What Has Actually Changed for Real Estate Investors | Sources: Dubai Land Department (DLD), General Directorate of Residency and Foreigners Affairs (GDRFA)
Until recently, anyone buying property in Dubai with the goal of staying long-term had to overcome a significant hurdle: a minimum down payment of one million Dirhams—or half of the purchase price—was required before a 10-year Golden Visa could be requested. As of April 2026, this regulation is a thing of the past.
💡 What Has Changed—And Why It Matters
Previously, simply owning a property worth two million Dirhams was not enough. The deciding factor was how much of it had already been paid for. Investors using financing still had to prove that at least one million AED had been paid out of pocket, regardless of the total value of the asset.
This requirement has been abolished. Following the update, the only decisive factor is the total purchase price recorded in the sales contract (Oqood) or the Title Deed. This must be at least two million AED. How much has already been paid or is still covered by a mortgage is no longer relevant for visa eligibility.
The bottom line: It is not the down payment, but the registered purchase price that counts—and it must reach at least 2,000,000 AED.
🏦 Mortgaged Properties and Off-Plan Projects
Investors financing their property through a bank can now apply for the Golden Visa even if a large portion of the mortgage is still outstanding. The prerequisite is that the mortgage must be held with a bank licensed in the UAE. A No Objection Certificate (NOC) from the bank must be included with the application.
For off-plan buyers—investing in projects still under construction—the application can be submitted as soon as the first installment is paid according to the developer’s payment plan. There is no need to wait for completion. It is essential that the Oqood certificate is available and that the developer holds a valid RERA license.
🏘️ Combining Multiple Properties
The two-million threshold does not have to be reached through a single property. For example, if you own two apartments worth one million AED each, you can list both together for visa eligibility—provided both are registered with the DLD and the combined total purchase price is at least two million AED.
📅 What This Means for Everyday Life
The practical advantage is clear: you no longer need to tie up millions in a single property before you can even apply for residency status. This provides more flexibility to distribute capital across multiple properties or other asset classes.
The Golden Visa also entitles the holder to sponsor spouses, children, and domestic staff for ten years. You do not need to live in the UAE permanently—the visa remains valid even during extended stays abroad, provided you adhere to the necessary deadlines.
Since April 2026, the processes of the DLD and GDRFA have been integrated into a single online portal. This noticeably shortens processing times and reduces bureaucratic effort.
⚠️ Important Considerations
Despite the simplified rules, there are several points where mistakes can become costly.
DLD Transfer Fee Does Not Count: The 4% transfer fee paid to the Dubai Land Department at the time of purchase is not included in the investment value. The purchase price in the contract must reach the two million AED mark independently of these additional fees.
Off-Plan: Developer Licensing is Mandatory: When investing in an uncompleted project, you must ensure the developer is RERA-approved and a valid Oqood certificate has been issued. Without these documents, the application is not possible—regardless of the down payment amount.
Rental Income and Tax Liability From 2026: If you rent out your property, you should check whether the income falls under the new corporate tax regulations. Reporting requirements arise once certain thresholds are exceeded—this is a new development that many investors currently underestimate.
📝 The Application Process in Practice
To submit your application, you will need the DLD valuation report, the Title Deed or Oqood certificate, the bank NOC (for mortgaged properties), and valid health insurance coverage for the UAE. A police clearance certificate is also generally required, though specific requirements may change occasionally.
Practical Tip: Licensed Typing Centers or the Cube Centre at the Dubai Land Department can assist in verifying that all documents meet current requirements. This helps avoid rejections and saves time, especially since requirements have shifted frequently in recent months.