Dubai has just made it significantly easier to get a residence visa through property ownership. As of April 2026, sole property owners can apply for a 2 year renewable residence visa with no minimum property value requirement. Previously, the minimum was AED 750,000. This means a studio apartment purchased for AED 400,000 now qualifies, as long as you are the sole owner. The 10 year Golden Visa still requires AED 2 million. Here is exactly how each route works, what qualifies, and what does not.
April 2026 update: the Dubai Land Department has removed the AED 750,000 minimum property value for sole owners applying for the 2 year investor residence visa. Joint owners must still hold a minimum of AED 400,000 each. This change was published on the DLD Cube Centre portal in April 2026. Source: DLD Cube
All property visa routes at a glance
| Visa type | Duration | Minimum property value | Mortgage allowed? | Stay requirement | Family sponsorship |
|---|---|---|---|---|---|
| 2 year investor visa (sole owner) | 2 years, renewable | No minimum (as of April 2026) | Yes (50% must be paid) | Must not be absent for 180+ consecutive days | Spouse and children under 18 |
| 2 year investor visa (joint owners) | 2 years, renewable | AED 400,000 per owner | Yes (50% must be paid) | Must not be absent for 180+ consecutive days | Spouse and children under 18 |
| 10 year Golden Visa | 10 years, renewable | AED 2,000,000 (single or portfolio) | Varies (see details below) | No minimum stay requirement | Spouse, children (sons under 25, daughters any age), parents |
| 5 year retirement visa | 5 years, renewable | AED 1,000,000 in property | Must be fully paid | Standard residency rules | Spouse |
Sources: DLD Cube Centre, GDRFA Dubai, Dubai Land Department Taskeen service. Rules may differ between emirates; this guide covers Dubai specifically.
2 year investor visa: what changed in April 2026
The 2 year property investor visa is the entry level residence route for property buyers in Dubai. It allows you to live in the UAE, open bank accounts, get a driving licence, and sponsor your spouse and children under 18.
What changed
Before April 2026: the property had to be worth at least AED 750,000 at the time of purchase.
After April 2026: if you are the sole owner, there is no minimum property value. Any fully paid residential property qualifies. If the property is jointly owned, each owner must hold equity of at least AED 400,000.
This is a significant shift. It means a studio apartment in areas like JVC, Dubai South, or International City, often priced between AED 300,000 and AED 500,000, now qualifies for a residence visa as long as you are the sole registered owner.
Conditions
The property must be in a freehold zone. It must be registered with the DLD in your name. If mortgaged, at least 50% of the property value must have been paid, and the bank must issue a No Objection Certificate (NOC). You must not be absent from the UAE for more than 180 consecutive days, or the visa is automatically cancelled. The visa does not grant the right to work. To work in the UAE, you need a separate work permit through employer sponsorship.
10 year Golden Visa through property
The Golden Visa is the premium residency option. It lasts 10 years, is renewable, requires no sponsor, and has no minimum stay requirement. You can live outside the UAE for any length of time and the visa remains valid.
Minimum investment: AED 2,000,000
You can reach the AED 2 million threshold through a single property or a portfolio of multiple properties. If you own three apartments worth AED 700,000 each, the combined value of AED 2,100,000 qualifies.
Joint ownership
If the property is jointly owned, your individual share must be worth at least AED 2 million. A AED 3 million property split 50/50 with another person gives each owner AED 1.5 million, which does not qualify either person individually.
Mortgage and the “without loans” question
This is the most confusing aspect of the Golden Visa, and official sources are not entirely consistent. The federal ICP (Identity and Citizenship Points) website states that qualifying property must be “without loans.” However, the GDRFA Dubai and DLD pages indicate that mortgaged property is acceptable under the Golden Visa real estate route, provided the total qualifying value is met.
In practice, many Golden Visa applicants with mortgaged properties have successfully obtained the visa when the property value exceeds AED 2 million and the mortgage is in good standing. However, the safest interpretation is that the equity (property value minus outstanding loan) should meet the AED 2 million threshold. Verify the current requirement directly with the DLD Cube Centre or GDRFA before applying.
