A Clear 2026 Guide to Eligibility, Investment Requirements & Benefits

Introduction

The Dubai Golden Visa has become one of the most talked-about residency programs worldwide.

Investors, entrepreneurs, professionals, and property buyers are increasingly asking:

• Who qualifies for the Golden Visa?
• How much property investment is required?
• Is the visa permanent?
• Can family members be sponsored?
• What happens if I sell my property?

The rules are straightforward once explained clearly — but online information can often be confusing or outdated.

This guide explains the Dubai Golden Visa rules in simple terms, especially for property investors who want long-term residency in the UAE.

Table of Contents

1. What Is the Dubai Golden Visa?

2. Who Is Eligible for the Golden Visa?

3. Golden Visa Through Property Investment

4. Minimum Property Investment Requirement

5. Mortgage Rules for Golden Visa

6. Documents Required

7. Visa Validity & Renewal Rules

8. Can You Sell Property After Getting a Golden Visa?

9. Benefits of Dubai Golden Visa

10. Golden Visa vs Normal Residency

11. FAQs – Dubai Golden Visa Rules

12. Final Thoughts

What Is the Dubai Golden Visa?

The Dubai Golden Visa is a long-term residency visa introduced by the UAE government.

It allows eligible individuals to live, work, and study in the UAE without requiring a local sponsor.

Unlike standard residency visas that are typically valid for 2–3 years, the Golden Visa offers 5-year or 10-year renewable residency.

The program is designed to attract:

• Property investors
• Entrepreneurs
• Business owners
• Highly skilled professionals
• Exceptional students
• Scientists and specialists

Official eligibility rules are published by the UAE government and can be verified through the official UAE portal.

Who Is Eligible for the Dubai Golden Visa?

Golden Visa eligibility categories include:

1. Property Investors

2. Entrepreneurs

3. Business Investors

4. Specialised Professionals (Doctors, Engineers, Scientists)

5. Outstanding Students

For real estate investors, the property-based Golden Visa category is the most common route.

Golden Visa Through Property Investment

Property investment is one of the simplest ways to qualify for the Dubai Golden Visa.

If you invest in qualifying real estate in Dubai, you may become eligible for long-term residency.

Many investors consider property purchase not only for rental income but also for residency planning.

If you’re evaluating property investment in Dubai, you may also explore:

👉 Is Property in Dubai a Good Investment in 2026?

Minimum Property Investment Requirement

As of 2026, the standard requirement for a 10-year Golden Visa through property investment is:

AED 2,000,000 minimum property value

Important points:

• The property must be located in the UAE (Dubai included).
• It must be owned fully or partially (depending on share value).
• The property can be ready or off-plan (subject to conditions).
• Joint ownership may qualify if the individual share meets the minimum threshold.

Property ownership must be registered with the Dubai Land Department (DLD).

You can verify official property registration through the Dubai Land Department (DLD) Website.

Mortgage Rules for Golden Visa

Many investors ask:

“Can I get a Golden Visa if the property is mortgaged?”

Yes — but conditions apply.

• The property value must be AED 2 million or more.
• A No Objection Certificate (NOC) from the bank may be required.
• The paid equity portion must meet eligibility conditions.

If you are comparing mortgage financing and developer payment plans before investing, you can read:

👉 Mortgage vs Payment Plan — Which Is Better?

Can Off-Plan Property Qualify for a Golden Visa?

Yes, in many cases, off-plan property can qualify — but:

• It must meet minimum value requirements.
• It must be approved by the authorities.
• Certain payment thresholds may apply.

If you're still understanding how off-plan ownership works, review:

👉 How Off-Plan Property Works in Dubai

Documents Required for Golden Visa (Property Category)

While documentation may vary, generally required documents include:

• Passport copy
• Valid UAE entry stamp or residency (if applicable)
• Title Deed (property ownership proof)
• Property valuation certificate
• Health insurance
• Emirates ID (if resident)

Always verify updated document requirements through official UAE government portals.

Visa Validity & Renewal Rules

Golden Visa durations:

• 5-Year Residency
• 10-Year Residency

The visa is renewable provided eligibility conditions remain satisfied.

If the property value drops below the required threshold or ownership changes, renewal eligibility may be affected.

Can You Sell Property After Getting a Golden Visa?

This is one of the most important questions investors ask.

If you sell the property that qualified you for the Golden Visa:

• Your visa status may be reassessed.
• You may need to reinvest in a qualifying property.
• Residency eligibility may be affected.

Investors planning resale strategies should understand transfer rules carefully. If you are considering selling an off-plan unit before completion, you can read:

👉 Can You Resell Off-Plan Property in Dubai?

Planning entry and exit strategies together is essential.

Benefits of Dubai Golden Visa

Golden Visa offers several advantages:

✔ Long-term residency (5 or 10 years)

✔ No need for local sponsor

✔ Ability to sponsor family members

✔ Ability to sponsor domestic staff

✔ Stay outside the UAE for extended periods without visa cancellation

✔ Access to the UAE banking system

✔ Business setup flexibility

The Golden Visa strengthens Dubai’s position as a global investment hub.

Golden Visa vs Normal UAE Residency

Golden Visa

Validity - 5–10 years

Sponsor Required - No

Renewal Stability - High

Investor Friendly - Very High

Normal UAE Residency

Validity - 2–3 years

Sponsor Required - Yes

Renewal Stability - Moderate

Investor Friendly - Limited

Golden Visa provides more long-term security compared to standard employment visas.

Risks & Important Considerations

While Golden Visa offers stability, investors should consider:

• Property value fluctuation
• Legal ownership documentation
• Mortgage eligibility compliance
• Regulatory updates

Understanding regulatory oversight is essential. If you're new to Dubai property laws, review:

👉 Role of RERA & DLD in Buying Property in UAE

FAQs – Dubai Golden Visa Rules

1. How much investment is required for the Dubai Golden Visa?

Minimum AED 2 million property investment for a 10-year visa.

2. Is the Golden Visa permanent?

No. It is a renewable long-term residency, not citizenship.

3. Can family members be sponsored?

Yes. Spouses and children can be sponsored.

4. Can I stay outside the UAE with a Golden Visa?

Yes. Golden Visa holders can remain outside the UAE longer than standard residency rules allow.

5. Does rental income qualify me automatically?

No. Eligibility depends on property value, not rental income.

Final Thoughts

Dubai Golden Visa provides long-term residency security for property investors and high-net-worth individuals.

However, eligibility depends on clear financial and legal conditions. Investors should align property purchase decisions with residency planning goals.

Golden Visa should not be the only reason to invest — but when aligned with strong property fundamentals, it becomes a powerful long-term benefit.

Thinking About Investing for Golden Visa Eligibility?

Infinity Realty UAE assists investors with:

✔ Identifying qualifying properties

✔ Property valuation guidance

✔ Mortgage and payment plan analysis

✔ Legal verification

✔ Golden Visa eligibility planning

✔ End-to-end property investment support

👉 Explore Investment-Ready Properties.

👉 Browse Off-Plan Projects.

👉 Speak with our Property Experts.

Disclosure

This article is based on publicly available UAE government regulations, real estate advisory experience, and current Golden Visa eligibility guidelines as of 2026.