UAE Golden Visa by Property: AED 2M Rules in 2026
Nov 2, 2026 · Mohammed Thasleem (Eden), BRN 30582
A villa purchase is one of the most common routes to UAE long-term residency. Here is what the official sources say, as of autumn 2026.
The threshold
The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) guide, updated 10 September 2026, requires one or more UAE properties with a total value of at least AED 2,000,000, registered in the investor's name. Financing is allowed if it comes from an approved local bank. Off-plan units totalling AED 2 million also qualify when bought from an approved local developer. Health insurance is required for the investor and family.
Mortgaged homes in Dubai
Dubai Land Department's Golden Visa service says that for a mortgaged property you need a bank no-objection letter showing the amount paid. The applicant must be inside the UAE, and the service takes 7-10 business days.
Fees
DLD lists a total of AED 9,884.75 for the investor's 10-year permit (medical, Emirates ID, residency, DLD and administrative fees), with family and parent permits charged separately.
Broker insight
Many villa and townhouse communities offer homes above AED 2 million, which makes them a natural fit for buyers who want residency and space for family. Check the exact rules with the authorities before you buy, as requirements can change. See ready villas and off-plan villas.
Sources
- ICP: UAE Golden Residency guide
- Dubai Land Department: Golden Visa application, investor
- UAE Government portal: Golden visa
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