UAE Golden Visa 2026: Requirements, Property Rules & How to Apply
Last updated: 8 October 2026. Immigration and property rules change often. Confirm every requirement with the official authority before you commit money. This is general information, not legal or financial advice.
Quick answer: The UAE Golden Visa is a renewable 10-year residence visa for investors, skilled professionals, entrepreneurs, specialised talent and outstanding students. The main routes are property worth at least AED 2 million, a basic salary of at least AED 30,000 a month with a degree, and AED 2 million in an approved fund or business. Dubai’s separate 2-year investor visa for property owners is a lower-cost alternative, and its minimum value was reported removed for sole owners in April 2026.
On this page: Categories · Property route · 2-year investor visa · Skilled professionals · Other routes · Benefits and limits · Costs and timeline · How to apply · Should you buy for the visa? · FAQ
Golden Visa categories at a glance
Category | Key requirement | Typical validity |
|---|---|---|
Real estate investor | Property worth AED 2 million or more | 10 years |
Public investment / fund | AED 2 million in an approved fund, or in a licensed business | 10 years |
Fixed deposit | AED 2 million in a UAE bank, held for two years (reported) | 10 years |
Skilled professional | Basic salary of AED 30,000+ a month, degree, MOHRE skill level 1 or 2 | 10 years |
Entrepreneur | Approved project or qualifying SME (criteria vary, see below) | Often 5 years |
Specialized talent | Nomination in fields such as science, medicine, education or the arts | 10 years |
Outstanding student | High academic achievement | Varies |
These categories and thresholds come from recent guides summarizing ICP and government criteria. Check the UAE government portal or ICP for your category before you rely on a number.
The property route (AED 2 million)
You can qualify for a 10-year Golden Visa by owning property valued at AED 2 million or more. The Dubai Land Department’s investor service lets the owner of a property whose purchase value is at least AED 2 million apply for a 10-year renewable residence permit. The spouse, children and parents can be sponsored.
What counts:
- One property or several, as long as the total reaches AED 2 million and the title is in your name
- The property value is certified by the DLD, using a property status statement or valuation certificate
- Residential or commercial property can qualify under federal criteria
Mortgages: check this carefully. Sources disagree:
- The DLD’s own service page says that for a mortgaged property you must provide a bank letter showing AED 2 million has been paid.
- Several recent agent guides say that since February 2026 the upfront-payment requirement was removed, and that eligibility depends on the total DLD-certified value reaching AED 2 million regardless of the outstanding loan.
Until you’ve confirmed with the DLD directly, assume you may need proof of AED 2 million paid, and speak to your bank about a no-objection letter before you buy.
Off-plan property. Agent guides say off-plan property registered in Oqood can qualify for the 10-year visa if the total reaches AED 2 million. Confirm with the DLD, since a completed title deed is the safest route.
Practical requirements: applicants must generally be inside the UAE when they apply, and the DLD process includes a medical examination.
The 2-Year Investor Visa (Taskeen)
Dubai also offers a 2-year investor visa for real estate investors, processed through the DLD and GDRFA. Previously, the requirement was a completed residential property with a title deed valued at a minimum of AED 750,000.
What changed in 2026: According to guidance from agents, on April 29, 2026, the DLD updated its Cube platform and removed the AED 750,000 minimum value requirement for sole owners, while establishing separate criteria for joint ownership. A completed property with a registered title deed is still required; “off-plan” properties do not qualify for this 2-year visa. Applicants typically need a Good Conduct Certificate and, if the property is mortgaged, a bank NOC.
If applicable to your situation, this can be a more affordable way to obtain a visa compared to the option requiring an investment of AED 2 million. Be sure to verify current regulations on the DLD website before purchasing.
The skilled professional route
You don’t need to invest in anything if you’re a high earner:
- Basic monthly salary of at least AED 30,000 (basic salary, not total package)
- A bachelor’s degree or equivalent, attested
- A job classified at MOHRE skill level 1 or 2
- A valid employment contract and your employer’s approval
Be aware that skilled-professional visas can be cancelled if your basic salary falls below AED 30,000 or your employment ends. If you’re relying on this route, think about what happens if you change jobs.
