UAE Golden Visa in 2026: the AED 2 million property route and how to avoid scams
The UAE Golden Visa is a 10-year, renewable residence permit with no local sponsor and no minimum-stay requirement — meaning it does not lapse if you spend long periods abroad. For most private clients, the simplest qualifying route is property.
The property route
The core requirement is ownership of UAE real estate with a Dubai Land Department (DLD) registered value of at least AED 2 million. It can be a single property or a portfolio that adds up to the threshold, and it can be ready, mortgaged, or off-plan.
A helpful 2026 change: the UAE removed the old requirement that investors have paid at least 50% of the property’s value before applying. Eligibility now rests on a certified DLD valuation meeting the AED 2 million mark. Demand has been strong — Dubai issued tens of thousands of Golden Visas in the first half of 2026 alone.
The public-investment alternative
If you are not buying property, you can qualify through a public investment of AED 2 million (for example a deposit in an approved fund, or a company with capital of at least AED 2 million), or via a Federal Tax Authority letter confirming significant annual tax payments.
A warning about “cheap” Golden Visas
In early 2026, the UAE’s federal identity authority (ICP) publicly denied viral claims that people could buy a “lifetime” Golden Visa through consultancies for as little as AED 100,000. The authority stressed that all applications must go through official government channels and that no private consultancy is an authorised intermediary that can “nominate” you. Treat any offer that sounds far below the published thresholds, or that promises to bypass the official process, as a red flag.
What you’ll also need
Expect a medical fitness test, mandatory UAE health insurance, and Emirates ID issuance. Family members (spouse, children, and parents) can be sponsored under the holder’s visa.
Who it’s for
The UAE suits people who want a tax-efficient base and a stable, long-term residency with minimal strings — without giving up their current nationality.
Fees and processing vary by emirate and service centre. Confirm current requirements on the official ICP or DLD channels before applying.
UAE Government Portal · Dubai Land Department · UAE ICP
Verified 2026-07-21. Figures change — confirm with the official source before acting.