UAE Property Golden Visa: Dubai vs Abu Dhabi Requirements

"If I buy for AED 2 million, do I get a Golden Visa?" is probably the most common question I am asked. The short answer is: possibly, but the conditions depend on the emirate, how you pay and whether the property is ready. The 10-year Golden Residency is a federal programme, but property-based applications are processed through each emirate's channels, and Dubai and Abu Dhabi set out the property conditions differently.

The common ground

• A 10-year renewable residence visa.
• A property value threshold of AED 2 million, which can be one or several properties.
• Family members — spouse and children — can generally be sponsored.

Dubai: what the DLD page says

The Dubai Land Department's service page describes the investor visa as being for a property valued at AED 2 million, wholly owned by the applicant, and it states that mortgaged property is acceptable with a no-objection letter from the bank. The letter must show the amount paid and the outstanding balance. The page's introduction refers to AED 2 million having been paid, while the service terms ask for the paid amount and the balance; the two statements are not perfectly aligned, so check the exact requirement with DLD for your case.

The page does not set out rules for off-plan property. It lists a total of about AED 9,885 in fees for the main applicant's 10-year permit (medical, Emirates ID, residency, DLD and administrative fees), with additional fees for family members.

Abu Dhabi: what the ADDED page says

The Abu Dhabi page for real estate investors, updated on 27 October 2026, sets out stricter capital conditions:

• The applicant must own property purchased for a minimum total of AED 2 million outside a mortgage — in other words, your own capital must be at least AED 2 million.
• Mortgages from national banks are allowed on properties worth more than AED 2 million, but own capital must still be at least AED 2 million. The page's example: on a AED 5 million property, the outstanding loan can be no more than AED 3 million.
• For mortgaged property, documents include a Real Estate Unit Value Certificate, a search certificate showing the property is not under judicial seizure, and a tax return form showing at least AED 250,000 in taxes paid over the two years before application.
• For off-plan property, the applicant needs a purchase agreement with an approved developer and proof of at least AED 2 million paid to the developer to date.

What this means in practice

The practical consequence: a signed SPA with a 5% down payment is not, on these official pages, enough for a property Golden Visa in Abu Dhabi, and nothing on the Dubai page says it is enough there either. Be cautious with any marketing that promises a visa "from a 5% booking".

About claims that the visa is "paused"

I have seen social posts saying the Abu Dhabi property Golden Visa has been "put on hold". The official ADDED page, updated on the day I checked it, still describes the programme and its requirements. I cannot confirm a pause, and I would not treat it as fact. What I do recommend is that, before buying, you confirm with the authority that applications in your category are being accepted and processed as described.

My take

The Golden Visa is a genuine benefit, and for many families it is part of the reason to buy. But I advise clients never to buy a property they would not want without the visa. Choose the right asset for its own sake, structure the payment so the visa conditions are met in your emirate, and confirm eligibility before you sign. The visa should be a consequence of a good purchase, not the reason for a bad one.