between two properties at a similar price, consider how easily each could be sold and replaced, which depends on community, building quality and service charge.
AED 2,000,000 (about USD 545,000) of DLD-valued property in an area open to foreign ownership. Several properties may be combined to reach it.
According to the February 2026 rule as reported in legal summaries, yes: the DLD valuation is assessed regardless of how much has been paid, provided the lender issues a No Objection Certificate. The earlier requirement to have paid a minimum share of the price has been removed.
It can, on DLD valuation, if the property is bought from a DLD-approved developer. The two-year investor visa generally requires a completed unit; confirm the current rule with the DLD.
A two-year renewable investor visa is commonly cited at AED 750,000 of property. Reports differ on its current threshold, so confirm with the DLD or GDRFA. It can be cancelled after more than six months outside the UAE, a rule the Golden Visa is not subject to.
No. The UAE does not operate citizenship by investment. Naturalisation exists only by exceptional nomination. Türkiye operates a citizenship-by-investment programme; see Türkiye citizenship.
No. The Golden Visa carries no minimum stay requirement and is not cancelled for time spent abroad.
The holder can sponsor a spouse and children without an employer, and in many cases parents.
The 4% DLD transfer fee and, on resale purchases, 2% agency commission plus VAT are the largest items, followed by trustee and NOC charges. None of it counts toward the AED 2,000,000 threshold.
Rules and fees change. Current requirements are published by the Federal Authority for Identity, Citizenship, Customs and Port Security, the UAE government portal and the Dubai Land Department.
