If you've spent any time researching the UAE Golden Visa, you've probably run into conflicting numbers. One site says AED 400,000. Another says AED 2 million. A third references rules that changed two years ago. This confusion usually comes down to one thing: people mixing up the 10-year Golden Visa with a completely different, shorter 2-year property investor visa.
Here's the clear version.
The core number: AED 2 million
To qualify for the UAE's 10-year Golden Visa through the real estate route, your property investment must total at least AED 2,000,000 (roughly USD 545,000). This threshold has remained the confirmed benchmark through 2026, according to the UAE's Federal Authority for Identity, Citizenship, Customs & Port Security (ICP).
What counts toward the AED 2 million
The rules here are more flexible than most people expect:
- A single property or a portfolio. You can meet the threshold with one property, or by combining the value of multiple properties.
- Off-plan properties are eligible — as long as they're purchased from a developer approved by the relevant land department. This means you can qualify by buying at launch price, before the property is completed.
- Mortgaged properties can qualify too. You are not required to pay the full AED 2 million in cash. That said, sources vary on the exact equity/down-payment rules for mortgaged properties — this is worth confirming directly with your bank and an immigration advisor before assuming a specific structure will qualify.
Property must be in a freehold area
The property needs to sit within a designated freehold zone and be fully, officially registered in the applicant's name. Joint ownership is allowed, provided each owner individually meets the minimum investment threshold.
What you get with the Golden Visa
- 10-year residency, renewable
- No local sponsor or employer required
- No minimum stay requirement — you can be outside the UAE for more than six months without losing your status
- Ability to sponsor your spouse and children
- In many cases, the visa remains valid for dependants even if the main holder passes away
Before you commit
Golden Visa rules, thresholds, and documentation requirements are set by UAE federal and emirate-level authorities and can be refined over time. This guide reflects our understanding of the framework as of August 2026, cross-checked against multiple current sources — but it isn't legal or immigration advice, and requirements can vary based on your specific situation (mortgage structure, off-plan status, joint ownership, and so on).
Before signing anything, we'd always recommend confirming the current requirements directly with the ICP or a licensed immigration advisor, alongside your real estate guidance.