UAE Golden Visa 2026: Requirements, the AED 2M Property Route & Costs

• 30 July, 2026
• By Safvan, Managing Partner
• Business Setup

The residency that keeps getting easier to qualify for

A single 2026 rule change opened the UAE Golden Visa to buyers who could never qualify before: mortgaged and off-plan property now counts. The visa itself is a long-term, renewable 5- or 10-year residence permit that lets holders sponsor family and stay abroad without losing residency. The main 2026 routes: real-estate investors qualify with property worth AED 2 million or more, and after the rule change, mortgaged and off-plan properties now count once the certified value reaches AED 2 million, with the old 50%/AED 1 million paid-upfront requirement removed; public-investment/business owners via an AED 2 million fund investment or a company generating AED 2.5 million+ revenue; skilled professionals from a basic salary of AED 30,000 per month with a degree; and entrepreneurs with an approved project valued at AED 500,000+.

The Golden Visa has quietly become one of the strongest reasons to invest in Dubai, and the 2026 property rule change made the most popular route far easier. Here are the main ways to qualify and how to apply.

The main 2026 routes at a glance

The property route: what changed in 2026

The property route is the most popular. You qualify with UAE real estate valued at AED 2 million or more, evidenced by a Dubai Land Department valuation. Here is the big 2026 change. A federal circular removed the old requirement to have paid 50% (or at least AED 1 million) upfront, so mortgaged and off-plan properties qualify once the certified valuation reaches AED 2 million, provided the bank or developer issues a no-objection certificate. You can also combine multiple properties to reach the threshold.

The salary and professional routes

Why it matters beyond residency

A Golden Visa turns a Dubai investment into long-term residency with family sponsorship and no need for a national sponsor. For investors it can also be part of a broader plan. For example, an individual holding Dubai property personally as a resident is generally outside corporate tax on that personal investment, so residency and tax planning often go together.

How to apply in Dubai

1. Pick your route: property, salary, investment or entrepreneurship.
2. Gather evidence: DLD valuation, salary contract, or project approval as relevant.
3. Get the NOC: for mortgaged or off-plan property, from the bank/developer.
4. Apply via ICP/GDRFA: submit through the federal or Dubai channels.
5. Sponsor your family: add spouse, children and support staff once issued.

A worked example: property route in practice

An investor buys a Dubai apartment for AED 2.4 million with a 60% mortgage. Under the current rules the certified property value, not the equity paid in, is what counts. Since the February 2026 change removed the old 50%/AED 1 million paid-up requirement, the mortgaged and even off-plan property qualifies once its certified value reaches AED 2,000,000. The investor obtains the valuation certificate, applies through the ICP/GDRFA channel, completes medicals and biometrics, and receives a 10-year renewable residence with the right to sponsor a spouse, children and domestic staff, with no employer sponsor and no minimum stay to keep it alive.

What the visa changes for your tax position

A Golden Visa does not by itself create or remove tax obligations, but it anchors the residency facts that matter. Long-term residence supports a UAE Tax Residency Certificate for treaty purposes, and business owners holding the visa still face the ordinary corporate-tax rules on their companies. Individuals earning salary or personal investment income remain outside corporate tax. A licensed business activity above AED 1 million turnover is the trigger that changes that. Worth being blunt about one thing: the visa is a residency document, not a tax shield. We see buyers assume the two arrive together. They do not, and treating a Golden Visa as a tax ruling is how people end up with a registration they never planned for.

Common mistakes

The legal basis

Long-term residence sits under Federal Decree-Law No. 29 of 2021 on entry and residence of foreigners and its Executive Regulation (Cabinet Decision No. 65 of 2022), implemented by the ICP and Dubai’s GDRFA. Category thresholds are updated administratively, the February 2026 property-rule change being the latest example, so check the current schedule before relying on a figure. Exiloz handles the document side through PRO and document clearing and pairs applications with company setup where the business-owner route fits better.

Frequently Asked Questions