UAE 10-Year Golden Visa for Property Investors: AED 2 Million Rule, Mortgaged & Off-Plan Eligibility
Under Cabinet Resolution No. 65 of 2022 and updated 2024–2026 ICP/DLD directives, real estate investors who own one or more properties in the UAE with a combined Title Deed or valuation price of at least AED 2,000,000 qualify for a 10-year self-sponsored UAE Golden Visa. Crucially, the UAE abolished the previous AED 1,000,000 minimum cash equity requirement — meaning mortgaged and off-plan properties valued at AED 2M+ now qualify.
Key Statutory Takeaways (2026)
Open Visas & Residency Calculator →- Minimum Property Value: AED 2,000,000 (can combine multiple residential or commercial properties under the same owner's name).
- Mortgaged Properties Qualify in Full: If the property value is ≥ AED 2,000,000, you only need a Mortgage NOC letter and statement from your UAE bank regardless of paid-up equity.
- Total Government & DLD Processing Cost: ~AED 8,570 to AED 9,885 (including DLD nomination, 10-year Emirates ID, VIP medical fitness, and visa stamping).
- Golden Visa holders can stay outside the UAE for more than 6 consecutive months without their residency becoming invalid.
In This Guide (Quick Jump)
- 1. The AED 2,000,000 Real Estate Golden Visa Rules (2026)
- 2. Mortgaged & Off-Plan Properties: The New Zero-Equity-Cap Rule
- 3. Joint Ownership by Spouses (Husband & Wife Rules)
- 4. Itemized DLD & ICP Government Fee Breakdown (~AED 8,570)
- 5. Step-by-Step Application at DLD Cube / Taskeen
- Statutory Comparison Table
- Frequently Asked Questions
1. The AED 2,000,000 Real Estate Golden Visa Rules (2026)
The 10-Year Real Estate Golden Visa (administered in Dubai by the Dubai Land Department Taskeen Programme / DLD Cube in partnership with GDRFA) grants long-term self-sponsored residency to property owners. To qualify, the purchase price on your e-Title Deed (or an official DLD Property Valuation Certificate if your property has appreciated above your original purchase price!) must be AED 2,000,000 or higher.
You can combine 2, 3, or more properties in Dubai to reach the AED 2,000,000 total. Select "Golden Visa - Real Estate" on our UAE Visa Cost Estimator to generate your instant itemized receipt.
2. Mortgaged & Off-Plan Properties: The New Zero-Equity-Cap Rule
Following major regulatory easing across Dubai and Abu Dhabi in 2024–2026:
- Mortgaged Ready Properties: Previously, investors had to prove at least AED 1,000,000 (50%) in paid-off principal equity. Today, as long as the property's purchase or DLD-valued price is ≥ AED 2,000,000, you qualify even with a standard 20% down payment—you simply provide a Bank NOC letter addressed to DLD confirming the mortgage details.
- Off-Plan Properties (Oqood): Off-plan properties worth ≥ AED 2,000,000 purchased from approved master developers can qualify once construction completion and/or DLD-verified payment milestones meet Emirate criteria.
Bonus: Under Cabinet Decision No. 49 of 2023, all personal rental income and capital gains you earn from your UAE Golden Visa properties are 100% exempt from UAE Corporate Tax!
3. Joint Ownership by Spouses (Husband & Wife Rules)
What if a husband and wife jointly own a single AED 2,500,000 villa in Dubai Hills Estate or Palm Jumeirah (50% share = AED 1.25M each)? As long as they provide an attested & legally translated Marriage Certificate, DLD permits one spouse to act as the primary Golden Visa holder and sponsor the other spouse for a 10-year Golden Residency visa (or if each spouse's share is ≥ AED 2,000,000, both receive primary investor status).
4. Itemized DLD & ICP Government Fee Breakdown (~AED 8,570)
When applying through the DLD Cube center (Dubai World Trade Centre or Al Manara), the official government and processing fees total approximately AED 8,570 to AED 9,885:
- DLD Investor Approval & Knowledge/Innovation Fees: ~AED 4,000
- 10-Year Residence Permit Stamping (GDRFA): ~AED 2,800
- 10-Year Emirates ID Issuance (ICP): AED 1,070
- VIP Medical Fitness Examination: ~AED 700
5. Step-by-Step Application at DLD Cube / Taskeen
- Gather your e-Title Deed (≥ AED 2M), Passport, current UAE visa/Emirates ID (if resident), digital passport photo, UAE health insurance, and Bank NOC (if mortgaged).
- Submit online via the DLD Cube portal or visit DLD Cube at Dubai World Trade Centre.
- Complete the VIP Medical Fitness blood test & chest X-ray (results in 3–6 hours).
- Cancel your old employment/freelance visa and receive your 10-Year Golden Residency e-Visa and 10-Year Emirates ID within 3–5 business days.
UAE 10-Year Real Estate Golden Visa vs. Standard 2-Year Investor Visa
| Feature | 10-Year Real Estate Golden Visa | 2-Year Property Investor Visa (Taskeen) |
|---|---|---|
| Minimum Property Value | AED 2,000,000 (Title Deed or Valuation) | AED 750,000 (Dubai Taskeen threshold) |
| Visa Validity Period | 10 Years (Renewable) | 2 Years (Renewable) |
| Max Stay Outside UAE | Unlimited (Exempt from 6-month rule) | Max 180 consecutive days outside UAE |
| Sponsoring Family & Parents | 10-Year Visas for Spouse, Children (any age) & Parents | 2-Year Family Sponsorship |
| Sponsoring Domestic Staff | Unlimited maids, drivers & nannies | Standard GDRFA limits apply |
| Estimated Processing Cost | ~AED 8,570 – 9,885 (for 10 years) | ~AED 7,500 – 9,000 (every 2 years) |
Get Your Itemized Golden Visa Cost Receipt
Select "Golden Visa - Real Estate" in our interactive calculator to view and share the exact fee breakdown.