Current ICP guidance allows qualifying real-estate investors to apply where one or more UAE properties total at least AED 2 million, subject to ownership, financing, developer, insurance, evidence and authority approval conditions.
Quick answer
Property worth AED 2 million does not automatically produce a Golden Visa. ICP’s current guidance describes a route for a real-estate investor to apply for a ten-year Golden Residency when the relevant conditions are met. Eligibility must be evidenced and the competent authority decides the application.
Official property conditions
ICP states that an investor may own one or more UAE properties with a total value of at least AED 2 million. For completed property, full ownership must be registered in the investor’s name. Financing can be used when it comes from an approved local bank. ICP also states that one or more off-plan units totalling at least AED 2 million may qualify when purchased from an approved local real-estate company authorised by the competent local authority.
Insurance and evidence
The official guide requires comprehensive valid health insurance for the investor and family members throughout the residency period. Applicants should expect to evidence identity, ownership, value and, where relevant, the approved bank or developer arrangement. The exact service channel and document request can depend on the property and applicant.
Eligibility versus approval
The threshold is one condition, not a guarantee. A reservation, marketing price, expected future value or combined informal interest is not the same as accepted official evidence. Do not structure a purchase solely around an assumed immigration result. Confirm the current ICP/GDRFA route and obtain independent immigration advice where the decision depends on residency.
Important limitations
Rules, service channels and evidence requirements can change. Golden Hills can explain property records and help organise project information; it does not issue visas and cannot promise approval. This guide intentionally excludes unsupported processing times, acceptance probabilities and project-specific visa promises.
Last verified: 3 October 2026. Review due: 17 October 2026. Treat ICP as the controlling source.
Test the property route against the official conditions
| Property scenario | Evidence question to resolve |
|---|---|
| Completed and unfinanced | Is qualifying ownership registered in the applicant's name and is the accepted value evidenced? |
| Completed and financed | Is the finance from an approved local bank, and what bank evidence does the authority require? |
| Off-plan | Is the local real-estate company approved by the competent authority, and what proves the qualifying purchase and value? |
| More than one property | Can the combined qualifying value and ownership be evidenced in the form the authority accepts? |
The table is a preparation tool, not a decision. The competent authority determines whether the submitted evidence satisfies the current route.
Evidence file before application
Passport and identity records match the property and application records.
Ownership, value and property status evidence is current and legible.
Bank evidence is available where financing is used.
Developer or company evidence is available for an off-plan route.
Comprehensive valid health-insurance evidence is prepared for the relevant applicants.
Family-member records are checked separately where dependants are included.
Do not assume that a reservation form, advertised launch price, future valuation or broker statement will be accepted as proof. Ask the current service channel what evidence it requires for the applicant's exact property scenario.
Property decision and residency decision are separate
A property may suit an investment plan without producing the expected residency result; an applicant may meet a value threshold yet still need to satisfy evidence and approval conditions. Evaluate title, project, finance, cash flow and resale risk on their own merits. Then assess immigration eligibility independently with the official authority or a qualified adviser.
Before relying on a Golden Visa outcome
Recheck the ICP service page and the applicable Dubai channel immediately before filing. Confirm the accepted valuation basis, treatment of finance or off-plan property, insurance, family records and any current service-specific documents. Record the date and source of every answer. Golden Hills does not issue residency, cannot pre-approve an application and will not describe a development as “visa guaranteed.”
Sources & verification·Last checked 3 October 2026·1 official sourcesView sources+
Last verified: 3 October 2026 · Review due: 17 October 2026