The property Golden Visa
Property is one of the routes to long-term UAE residency, and the part that trips people up is not the threshold but what counts towards it. What qualifies, what the residency actually grants, and the step that comes before the visa itself.
3 answers, each with the official source it rests on · Last checked 7 October 2026
What property qualifies for a Golden Visa
The published property-investment threshold is AED 2 million. ICP lists ownership of one or more UAE properties with that total value, including financing from an approved local bank. It also lists off-plan purchases totalling AED 2 million from an approved local real-estate company authorised by the competent local authority. Health insurance is required. GDRFA Dubai’s published criteria allow mortgaged property and require the qualifying property value, or the applicant’s share in joint property, to reach AED 2 million. Dubai Land Department’s own service description still asks for a bank letter proving AED 2 million paid; its terms ask for a bank no-objection letter showing the paid amount and remaining balance. These are separately published conditions, not one universal down-payment rule. Do not assume a mortgage disqualifies you, or that any financed or off-plan purchase qualifies automatically. Contact ICP for a federal application. For a Dubai application, contact GDRFA Dubai or Dubai Land Department to confirm the property, lender or developer and required evidence.
“The property may be financed through a loan, provided that the financing is obtained from an approved local bank.”
Who to go to
Contact ICP for a federal application. For a Dubai application, contact GDRFA Dubai or Dubai Land Department to confirm the property, lender or developer and required evidence.
Sources: Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Golden Residency — real estate investors; GDRFA Dubai — Issuing a golden residence permit (investors); Dubai Land Department — Golden Visa application — Investor · Correct as of 7 October 2026 · Applies: UAE-wide
How long a property Golden Visa lasts
The current ICP Golden Residency page gives real-estate investors a 10-year residence term. Dubai’s GDRFA investor service also specifies 10 years, extendable when the conditions continue to be met. Dubai Land Department describes its investor service as a renewable 10-year permit. These are the named services’ published terms, not a promise that an individual application will be approved. Contact ICP or GDRFA Dubai to confirm the term and renewal conditions for your application. An entry permit used to complete residence procedures is a different document from the residence permit itself.
Who to go to
Contact ICP or GDRFA Dubai to confirm the term and renewal conditions for your application.
Sources: Dubai Land Department — Golden Visa application — Investor; Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Golden Residency — real estate investors; GDRFA Dubai — Issuing a golden residence permit (investors) · Correct as of 7 October 2026 · Applies: UAE-wide
The entry permit that comes before the residency
ICP provides a real-estate investor entry-permit service to complete Golden Residency procedures. Its document list asks for a passport, a photograph and a land-registration letter confirming property ownership worth at least AED 2 million. It requires UAE health insurance, at least six months’ passport validity and property fully owned by the investor. That ownership wording must not be turned into a blanket ban on mortgages: ICP’s current Golden Residency guidance expressly includes financing through an approved local bank and qualifying off-plan purchases. Confirm the documents for your application with ICP. The entry-permit page lists AED 100 for the application, AED 100 for issuance and AED 100 for smart services: AED 300 for this step. This is not the total cost of obtaining residence; it does not include every later procedure or charge.
“The property must be fully owned by the investor.”
Who to go to
ICP for this entry-permit service and its documentary requirements.
Sources: Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Entry Permit Issuance for Real Estate Investor Residency; Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) — Golden Residency — real estate investors · Correct as of 7 October 2026 · Applies: UAE-wide
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