Golden Visa through property in 2026: off-plan with an Oqood, mortgaged units, co-owners and what happens when you sell

As at October 2026, Dubai’s property-based Golden Visa is, per the DLD investor service, a renewable 10-year residence route for an applicant who owns one or more qualifying properties worth at least AED 2 million at the time of purchase. An off-plan unit may be considered after its Oqood registration, but a Golden Visa with only 5% paid is not confirmed and should be checked with DLD before signing or paying. A mortgaged property may qualify if a bank letter confirms the paid amount (DLD refers to AED 2 million paid) and the outstanding balance. Selling the visa-linked property without replacing eligibility may lead to cancellation, so the sale should be planned before the transfer.

What the AED 2 million rule means in a real purchase

The DLD investor service describes a renewable 10-year residence visa for an investor whose property value is at least AED 2 million at the time of purchase. The applicant may qualify through one property or several Dubai properties. The service also states that the property must be wholly owned by the applicant.

This is why the purchase price, title structure and payment records matter more than an agent’s estimate of what a unit might sell for today. The ordinary starting point is the amount shown in the ownership record. Market lawyers also describe a DLD valuation certificate as the document sometimes used where the amount shown in a title deed does not appear sufficient. There is no clear published rule confirming that a later increase in market value will always cure a purchase made below AED 2 million. If that distinction decides your application, obtain clarification from DLD before relying on a valuation.

For buyers choosing between a lower-priced completed unit and an AED 2 million-plus off-plan unit, the visa question should be separated from the investment decision. A property can be suitable for residence or rental purposes yet fail the ownership, payment or registration conditions for this visa route. Our general guide to Dubai Golden Visa residence explains the broader residence framework; this page deals with the edge cases that create problems after a reservation has already been signed.

A buyer with an apartment below the threshold, even if most of its price has been paid, may need another qualifying Dubai property in their own name if the combined recorded value reaches AED 2 million. Whether paid instalments on an off-plan contract are enough by themselves remains uncertain in some cases.

Off-plan property, Oqood and the question everyone asks about 5%

Oqood is the commonly used name for registration of an off-plan sale in Dubai’s Interim Property Register. It records the initial sale contract before a final title deed exists. You can review the registration process in the Dubai Oqood registration guide, but registration itself should not be treated as an automatic visa approval.

Off-plan property has been accepted in practice where the sale is recorded in the Interim Property Register. Legal advisers have also described DLD as retaining discretion to assess an off-plan Golden Visa application, including the project’s status. The official investor service does not set out a minimum percentage paid for an Oqood application.

That omission is the source of conflicting advice. Older market practice often referred to AED 1 million paid or 50% of the purchase price. Press reports in 2024 said that a minimum down-payment requirement had been removed, while other reports said the AED 2 million property criterion itself had not changed. Consultants have also reported a change from 20 February 2026 under which no minimum payment or construction milestone applies. A published primary text confirming that change has not been identified.

Another group of advisers takes the opposite position: the buyer must have paid an amount reaching the AED 2 million threshold, particularly where instalments or financing are involved. DLD’s current service wording still asks for evidence of the paid amount for mortgaged properties. These positions cannot safely be reconciled by relying on a sales presentation, a payment-plan percentage, or a statement that a certain percentage is enough.

If you have paid 5% on an AED 2 million off-plan property and hold an Oqood, do not assume that the visa is available. Ask DLD to confirm eligibility for your exact Oqood, contract price, paid amount and financing position before making the purchase decision on that basis. The same applies to a buyer who has paid 50%, or AED 1 million: none of those figures is a published universal rule for Oqood cases as at October 2026.

A practical file may include the passport, Oqood or electronic ownership record, photo, Emirates ID where issued, current visa where applicable, and supporting payment documents requested for the particular case. A developer statement of account is frequently mentioned in market practice, but it is not expressly listed in the DLD investor-service document list. Do not assume that an SPA alone will replace the registration record.

