Old Rule: Pay First, Then Apply for Visa
Before February 2026, the Golden Visa required investors to prove they had paid at least 50% of a property's value or a minimum of AED 1 million in cash. This meant that if you bought a AED 2 million property using a mortgage, you had to have already paid AED 1 million in cash to qualify. This rule forced many investors to wait longer or abandon their plans because they did not have large sums available upfront.
February 2026 Change: Appraised Value Is the Only Requirement
Starting February 2026, the old requirements for 50% upfront payment or AED 1 million in cash have been removed. Mortgaged properties and off-plan units now qualify if their appraised value reaches AED 2 million. This means you can now:
- Purchase off-plan properties (under construction) with lower initial payments
- Use a bank mortgage to finance most of the purchase price
- Apply immediately once the contract is signed, without waiting for full payment
Mortgaged properties and off-plan units qualify as long as their appraised value reaches AED 2 million, provided the bank or developer issues a no-objection certificate.
Important Consideration: Appraised Value, Not Purchase Price
This is a common point of confusion. You must have a property appraised by Dubai Land Department (DLD) at AED 2 million or higher. This value is not the price you paid, but the official government appraisal. If you purchase a property for AED 1.8 million but DLD appraises it at AED 2.1 million, you still qualify. Conversely, if the appraised value falls below AED 2 million, you do not qualify even if you have paid the full purchase price.
Who Benefits Most?
This change benefits three groups of investors:
- Off-plan buyers: Can apply for the visa immediately upon signing the contract, without waiting for completion
- Mortgage users: Do not need to have AED 1 million in cash available; can borrow from a bank
- Multiple small property buyers: Can combine the values of multiple properties to reach the AED 2 million threshold
However, the real estate investment threshold has been raised to $544,000 (AED 2 million) for completed units — higher than some other programs in the region.
Visa Application Process Remains Unchanged
Investors obtain a property valuation certificate, submit the application through ICP/GDRFA channels, complete medical and biometric examinations, and then receive a 10-year residence permit that is renewable with sponsorship rights for spouses, children, and domestic workers, with no visa sponsor requirement and no minimum residency obligation to maintain the visa.
Why This Change Matters
Previously, the Golden Visa was limited to investors with substantial capital on hand. Now, anyone who can borrow from a bank to purchase a property of sufficient value can apply. This expands the market and increases the number of applications. However, it also means banks will scrutinize applications more carefully — you will need to demonstrate repayment capacity, not just property value.
