Enter your property value, payment status, and ownership structure — this calculator instantly tells you whether you qualify for Dubai's 10-year Golden Visa. Includes the 2026 bank guarantee rule for off-plan buyers.
Instant assessment against 2026 UAE Golden Visa rules — AED 2M threshold, freehold requirement, payment conditions, and family sponsorship.
Qualifying for Golden Visa? We can help you structure the purchase correctly.
Discuss Your SituationDubai's Golden Visa program grants 10-year UAE residency to property investors meeting specific thresholds. The core rule is AED 2,000,000 minimum property value in freehold zones. Leasehold properties, hotel-branded short-lease apartments, and commercial properties do not qualify.
Beyond the value threshold, a payment condition applies. For ready properties, full payment satisfies the rule automatically. For off-plan purchases, buyers historically needed to have paid 50% of the property value before Golden Visa could be granted — which delayed the benefit by 2-3 years during construction. The 2026 amendment allows a bank guarantee to substitute for the cash payment requirement, meaning buyers can qualify for Golden Visa at booking rather than waiting for construction progress.
Ownership structure matters for family pooling strategies. If a property is jointly owned, each co-owner needs their individual share to exceed AED 2M for each to qualify for their own Golden Visa. A AED 3M property jointly owned by spouses (50/50) gives each a AED 1.5M share — below threshold. For two-person Golden Visa qualification with joint ownership, the property value needs AED 4M+ or the property should be registered in one spouse's name with the other sponsored as family.
Golden Visa at the AED 2M+ threshold includes unlimited family sponsorship. This means: spouse (one), all children regardless of age (married, unmarried, adult, minor), and both parents — all qualify for 10-year residency as dependents of the Golden Visa holder. This is substantially more generous than standard work-based UAE residency which limits dependents.
For Indian families, this family sponsorship structure has specific value. Elderly parents can obtain UAE residency to facilitate frequent visits without repeated visit-visa paperwork. Adult children — married, working, or studying elsewhere — can be sponsored if they are genuine dependents. This family breadth makes the Golden Visa genuinely useful for multi-generational Indian families rather than just the primary applicant.
Government fees for family sponsorship are modest: typically AED 1,200-3,500 per dependent including medical check, Emirates ID, and residency stamp processing. For a family of 4 (applicant + spouse + 2 children), total sponsorship costs are typically AED 5,000-10,000 — negligible compared to the property investment itself.
Yes. AED 2,000,000 is the minimum threshold, and meeting it exactly qualifies. To build margin against currency fluctuations or DLD valuation adjustments, most buyers target AED 2,050,000 or above, but AED 2,000,000 exact is sufficient.
Yes, provided both are in your sole name. Combined freehold holdings totaling AED 2M+ qualify for Golden Visa even if no single property meets the threshold. If the properties are jointly owned or spread across family members, combination rules get complex — consult our FEMA guide and speak with us for your specific structure.
No — AED 2M is the property purchase price registered with DLD, not the total outlay. Transaction fees (DLD 4%, broker commission 2%, etc.) add approximately 7% on top. Budget approximately AED 2.14M total outlay for a AED 2M property purchase.
Yes, under 2026 rules, with a bank guarantee. Previously you needed 50% paid before Golden Visa approval — meaning 2-3 year waits for off-plan buyers. Now, the developer can arrange a bank guarantee for the unpaid balance, qualifying you for Golden Visa immediately at booking. Confirm with the specific developer that they support this structure.
Only if you do not replace it. Golden Visa is tied to property ownership. If you sell and do not purchase a replacement of equal or greater value simultaneously or within a short grace period, residency expires at next renewal. Most upgrades are structured as parallel DLD transactions — selling and buying on the same day through coordinated settlements — to maintain unbroken ownership.
Yes, if you still own qualifying property at the 10-year renewal point. The renewal verifies continuing AED 2M+ freehold property ownership. If property value has declined below AED 2M (rare in Dubai given historical appreciation) or you sold without replacement, renewal may be denied. Most Golden Visa holders renew smoothly as long as they maintain qualifying property.
Golden Visa has specific edge cases — inherited property, partial mortgage structures, existing residency complications. Share your situation on WhatsApp for personalised guidance.
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