Because the threshold uses basic salary, check how your contract splits basic pay from allowances. See Average Salary in Dubai for context on earnings.
Other routes
- Entrepreneurs: guides report an approved project valued at AED 500,000 or more, endorsed by an accredited incubator, or an SME with annual revenue above AED 1 million. Criteria differ between sources, so confirm with ICP.
- Public investment: AED 2 million in an approved fund or a licensed UAE company.
- Specialized talent and students: these need a nomination or proof of achievement from the relevant authority.
- Retirement visa: a separate 5-year option exists for people aged 55 and over, with a property or income threshold. Check the current criteria at u.ae.
Benefits, and what the Golden Visa doesn’t do
What you get:
- A renewable 10-year residence
- Self-sponsorship, meaning you aren’t tied to an employer for your residence
- Family sponsorship. Investors can sponsor a spouse, children and parents, and other categories sponsor family under the standard rules
- More freedom to spend time abroad than a standard residence visa, with residency retained during extended absences
What it doesn’t do:
- It isn’t citizenship. The UAE keeps long-term residency and nationality separate.
- It doesn’t remove all tax questions. The UAE doesn’t charge personal income tax, but your home country may still tax you. Take tax advice before relying on the visa for tax planning.
- It doesn’t guarantee your investment’s value. A Golden Visa property is still just a property.
Costs and timeline
Government fees are reported at roughly AED 4,695 to 10,140, depending on category and emirate, plus medical, Emirates ID and insurance costs. Agencies add their own fees. Once the medical test is done, straightforward applications are reported to be issued within about 3 to 7 business days, though the overall process takes longer. These are indicative, so use the official fee calculator.
For property buyers, budget for the usual costs of buying: DLD transfer fee, agency commission, service charges and, if you finance it, mortgage fees.
How to apply
Property route (Dubai):
- Confirm the value. Make sure your title deed or portfolio reaches AED 2 million.
- Get a DLD property status statement or valuation certificate.
- If mortgaged, get a bank letter showing the paid amount and balance.
- Apply through the DLD investor service and GDRFA. You’ll submit your passport, title deed, photo and any current residence documents.
- Pay the fees and take the medical examination.
- Receive your residence permit electronically.
Skilled professional route: your employer typically supports the application. You’ll need your attested degree, employment contract, salary evidence and passport, and the application goes through the relevant federal or Dubai channel.
Should you buy property just for the visa?
Probably not. The visa is a reason to consider property, but it shouldn’t be the reason you buy a property you wouldn’t otherwise want. Our honest view:
- A hot market hides bad decisions. Some off-plan marketing sells small units in weak locations as “visa investments”. If the building is a poor investment, the visa won’t fix it.
- Liquidity is real. Selling can take months, during which you still pay service charges and any loan.
- 2026 is not 2023. Rents in Dubai have eased as new supply arrives, and the regional conflict this year disrupted flights and confidence. See Dubai Real Estate Market Trends for current data.
- Costs are ongoing. Service charges, insurance, school fees, and lifestyle inflation add up. See Cost of Living in Dubai.
- Compare alternatives. If you work remotely, the Dubai remote work visa is a much lower-commitment way to live in Dubai.
If the investment makes sense without the visa, and you’d be happy to hold it for years, the visa is a useful bonus.
Common mistakes
- Relying on marketing claims. Check the rules with the DLD or ICP, not just a developer’s brochure.
- Using total salary instead of basic salary for the AED 30,000 test.
- Not checking the mortgage rule before you buy.
- Letting your salary or employment lapse if you hold a skilled-professional visa.
- Ignoring home-country tax rules.
Frequently Asked Questions
Sources: Dubai Land Department Golden Visa investor service; ICP Golden Residency criteria; UAE government portal; recent guides from licensed advisers. Rules change. We update this page when they do.
