How to read this guide. Items from official government pages are shown with their source and the date I read them. Anything I could only confirm from agent or media articles is marked Confirm. Rules change, so confirm every point with the authority before you buy.
A small Confirm tag means I could not verify that point on an official page yet. Please check it with the authority before relying on it.
In one minute
- The property route to a 10-year renewable residence permit generally starts at a property value of AED 2 million.
- The rules are run by the emirate where the property is. Dubai and Abu Dhabi each publish their own process. I could not find an official Ras Al Khaimah page.
- Mortgages are allowed, but the way they are counted differs. This is where buyers get caught out.
- A Golden Visa is a benefit of a purchase, not a reason to buy one. Buy the property because it fits you.
What it is
A long-term residence permit for investors, which can include your family. For property, the idea is simple: if you own qualifying property above a set value, you can apply for residency linked to it.
Dubai: what the Dubai Land Department says
Source: Dubai Land Department service page, "Golden Visa Application (Investor)", read 21 October 2026 (page footer shows an update on 14 October 2026).
| Point | What the page says |
|---|---|
| Minimum value | AED 2 million at the time of purchase |
| Ownership | Wholly owned by you, one or more properties, in your name |
| Mortgage | Allowed. A bank letter is needed stating no objection to a residence permit, showing the amount paid and the balance. The page's summary says a bank letter showing AED 2 million paid is required for a mortgaged property |
| Off-plan | The page does not address off-plan. Confirm with the Dubai Land Department before relying on it |
| Duration | 10-year renewable residence permit |
| You must | Be inside the UAE, and attend in person. Representatives and escorts are not allowed |
| Documents | Passport, title deed or e-certificate of title, photo, UAE ID and current residence permit if you have them. Family files need more (marriage contract, birth certificates, health insurance, an IBAN) |
| Process | Visit a service centre, submit documents and pay, medical examination, residence permit sent by email |
| Time | 7 to 10 business days |
| Family | Spouse, children and parents can be sponsored |
Fees listed for the 10-year permit (applicant): AED 9,884.75 in total, made up of medical examination AED 700, Emirates ID AED 1,153, confirmation of residency AED 2,856.75, Dubai Land Department fees AED 4,020 and administrative fees AED 1,155. Family permits are listed at AED 5,774.50 each, plus AED 318.75 for opening the family sponsorship file. Fees change, so confirm them.
Abu Dhabi: what the Abu Dhabi Residents Office says
Source: Abu Dhabi Department of Economic Development, "Visa for real estate investors", read 21 October 2026 (page shows an update on 13 October 2026).
| Point | What the page says |
|---|---|
| Minimum value | AED 2,000,000 |
| Duration | 10 years |
| Mortgage | Allowed through national banks for properties above AED 2,000,000. Your own capital must still be at least AED 2,000,000. Example on the page: a AED 5,000,000 property can carry a loan of no more than AED 3,000,000 |
| Off-plan | Buy from an approved developer and show at least AED 2,000,000 already paid to that developer |
| Documents, fully paid | A registered purchase agreement or a real estate unit value certificate showing at least AED 2,000,000 |
| Documents, mortgaged | Unit value certificate, a search certificate showing the property is not under judicial seizure, and a tax return form showing at least AED 250,000 in taxes settled over the two years before applying |
| Family | Spouse and children are covered |
| How to apply | UAE residents apply for nomination through the Abu Dhabi Residents Office (TAMM link on the page). Non-residents email the address on the page |
Federal view
Source: Ministry of Economy FAQ, read 21 October 2026. The conditions listed are: one or more units totalling at least AED 2,000,000, wholly owned by the investor, a loan allowed from a designated local bank, and comprehensive health insurance for the investor and family. The FAQ gives no fixed visa duration.
Ras Al Khaimah
I could not find an official Ras Al Khaimah page for this route. Some agent articles say the AED 2 million property route applies and that federal authorities process the visa. Confirm with the Federal Authority for Identity, Citizenship, Customs and Port Security and the RAK real estate authority before buying. Do not assume the Dubai or Abu Dhabi rules apply.
Where agents and official pages disagree
This is why I always say "check first".
- Duration: some articles say real estate is a 5-year visa at federal level. The Dubai and Abu Dhabi official pages say 10 years. Confirm.
- Mortgage rules: articles describe changes to down-payment rules in 2024 and 2026. The Abu Dhabi page says your own capital must be AED 2 million. Dubai's page requires a bank letter. The details differ by emirate.
- Off-plan: some articles say 50% completion and 50% paid. Abu Dhabi's official page asks for AED 2 million paid to an approved developer. Dubai's page is silent. Confirm.
- Holding period: some articles mention keeping the investment for two years. The official pages I read do not state one. Ask before you buy.
Before you buy: seven checks
Tick them off as you go. Your ticks stay on this device only.
What I do, and do not do
I explain the path, help you compare properties against the thresholds, and introduce authorised service providers. I do not guarantee approvals, and I am not an immigration adviser. The authority decides.
Sources
- Dubai Land Department: Golden Visa Application (Investor)
- Abu Dhabi: Visa for real estate investors
- Ministry of Economy: Golden Visa for a real estate investor
Want your own Golden Visa plan?
Every buyer's situation is different: your budget, your mortgage, off-plan or ready, your family. I will map the right route for you, check the rules with you before you commit, and stay with you through to the visa.
- A shortlist built around your budget, your timeline and your family, not around what is trending.
- Every cost laid out in writing before you commit, including the ones people forget.
- Checks on the developer, the title, the payment plan and the paperwork.
- One point of contact from your first question to the keys, and after.
I reply to every message within 24 hours. No pressure and no obligation. I will tell you plainly if something is not right for you. Before we start, I tell you in writing how I am paid.