Family sponsorship
Golden Visa holders can sponsor their spouse, sons under 25, unmarried daughters of any age, dependent children with disabilities of any age, and parents. This is broader than the 2 year visa, which only covers spouse and children under 18.
5 year retirement visa
Available to residents aged 55 and above. Property ownership is one qualifying route, alongside savings and income. To qualify through property, you must own property worth at least AED 1 million (must be fully paid, no mortgage). Alternatively, you can qualify with savings of at least AED 1 million in a UAE bank or an annual income of at least AED 240,000 from inside or outside the UAE. The visa is valid for 5 years and renewable.
Can you get a Dubai visa with a studio apartment?
Yes, as of April 2026. Under the updated rules, any residential property qualifies for the 2 year investor visa if you are the sole owner, regardless of value. A studio apartment in JVC purchased for AED 350,000 now qualifies for a 2 year renewable residence visa.
For the Golden Visa, a studio apartment would need to be worth AED 2 million, which eliminates most studio options. However, you could combine a studio with other properties to reach the AED 2 million portfolio threshold.
Practical example: you buy a studio in JVC for AED 400,000 as the sole owner. You qualify for a 2 year renewable residence visa. You can sponsor your spouse and children under 18. If the property is mortgaged, you must have paid at least 50% (AED 200,000) and have a bank NOC. You later buy a second property worth AED 1,600,000. Your combined portfolio is now AED 2,000,000. You can upgrade to the 10 year Golden Visa.
Buying a AED 2 million property: does that automatically qualify for Golden Visa?
Not automatically, no. Owning property worth AED 2 million makes you eligible to apply for the Golden Visa, but it is not granted automatically upon purchase. You must actively apply through the DLD Cube Centre or GDRFA Dubai, submit all required documents, pass a medical examination, and obtain a police clearance certificate.
The purchase price at the time of buying is what counts, not the current market value. If you bought a property for AED 2 million and its market value later drops to AED 1.8 million, you still qualify based on your original purchase price as recorded on the title deed.
Conversely, if you bought a property for AED 1.5 million and it has appreciated to AED 2.5 million, the purchase price on your title deed is AED 1.5 million, which does not meet the AED 2 million threshold. You would need to either purchase additional property or apply through a different Golden Visa route.
Common misconception: many buyers assume the Golden Visa is issued by the developer or the broker as part of the purchase. It is not. The Golden Visa is a government service administered by GDRFA and processed through the DLD. No private entity can issue or guarantee it. Be wary of developers or agents who “include Golden Visa” in their marketing without clarifying that eligibility depends on your individual circumstances and government approval.
What if the property is mortgaged?
For the 2 year visa: mortgaged properties qualify, but you must have paid at least 50% of the property value. The bank must issue a NOC confirming the remaining mortgage and their approval for the visa application.
For the Golden Visa: the position is less clear. DLD and GDRFA Dubai pages suggest mortgaged property is acceptable. The federal ICP page uses the wording “without loans.” In practice, applicants with mortgaged properties exceeding AED 2 million in total value have obtained the Golden Visa. The safest approach is to confirm eligibility with the DLD Cube Centre before applying if your property is mortgaged.
For the retirement visa: the property must be fully paid. Mortgaged properties do not qualify.
Documents required
| Document | Notes |
|---|---|
| Passport | Must be valid for at least 6 months |
| Title deed (e-Certificate) | Available through Dubai REST app. Must be in the applicant’s name |
| Personal photo | Must meet ICP specifications |
| Health insurance | From any UAE licensed insurance company. Mandatory for all residence permits |
| UAE ID (Emirates ID) | If applicable (existing residents) |
| Current visa or entry permit | Copy, if applicable |
| Certificate of good conduct | Issued by Dubai Police, addressed to DLD. Residents can apply through the Dubai Police app. Non residents must visit the Dubai Police station at Port Rashid |
| Bank NOC and mortgage statement | Only if the property is mortgaged |
| Marriage certificate | If property is co-owned by spouses, or for family sponsorship |
| National ID | Required for applicants from Iran, Pakistan, Iraq, Libya, and Afghanistan |
How to apply
2 year investor visa
Visit the DLD Cube Centre in Dubai with all required documents. The Cube Centre handles the entire process in a single visit: document verification, medical examination, and biometric submission. The residence permit is typically issued within 5 to 10 working days and sent via email. You can also initiate the application through the Dubai REST app.
