UAE Golden Visa Through Off-Plan Property (2026)

The UAE Golden Visa through off-plan property is now one of the clearest routes to 10-year residency, thanks to rule changes that took effect in early 2026. In short, buying an off-plan unit worth AED 2,000,000 or more from an approved developer can qualify you, even if you have only paid a small deposit so far. This guide walks through the threshold, the eligibility rules, the Dubai Land Department (DLD) process, mortgaged units, and how to bring your family along.

01The AED 2 million property threshold

The core requirement is unchanged: you must hold UAE property with a total value of at least AED 2,000,000 to qualify for the 10-year Golden Visa investor track. A few practical points:

• The AED 2,000,000 can be met by one property or by combining several qualifying units.
• The property must sit in a designated freehold or investment zone and be registered in your personal name.
• For a completed home, the value is read from the Title Deed. For off-plan, it is read from the Oqood (the interim registration contract).

If you are still shortlisting, you can [browse current off-plan projects](/off-plan) and filter by price to see which units clear the threshold comfortably.

02Does off-plan property qualify in 2026?

Yes. Off-plan units bought from RERA-approved developers now qualify, provided the certified value reaches AED 2,000,000 and the project is recognised as Golden Visa eligible. Major developers such as Emaar, DAMAC, Sobha, Nakheel and Aldar routinely deliver projects that meet these conditions, though you should always confirm eligibility on the specific tower or plot rather than assuming it applies developer-wide. Our [developer directory](/developers) is a useful starting point for checking track records.

The key document here is the Oqood. The full purchase price listed on your Oqood is what the DLD and the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) assess against the AED 2,000,000 line.

03The 50 percent paid rule: what changed

This is the headline shift for off-plan buyers. Previously, applicants had to have paid at least 50 percent of the purchase price (or a minimum of AED 1,000,000) upfront before an application would be considered. That single rule excluded the majority of off-plan buyers, since most projects run on payment plans of 20/80, 30/70 or even 10/90.

According to a federal policy circular reported to take effect on 20 February 2026, that upfront payment requirement was removed from the property track. As of 2026 (confirm current before you apply), the full purchase price on your Oqood counts toward the threshold regardless of how much you have paid. In practical terms, a buyer who has signed a Sales Purchase Agreement on a AED 2,500,000 apartment and paid only a 10 percent deposit can now be eligible, where the same buyer would have been rejected under the old rule.

Because this is a recent change and administrative practice can evolve, treat the exact wording and start date as something to verify with the DLD or a licensed agent at the time you apply.

04The DLD and ICP application process

In Dubai, investor Golden Visa applications run through the Dubai Land Department, often via its integrated service centre and the Dubai REST app, which shows every property registered to your name or passport. The broad flow looks like this:

1. Register your purchase and obtain your Oqood (off-plan) or Title Deed (completed).

2. Confirm the property meets the AED 2,000,000 threshold and is in a qualifying zone.

3. Submit your passport, property document, photo and supporting paperwork through the DLD channel.

4. The DLD coordinates with the ICP for medical testing, Emirates ID and visa stamping.

Processing is commonly quoted at around 2 to 4 weeks, with premium or fast-track services shortening this. Government fees for the 10-year permit are frequently cited in the region of AED 9,000 to AED 10,000 for the main applicant, but fee schedules change, so treat any figure as indicative and confirm current rates. You can pressure-test the total cost of ownership, including fees, in our [cost tools](/tools).

05Mortgaged and payment-plan properties

Mortgaged property qualifies in 2026 as long as the DLD-assessed value reaches AED 2,000,000. The old idea that you needed 50 percent equity was scrapped alongside the upfront payment rule.

The one essential extra document is a bank No Objection Certificate (NOC). The NOC must be issued by a UAE-licensed bank, confirm the bank does not object to a residence visa being issued on the mortgaged property, and state the paid amount and outstanding balance. Without it, a mortgage-backed application will not proceed.

06Sponsoring your family

A major appeal of this route is family sponsorship without an employer or a UAE national guarantor. Once your own residency is issued, you can sponsor:

• Your spouse, with a certified marriage certificate.
• Your children, with the Golden Visa allowing sponsorship of children of any age (a benefit over standard investor visas).
• Parents, subject to the applicable conditions.

Valid health insurance is mandatory for every dependent, and applications without proof of cover are typically rejected at submission. Note that your own residency must be completed before dependent applications are filed.

07Validity, renewal and holding your property

The permit is issued for 10 years and is renewable. At renewal, you must still own qualifying UAE property valued at AED 2,000,000 or more by the relevant land department, and mortgaged units still count on their full value.

One condition to plan around: a lien is generally placed on the qualifying property so it cannot be sold or transferred during the residency period without affecting the visa. If your strategy involves flipping on handover, factor that in. For a broader read on entry points and timing, see our [off-plan buying guides](/guides).

08The bottom line

For off-plan buyers, 2026 removed the biggest barrier to the Golden Visa: you no longer need to have paid half the price first. Secure an eligible unit at AED 2,000,000 or more from an approved developer, keep your Oqood and (if mortgaged) your bank NOC in order, and the 10-year residency plus family sponsorship becomes realistic from an early deposit. Because the rules changed recently, confirm the current thresholds, fees and documents with the DLD or a licensed advisor before you commit.