Mortgaged property: what the bank letter must show

A mortgage does not automatically prevent a Golden Visa application. For a mortgaged property, DLD requires a bank letter confirming the paid amount and the outstanding balance. The DLD service wording refers to a letter confirming the AED 2 million paid amount. This makes the payment history central to the application rather than the headline purchase price alone.

A buyer who purchased a property with a mortgage should not calculate eligibility by deducting or adding figures informally. Request a current letter from the financing bank and compare its paid-amount figure with the AED 2 million requirement. The letter should also identify the outstanding balance. A bank assessment, broker opinion or repayment screenshot is not a substitute for the requested bank letter.

Market advisers generally state that the bank should be licensed in the UAE. Financing structure labels do not change the DLD requirement: the relevant question is whether the application contains the required UAE-bank confirmation of paid and outstanding amounts. For non-residents considering financing, the Dubai mortgage guide for non-residents explains the purchase-finance process separately from immigration eligibility.

Where several mortgaged properties are used, market legal advisers report that each mortgage requires its own bank letter. DLD confirms that one or more properties may be used, but the detailed treatment of every combined mortgage file should be checked before an application is filed.

Co-owners, spouses, siblings and inherited shares

Joint ownership produces a result that many buyers do not expect. Market legal practice treats each co-owner other than a spouse as needing an ownership share worth at least AED 2 million. Two brothers who each own a AED 1 million share do not qualify through that property alone. The same issue can arise between any co-owners who are not spouses.

Spouses are treated differently in reported practice. Where a husband and wife jointly own a AED 2 million property, one spouse may apply as the main investor and the other may be added as a family member after the main applicant receives residence and Emirates ID. If each spouse separately owns property interests of at least AED 2 million, each may be able to apply independently.

For a spouse route, the marriage certificate normally needs legalisation and an Arabic translation where required. Buyers should arrange this before filing rather than after the ownership transfer. Processing time for legalisation depends on the documents and authorities involved; no fixed official timetable should be assumed.

Changing title-deed shares after purchase is not a simple arithmetic exercise. It can affect ownership documents, transaction costs, financing terms and the visa file. A broker can explain the property-transfer process and help assemble transaction documents, but a lawyer should advise on the ownership restructuring itself. If a share is inherited, the residence consequences should also be considered alongside succession rules; see inheritance of Dubai property for foreign owners.

Several properties, other emirates and leasehold rights

DLD expressly allows one or more properties for the Dubai investor service. Market legal advisers describe aggregation of several Dubai properties where they are held in the applicant’s name exactly as shown in the passport and together meet AED 2 million. This can help a buyer who owns, for example, one completed apartment and one registered off-plan unit, but the documentation and any mortgage letters must support the file.

Combining property in Dubai with property in Abu Dhabi, Ajman or another emirate is not clearly confirmed for a DLD application. Other emirates may operate through different authorities and processes. Sources conflict or are incomplete on whether a Dubai unit and a unit in another emirate can be added together for this purpose. Do not purchase a second property elsewhere on the assumption that it will complete a Dubai Golden Visa threshold without direct confirmation from the relevant authority.

Leasehold is another point requiring caution. Market advisers often say that freehold ownership is required, but there is no published official list stating that every leasehold interest is excluded. If the tenure is leasehold, ask DLD whether that specific registered right can support the application before committing to the purchase.

What happens if you sell the property after receiving the visa

The visa is connected in practice to the qualifying ownership record. If you sell the AED 2 million property and no longer hold qualifying replacement property, cancellation may be required. Market practice describes two safer paths: first acquire or retain another qualifying property and obtain the relevant DLD valuation documentation where requested, or cancel the residence before completing the sale.

There is no published official text setting out a single transfer procedure, guaranteed grace period or automatic replacement process after sale. Reports refer to different time periods after cancellation, but those periods are not sufficiently confirmed to be relied upon. If you already have a buyer, clarify the immigration sequence with DLD before the transfer appointment rather than treating the title transfer as separate from the visa.

