Calculators

Does this property qualify for a Golden Visa

Property valued at AED 2,000,000 or more, on a current DLD valuation, qualifies the owner for the 10-year renewable Golden Visa. Below that sits a shorter 2-year investor permit.

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  • Rules checked 2026-08-25

Your details

As the Land Department would value it today, not what you paid.
How is it owned
Is there a mortgage on it
Is it off-plan

10-year Golden Visa

AED 2,000,000

This clears the AED 2,000,000 threshold for the 10-year renewable Golden Visa.

  • The threshold is tested on a current DLD valuation certificate, not on what you paid, and one or more properties registered to you can be combined to reach it.

A property test is a necessary condition, not the decision. GDRFA issues the permit on the full application, and this page is general information rather than immigration advice.

How this works

  • The test is run on a current Dubai Land Department valuation, not on the price you paid, and more than one property registered to you can be combined to reach the threshold.
  • Joint ownership is measured on your own share of the value, which is why the calculator asks for it separately.
  • A mortgaged property is accepted by DLD and GDRFA Dubai with a no-objection letter from the bank, which holds a lien for the term of the visa.
  • Off-plan can qualify where the developer is DLD-approved.
  • Below AED 2,000,000 the route is the 2-year property investor visa, not the Golden Visa. Dubai removed its AED 750,000 minimum in April 2026: a sole owner now qualifies at no minimum value, and joint owners at AED 400,000 each.

What it assumes

  • There is a discrepancy worth knowing about rather than smoothing over: the federal ICP and u.ae portals describe the standalone real-estate investor route as a 5-year visa requiring the property be owned without loans, while DLD and GDRFA Dubai issue a 10-year permit that accepts a mortgage. For a Dubai buyer the operative answer is the permit DLD and GDRFA actually issue, but confirm your own case with them.
  • Eligibility is decided by GDRFA on the full application, including medical, background and dependants. A property test is a necessary condition, not the decision.
  • This is general information, not immigration advice.

Rules last checked 2026-08-25. This is general information, not advice, and the calculation runs entirely in your browser. This page as plain markdown: /tools/dubai-golden-visa-eligibility.md.

The other calculators

BuyingWhat buying in Dubai actually costs to closeThe 4% transfer fee, the fees around it, and the cash you need on registration day.MortgagesHow much deposit a Dubai mortgage needsYour loan-to-value ceiling, the deposit it implies, and the monthly repayment.RentingHow much your Dubai rent can legally riseThe legal cap on your renewal, from the Decree 43 bands and the DLD index average.

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