HomizaiThe basic rule (as of November 2026)
The 10-year Golden Visa is open to property investors whose property in Dubai is worth AED 2 million or more. Under the update reported from February 2026, the test is the Dubai Land Department's valuation of the property, an off-plan unit can qualify on a signed developer agreement before handover, and a mortgaged property can qualify with a no-objection letter from a UAE bank.
What counts and what does not
- Counts: one or more properties in your name whose DLD valuation totals AED 2 million or more, ready or off-plan, paid in cash or financed (with a UAE bank's no-objection letter).
- Usually does not count: property registered in a company's name, a joint share below the per-owner threshold, or commercial property in some cases.
- Spouse and children: can usually be sponsored under the main investor's visa.
The general steps
- Buy and registerA title deed for a ready property, or the signed developer agreement registered on Oqood for an off-plan unit.
- Get the Land Department valuation and eligibility letterIssued through the Land Department platform (Dubai REST / Cube).
- ApplyThrough the official channels or an approved service centre: medical test, health insurance, biometrics, then residence issuance.
- Renew when dueThe visa is tied to your continued ownership of the property.
The 2-year visa
Below AED 2 million, a 2-year property investor visa is available with no minimum property value for a sole owner, and a minimum AED 400,000 share per owner in joint ownership, as shown on the Land Department's Cube platform since April 2026. It is for a completed property with a title deed in your name; an off-plan unit qualifies only after handover. Conditions vary, so ask about your case.