This matters where family members are sponsored under the main investor’s residence. The main applicant’s change in status can affect the spouse, children or parents linked to the family file. Do not leave the family-residence review until after the sale has been registered.

A Golden Visa holder may spend extended periods outside the UAE according to reported guidance on Golden Visa residence, but the specific rules should be checked for the individual visa category. Living abroad does not solve the ownership requirement if the qualifying property is sold.

Application steps, presence in Dubai and official fees

The applicant must be physically present in the UAE and must submit personally. A representative or accompanying person cannot submit the Golden Visa application in place of the investor. A property purchase may in some cases be arranged remotely (see the guide to buying Dubai property remotely by POA), but the personal-submission rule still applies to the visa application.

The stated process includes attending a visa service centre, submitting documents and payment, completing the medical examination at the centre, and receiving residence confirmation by email. The published service period is 7 to 10 working days. A non-resident must be inside the UAE to apply; the precise entry-permit route for every case should be confirmed before travel.

DLD lists total investor fees of AED 9,884.75 for the 10-year residence: AED 700 for the medical examination, AED 1,153 for a 10-year Emirates ID, AED 2,856.75 for residence confirmation, AED 4,020 in DLD fees and AED 1,155 in administrative fees. Property purchase costs and trustee-related charges are separate from those immigration fees; use the Dubai property fees calculator when planning the acquisition budget.

For family residence, the listed 10-year fee is AED 5,774.50, plus AED 318.75 to open a family file and AED 100 for each sponsored person. The published dependent categories are spouse, children and parents. The file may require insurance, relationship documents and other evidence; for parents, evidence of dependency may be requested. A tax adviser or immigration lawyer should be consulted where tax residence, document legalisation or family-status questions affect the decision.

A broker can assist with property selection using DLD transaction data, coordinate the transaction documents and explain the sequence of the purchase and visa steps. The broker does not provide tax or legal opinions, open bank accounts, issue finance, exchange money or receive client money. Purchase funds should go only through the applicable developer escrow arrangement or trustee office procedure.

Frequently asked questions

Can I get a Golden Visa with an Oqood after paying only 5%?

There is no confirmed published rule saying that 5% is sufficient. Off-plan property with Oqood may be considered, but sources conflict on the required paid amount. Obtain written clarification from DLD for your specific Oqood before relying on eligibility.

Can a mortgaged apartment qualify for a Dubai Golden Visa?

Yes, potentially. DLD requires a bank letter showing the paid amount and outstanding balance; market advisers say the bank should be UAE-licensed. The purchase price alone does not answer the question.

We own a AED 2 million property 50/50 as husband and wife. Does each of us qualify?

Reported practice allows one spouse to apply as the main investor and sponsor the other as a family member, subject to a legalised marriage certificate and the family process. It does not mean that each spouse automatically has a separate AED 2 million investor qualification.

Will I lose my Golden Visa if I sell the property?

You may lose the qualifying basis if you sell without retaining or replacing it with qualifying property. Before the sale, confirm with DLD whether another property and DLD valuation documentation can preserve the file or whether cancellation is required.

Can I add two properties to reach AED 2 million?

DLD allows one or more properties. Aggregation of several Dubai properties in the applicant’s own name is reported in market practice. Combining properties in different emirates is not confirmed for a Dubai application.

Can I live outside the UAE after receiving the visa?

Golden Visa residence is generally reported not to be cancelled solely because the holder spends more than six months outside the UAE. Confirm the position for your visa before making long-term travel arrangements, especially if your ownership or family status changes.

How much does the application cost and how long does it take?

The listed investor fee is AED 9,884.75, excluding property purchase costs. The stated processing period is 7 to 10 working days, and the applicant must be in the UAE and submit personally.

Discuss a purchase in Dubai

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