Golden Visa Through Property: Eligibility, Minimums and Process

As of 2026, the commonly applied threshold for a property-based Golden Visa is real estate worth at least AED 2 million. The property can be completed or off-plan in many cases, and multiple properties can sometimes be combined to reach the threshold. Because rules have been adjusted more than once, verify the current conditions with GDRFA or the relevant authority before you commit.

Value must usually be proven with a valuation certificate, not just the purchase contract. In Dubai this is typically a DLD-issued valuation based on a market appraisal. If the certified value lands below AED 2 million, a shortfall in cash will not fix the certificate; you either add value to the portfolio or wait.

Mortgaged property can qualify when conditions are met, typically involving a down payment requirement and a letter from the lending bank confirming the loan structure. Off-plan property from approved developers can also count under current GDRFA conditions, provided registration and payment status meet the rules.

Both routes depend on paperwork more than the completed-property route does. Banks and developers move at their own speed, so order the liability and payment letters early. Non-resident buyers should also check whether the application route differs for their situation.

The broad sequence is: own qualifying property, obtain the valuation certificate and supporting letters, then apply through the residency authority for your emirate — GDRFA in Dubai, with Abu Dhabi and the other emirates operating their own channels. Medical testing and Emirates ID registration follow issuance, as with other residency routes.

Timing is mostly about document quality. Applications stall on valuation mismatches, unpaid service charges, incomplete mortgage letters or off-plan registrations that do not meet the current conditions. A Golden Visa is issued for an extended period and renews under the rules then in force, so keep your file updated if you later sell or refinance.