A 10-year residency that belongs to you, not your employer.
Own qualifying Dubai real estate valued at AED 2 million or more and you can apply for a renewable Golden Visa covering yourself, your spouse, your children and your parents. No local sponsor. No job contract. No minimum stay.
no sponsor required
2021 – early 2026
to keep it alive
after registration
What the AED 2 Million Rule Actually Means
Authorities assess six things. Getting any one of them wrong is what turns a qualifying purchase into a rejected file.
DLD-certified, not asking price
AED 2,000,000 minimum, based on the registered value — not your down payment, and not a broker's estimate.
Designated freehold areas
Only communities open to foreign ownership qualify. Leasehold and non-designated zones do not.
Title Deed or Oqood
Title Deed for ready units, Oqood registration for off-plan. Both must be in the applicant's name.
Units can be combined
Multiple properties can be added together to reach the threshold, provided all are registered to the same owner.
Spouses can pool shares
Combined ownership is accepted. What matters is each owner's documented share, not the household total.
10 years, renewable
No minimum-stay condition. Holders are not required to enter the UAE every six months to keep the visa alive.
What Actually Qualifies
This is where applications fail. Dubai's DLD service and the federal ICP guidance do not read identically, and the wording has been revised more than once in 2025–2026.
Title Deed in your name, registered value at or above AED 2M.
Combined registered value must clear the threshold.
Bank NOC confirming amount paid, outstanding balance, and no objection to residency. Some files are assessed on the paid-up portion rather than headline price.
Oqood registration completed, not just an SPA signed. Certain cases need a payment or construction milestone before nomination.
Foreign freehold ownership is a hard requirement.
Excluded from the AED 2M calculation entirely.
Our positionNever sign a Sale & Purchase Agreement on the assumption that a visa is automatic. Makan Finder pre-checks the unit, the developer's approval status and your payment structure against the criteria in force on the day you apply — in writing, before you commit.
The Real Cost of the AED 2 Million Route
The headline number is the purchase price. Five other line items land on top of it, and the largest one catches most first-time buyers off guard.
Government fee schedules change. We confirm current DLD and GDRFA rates before you pay anything. The property-investor category carries higher visa fees than salary-based routes, because DLD charges apply.
Purchase to Emirates ID
Most straightforward files complete in two to four weeks after registration.
1. Eligibility check
We shortlist units that clear AED 2M cleanly and sit in designated freehold zones.
Same week2. Purchase & registration
Transfer at the DLD trustee office. Title Deed or Oqood issued in your name.
1 day3. Valuation & nomination
The property is certified and nominated for the investor category.
Up to 10 working days4. Medical & biometrics
Medical fitness test and Emirates ID biometrics, completed inside the UAE.
2 – 3 days5. Approval & stamping
Visa issued and stamped. Family sponsorship runs in the same file.
3 – 5 daysNot Ready for AED 2 Million?
Dubai runs a shorter investor residency alongside the Golden Visa. Many clients start there and upgrade on their second purchase.
Golden Visa
AED 2,000,000 minimum · 10 years, renewable- Renewable, no sponsor required
- Sponsor spouse, children and parents
- Ready, off-plan and mortgaged units all in scope
- Units can be combined to reach the threshold
- No minimum stay in the UAE
2-Year Investor Visa
Ownership-based · 2 years, renewable- In May 2026 the DLD removed the AED 750,000 minimum for sole owners
- Completed, fully registered units only
- Per-share floor applies to joint owners
- Renewable, and a practical first step
- Upgrade to Golden Visa on your next purchase
Teams in Dubai and Lahore
We work with overseas investors buying remotely, who cannot afford a rejected file or the wrong unit.
Eligibility confirmed before you commit
We check the unit, developer approval and payment structure against the criteria in force on the day — and we put it in writing.
Qualifying stock, ready and off-plan
Access to units at and above the AED 2M mark from approved developers, at official price lists with handover dates in writing.
Yields quoted net, not gross
Rental yield and appreciation mapped for every shortlisted unit, after service charges. Residency should not cost you returns.
Full documentation support
Bank NOCs, valuation certificates, DLD nomination, medical fitness and Emirates ID coordination — all handled in one file.
Family sponsorship in the same file
Spouse, children and parents processed alongside your application — not passed off to a separate processing team.
One consultant, start to finish
The person who takes your first call handles the valuation, the DLD nomination and your visa stamping. Same name, same number.
Frequently Asked Questions
Does the Golden Visa require me to live in the UAE?
No. There is no minimum-stay condition, and holders are not required to enter the country every six months to keep the visa alive.
Can I qualify while living in Pakistan?
Yes. The purchase and most documentation can be completed remotely. You travel to Dubai for the medical fitness test and Emirates ID biometrics.
Is rental income from the property taxed?
The UAE levies no personal income tax and no tax on rental income or capital gains from residential property. Assess your home-country tax position separately.
Can one property cover my whole family?
Yes. A single qualifying investment lets you sponsor spouse, children and parents under the same file, with per-person government fees.
Does property in Abu Dhabi or other emirates count?
Each emirate administers its own nomination. Abu Dhabi applies an AED 2 million threshold with its own mortgage conditions through the Abu Dhabi Residents Office.
What happens to my visa if I sell the property?
The visa is tied to the qualifying asset. Sell without replacing it and renewal becomes a problem, though the existing visa usually runs to expiry. Reinvesting the proceeds into another qualifying unit protects your status.
Send us your budget and timeline.
We come back with eligible units, a full cost sheet including government fees, and a realistic date for your Emirates ID.
Tamani Art's Offices Tower,
Business Bay, Dubai, UAE
9:00 AM – 6:00 PM
Requirements and fees are set by the Dubai Land Department, GDRFA and ICP and are subject to change. Figures on this page are indicative — Makan Finder confirms current criteria for every client before purchase. Makan Finder Real Estate L.L.C. is licensed by the Dubai Department of Economy and Tourism and registered with RERA under the Dubai Land Department.