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Dubai Golden Visa Property Calculator
Check whether your property investment meets the AED 2,000,000 threshold for the 10-year UAE Golden Visa or AED 750,000 for the 2-year Investor Visa. Instant surplus and shortfall calculation.
Property Details
AED 2.00M
Property Status
10-Year Golden Visa Eligible
Property meets AED 2,000,000 Golden Visa threshold
Visa Threshold Analysis
Thresholds set by UAE ICP/GDRFA. For off-plan properties, only paid equity counts. Mortgaged amounts are generally excluded. Verify eligibility with ICP or a UAE immigration specialist before purchase.
Frequently Asked Questions
What is the minimum property value for a Dubai Golden Visa in 2026?
AED 2,000,000 (two million dirhams). This threshold applies to the total property purchase price, not the financed portion. The property must be fully completed and registered in your name with Dubai Land Department (DLD). This threshold is set by UAE Federal Law and administered by the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP).
Can I get a Dubai Golden Visa with an off-plan property?
Yes, but with conditions. The off-plan developer must be on the ICP-approved developer list. The property price must still meet or exceed AED 2,000,000. Mortgage financing is generally not eligible for the Golden Visa threshold — the qualifying value is typically the equity paid, not the total price. Buyers should confirm eligibility directly with ICP or a UAE immigration specialist before purchasing with visa eligibility as the primary objective.
What is the 2-year Dubai Investor Visa and how does it differ from the Golden Visa?
The 2-year Investor Visa requires a property investment of at least AED 750,000. It grants a renewable 2-year UAE residency permit but does not extend to family members as broadly as the Golden Visa. The 10-year Golden Visa (AED 2M+) is self-sponsored, renewable, and covers spouse and children, making it the preferred option for long-term residents and families.
Does a mortgaged Dubai property qualify for the Golden Visa?
Generally, only the equity portion — the amount paid, not financed — counts toward the AED 2M Golden Visa threshold. If you purchase a property for AED 2,500,000 with a AED 1,500,000 mortgage, only the paid equity of AED 1,000,000 counts, meaning you would not yet qualify. Full cash purchases or properties where the mortgage has been substantially paid down are typically the safest path. Always verify current rules with ICP.
Can I combine multiple Dubai properties to reach the AED 2M Golden Visa threshold?
Yes. Multiple properties registered in the same individual's name can be aggregated to reach the AED 2,000,000 threshold, provided each is a completed freehold property. Off-plan units and mortgaged portions are subject to the same restrictions as single-property applications. ICP and DLD verify total registered equity across all properties held in the applicant's name.
How long does it take to get a Dubai Golden Visa through property investment?
Once the property is fully registered and the title deed is issued by DLD, the ICP application process typically takes 2–6 weeks. This includes a medical fitness test, Emirates ID biometric registration, and ICP approval. Some applicants use a real estate agency or immigration specialist to handle the filing, which can reduce delays. The visa is issued for 10 years and is renewable.
Does the AED 2M Golden Visa threshold include the 4% DLD transfer fee?
No. The AED 2,000,000 threshold refers to the registered property value (purchase price) only — not the total acquisition cost. A property priced at exactly AED 2,000,000 qualifies, even though your total acquisition cost including the 4% DLD fee, agent commission, and registration charges will be approximately AED 2,140,000–2,160,000. The DLD transfer fee and other transaction costs are additional expenses on top of the qualifying threshold.
Buying to qualify for residency?
Our advisors can guide your property selection with visa eligibility, developer track record, and area resale data in mind.