Golden Visa
Apply through the GDRFA Dubai website, the ICP Smart Services portal, or the GDRFA mobile app. You will need to upload all documents digitally and then attend an appointment for medical examination and biometric collection. Processing typically takes 2 to 4 weeks. Some applicants receive approval within days.
Costs
Government fees for the 2 year investor visa through DLD Cube Centre are approximately AED 3,000 to AED 5,000 including residence permit, medical, Emirates ID, and related fees. Golden Visa fees are similar but may vary. These do not include the cost of health insurance, which is mandatory and priced separately.
Frequently asked questions
Can I get a Dubai property visa with a studio apartment?
Yes, as of April 2026. The DLD has removed the AED 750,000 minimum property value for sole owners applying for the 2 year investor visa. Any residential property in a freehold zone qualifies, including studio apartments, regardless of value. If the property is jointly owned, each owner must hold at least AED 400,000 in equity.
Does buying a AED 2 million property automatically give me a Golden Visa?
No. Owning AED 2 million in property makes you eligible to apply, but the Golden Visa is not granted automatically. You must submit a full application through GDRFA or the DLD, provide all required documents, pass a medical examination, and obtain a police clearance certificate. The purchase price at the time of buying is what counts, not current market value.
Can I combine multiple properties to reach AED 2 million for the Golden Visa?
Yes. The AED 2 million threshold can be met through a single property or a portfolio of multiple properties with a combined purchase value of AED 2 million or more. All properties must be in your name and registered with the DLD.
Can I get a property visa if I have a mortgage?
For the 2 year investor visa, yes, as long as you have paid at least 50% of the property value and the bank provides a NOC. For the Golden Visa, the position is less clear as official sources differ on whether mortgaged property qualifies. Confirm directly with the DLD Cube Centre before applying.
Do I have to live in the UAE with a property investor visa?
For the 2 year visa, you must not be absent for more than 180 consecutive days or the visa is cancelled. For the Golden Visa, there is no minimum stay requirement. You can live outside the UAE for any length of time and the visa remains valid.
Can I work in the UAE on a property investor visa?
The 2 year property investor visa does not grant the right to work. You would need a separate work permit through employer sponsorship. The Golden Visa does allow you to work in the UAE without a separate work permit.
What happens to my visa if I sell the property?
Your residence visa is directly tied to property ownership. If you sell the qualifying property and do not purchase a replacement that meets the eligibility criteria, your visa will be cancelled. You would need to either purchase another qualifying property or obtain residency through a different route (employment, business, etc.).
Can I sponsor my family with a property investor visa?
Yes. The 2 year visa allows you to sponsor your spouse and children under 18. The Golden Visa allows broader sponsorship: spouse, sons under 25, unmarried daughters of any age, dependent children with disabilities, and parents.
Related guides
→ UAE Golden Visa: complete guide (all routes)
→ How to buy property in Dubai without broker commission
→ Real estate crowdfunding in Dubai: invest from AED 500
This guide reflects publicly available information as of April 2026. Visa rules, eligibility criteria, and fees are subject to change without notice. Official sources (DLD, GDRFA, ICP) do not always align on all details, particularly regarding mortgaged properties and the Golden Visa. Always verify current requirements directly with the DLD Cube Centre or GDRFA Dubai before making investment or visa decisions. MoneySaverWorld is not a licensed immigration advisor. This content is educational and does not constitute legal or immigration advice.