How owning a residence worth AED 2 million or more relates to long-term residence in the UAE, in Dubai and in Abu Dhabi.
Reviewed 9 October 2026
In short
- The threshold is AED 2,000,000 of property, held in one or more units.
- The residence permit is valid for ten years and is renewable while the conditions are met.
- The holder can sponsor family members: a spouse and children, and in Dubai parents as well.
- The visa is not granted by the purchase itself. The owner applies for it separately and the authorities decide.
- The conditions on mortgages and documents differ between Dubai and Abu Dhabi.
What the Golden Visa is
The Golden Visa is the UAE's long-term residence programme. The visa of a property investor is issued for living in the country, with no need for a local employer or sponsor, and it does not limit the holder's right to work or study. It is a residence permit, not citizenship: the holder remains subject to UAE law and to the rules that keep the residence valid.
Owning property is one of the routes to it. The Ministry of Economy sets the national rule: property of not less than AED 2,000,000, owned outright or financed by a loan from an approved local bank, and comprehensive health insurance for the investor and family members for the duration of the stay.
In Dubai
The application of a property owner is handled by the Dubai Land Department. The property must be worth at least AED 2 million at the time of purchase, be wholly owned by the applicant (one or more properties), and its value is certified by the Land Department. The applicant must be inside the UAE and attends in person; an application through a representative is not accepted.
A mortgaged property may be considered with a written no-objection letter from the bank showing the amount paid and the balance. The Land Department's description of the service also refers to AED 2 million paid, so confirm the requirement for your case before you rely on a mortgage.
In Abu Dhabi
The Abu Dhabi Residents Office applies a stricter test on financing. The investor's own capital in the property must be at least AED 2,000,000. A mortgage from a national bank is allowed only on a property worth more than that: on a property worth AED 5,000,000, for example, the outstanding loan cannot exceed AED 3,000,000.
A fully owned property is evidenced by the registered purchase agreement or a valuation certificate from the Department of Municipalities and Transport. A mortgaged property also needs a search certificate showing it is free of any court seizure.
A property under construction can also be considered when it is bought from an approved developer under a purchase agreement and at least AED 2,000,000 has already been paid to the developer. The decision rests with the authority.
How long does the permit last?
The Golden Visa for property owners is issued for ten years, in Dubai and in Abu Dhabi, and can be extended if the same conditions are met.
Dirhams and dollars
The thresholds are set in UAE dirhams. The dirham is pegged to the US dollar at 3.6725, so AED 2,000,000 is about USD 545,000, and that figure does not move with the market.
Official sources
- Ministry of Economy: conditions for a real estate investor
- Dubai Land Department: Golden Visa application (investor)
- Abu Dhabi Residents Office: Golden Visa for investors
This page is general information, not legal or immigration advice. Requirements are set by the authorities and change. Confirm the current rules with them before you buy or apply.