UAE · Guide
UAE Golden Visa through property: how the AED 2 million counts
The UAE property Golden Visa: combining several units to reach AED 2 million, mortgages and off-plan, documents and fees in 2026.
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- Globexpat Team
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#Golden Visa#Residency#Documents
The UAE Golden Visa through property goes to the owner of one or more units with a combined value of AED 2,000,000 or more. Under the ICP guide, the property must be fully registered in the investor's name. A mortgage is allowed provided the loan comes from an approved local bank, and off-plan units count if they are sold by an approved developer.
The main questions we hear are whether two units can be combined, whether the full price counts when there is a mortgage, and whether off-plan qualifies. The short answers: you can combine them, a mortgage is acceptable with a bank letter, and off-plan qualifies only with an approved developer. Below we look at the details and typical situations.
One caveat up front: the method for valuing a specific unit is set by the emirate's land department (in Dubai, the Dubai Land Department), so it is worth getting its confirmation before the transaction.
Basic ICP requirements
| Requirement | What the ICP guide says |
|---|---|
| Amount | One or more UAE properties with a combined value of AED 2,000,000 or more |
| Ownership | Full, registered in the investor's name |
| Mortgage | Allowed if financed by an approved local bank |
| Off-plan | Allowed if bought from an approved local developer authorised by the local authority |
| Insurance | Health insurance for the investor and family for the full term |
| Evidence | Letter from the property registration department confirming a value of AED 2 million or more |
Read more: UAE residence visa types.
How the AED 2 million is calculated
ICP refers to the combined value of one or more properties. That means you can reach the threshold with two or three apartments, as long as each one is fully yours. The value is confirmed by the local registration department; in Dubai it relies on its own transaction data. If the contract price is close to AED 2 million, leave a margin: a gap of a few thousand dirhams can cost you the visa.
| Situation | How it is assessed |
|---|---|
| One ready apartment for AED 2,100,000, fully paid | Meets the basic requirement |
| Two apartments: AED 1,200,000 and AED 900,000, both in your name | Qualifies, total AED 2,100,000 |
| Apartment for AED 2,500,000 with a mortgage from an approved bank | Allowed under ICP, a bank NOC showing the amount paid and the balance is required |
| Off-plan unit for AED 2,200,000 from an approved developer | Allowed under ICP |
| Property jointly owned with a spouse | Not covered in the ICP guide, check with the land department |
| Property registered to a company | Not covered in the ICP guide, check before buying |
Mortgages: what you need from the bank
ICP accepts financing provided by an approved local bank. A foreign mortgage or a developer loan does not formally fall under this rule.
The Dubai Land Department sets out the procedure: with a mortgage, the applicant submits a no-objection letter (NOC) from the bank. In it, the bank confirms that it does not object to a visa being issued on the basis of the property and states the amount paid and the outstanding balance. Whether the department counts only the paid portion or the full value of the property depends on current practice; as of October 2026, check before you sign the contract.
To buy with a mortgage you will need a UAE bank account. We explain how a non-resident opens one on the personal account in the UAE page.
Off-plan: units under construction
The ICP guide explicitly allows the purchase of one or more units under construction worth AED 2 million or more, if the seller is an approved local developer authorised by the competent authority. In practice this means the project must be registered with the land department and the sale contract entered in the register (in Dubai this is Oqood).
The ICP guide does not specify the minimum percentage of the off-plan price that must be paid, or how off-plan combines with a mortgage. These conditions are set by the emirate's land department and change from time to time. Check them before you make the first payment.
Bear in mind the completion date too. While the unit is being built, your rights are evidenced by the registered contract; after handover the contract is converted into a full title deed. At visa renewal a few years later, that deed is what will be checked, so keep all correspondence with the developer and all payment records.
Documents and application process
- Registration of the title deed or the off-plan contract with the land department.
- A department letter confirming a property value of AED 2 million or more. In Dubai you can apply through the DLD service "Golden Visa application - Investor".
- An entry permit for a property investor if you are abroad, or a status change inside the country.
- Medical test (applicants aged 18 and over) and health insurance.
- Biometrics, then issuance of the Emirates ID and residence permit.
For applicants abroad, ICP issues a 6-month multiple-entry visa that can be extended by another 6 months, so there is time to complete every step.
Mistakes that cost the visa
In our experience, most refusals and delays have nothing to do with the threshold itself and everything to do with the details of the deal:
- A price just at AED 2 million. If the department values the unit below the contract price, or part of the amount covers furniture and parking, you may fall short of the threshold.
- A mortgage from a foreign bank. ICP accepts only financing from an approved local bank, so a loan from a bank outside the UAE does not work.
- Off-plan from a developer whose project is not registered. If the contract is not in the land department's register, ICP will not count it.
- Property held by a company or in shares. The ICP guide refers to full ownership by the investor; check other structures before you buy.
- No insurance for the whole family. Insurance is required for the full residency term, and without it the visa is held up.
What to do before buying
- Choose the emirate and get confirmation from the land department of how your property will be valued.
- If you need a mortgage, open an account and get pre-approval from a local bank in advance.
- For off-plan, check that the developer and the project are registered, and find out the minimum payment percentage for the visa.
- Budget for insurance, medical tests and fees for every family member.
Read more: Emirates ID: timeline and cost.
Fees
| Item | Amount |
|---|---|
| Entry permit for a property investor (ICP) | AED 100 application, AED 100 issuance, AED 100 smart fee |
| Golden residence permit (GDRFA Dubai) | AED 1,100 plus Knowledge and Innovation Dirham |
| Applying from inside the country (GDRFA Dubai) | AED 500 |
| 10-year Emirates ID (ICP) | AED 100 for each year plus AED 100 smart fee |
| Land department charges, medical test, insurance | As of October 2026, check locally |
We advise on choosing a property that meets the visa criteria and prepare the file with you; the application is submitted by a licensed agent or by the department itself. The general requirements for every category are in UAE Golden Visa requirements, and the visa options are on the Golden Visa page.
What changed in 2026
- The AED 2 million threshold and the approved-bank rule for mortgages remain in the ICP guide as of October 2026.
- ICP's guide gives a 10-year term for property investors as well, while the u.ae summary table still says 5 years. Confirm the term of your visa when you apply.
- Since late 2025 the ICP catalogue has had a separate service, "Entry Permit Issuance for Real Estate Investor Residency", with its own fees. It is needed by applicants who apply from abroad.
FAQ
Can I combine apartments in Dubai and Abu Dhabi?
ICP refers to UAE property in general and to the combined value of one or more units. However, value letters are issued by the departments of different emirates, so check the application procedure for properties in two emirates in advance.
Will a mortgage from a bank in my home country work?
No. ICP accepts financing only from an approved local UAE bank.
What happens to the visa if I sell the apartment?
The basis disappears. If you sell the property and do not buy a new one worth AED 2 million, the visa may be cancelled at the next check. Plan a replacement in advance.
Will my spouse and children get visas?
Yes. A Golden Visa holder can sponsor a spouse and children with no age limit, as well as parents. Read more in UAE family visa.
How long can I live outside the UAE on this visa?
According to u.ae, a Golden Visa holder can stay away for longer than the usual 6 months without losing the visa.
Sources
- ICP, Golden Residency Guide (Real Estate Investors section): icp.gov.ae/en/services/uae-golden-residency
- ICP, Entry Permit Issuance for Real Estate Investor Residency: icp.gov.ae
- Dubai Land Department, Golden Visa application - Investor: dubailand.gov.ae
- GDRFA Dubai, Issuing a golden residence permit (investors): gdrfad.gov.ae
- u.ae, Golden visa: u.ae